When browsing real estate portals or visiting your dream home, the first element you naturally evaluate is the sale price. However, to plan your purchase safely and without stress, it is essential to keep in mind that your total budget must include a series of ancillary costs and taxes.
Many buyers arrive at the closing date (the rogito) surprised by costs they had not planned for. For us, transparency comes first: that is why we have created this clear and structured guide to help you calculate the real cost of your investment down to the last cent.
1. Purchase Taxes (State Taxes)
Taxes vary significantly depending on whether you are buying from a private individual or a construction company, and whether the property will be your "primary residence" (prima casa) or a secondary property.
If you buy from a Private Individual (The most common case) In this case, there is no VAT (IVA). Instead, you pay the Registration Tax, collected by the notary on behalf of the state. The calculation base is not the sale price, but the cadastral value of the property (usually much lower than the market value).
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Primary Residence: The registration tax is 2% of the cadastral value (with a minimum of €1,000). Mortgage and cadastral taxes are fixed at €50 each.
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Secondary Property: The registration tax rises to 9% of the cadastral value. Mortgage and cadastral taxes are fixed at €50 each.
If you buy from a Company (Within 5 years of construction) The purchase is subject to VAT, which is calculated directly on the actual sale price of the house.
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Primary Residence: VAT at 4% + fixed registration, mortgage, and cadastral taxes (€200 each).
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Secondary Property: VAT at 10% + fixed taxes (€200 each).
2. Notary Fees
The notary is a mandatory neutral party who guarantees the regularity of the sale. Their fee varies based on the property value and the complexity of the deed.
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Note: If you are taking out a mortgage, the notary must draft two separate deeds: the deed of sale and the mortgage deed. Consequently, the fee will reflect both professional services.
3. Mortgage-Related Expenses (If requested)
If you decide to finance the purchase through a bank, there are several bank and insurance costs to consider during the application process:
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Processing fees (Istruttoria): The cost charged by the bank to evaluate your file (generally between €500 and €1,200).
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Appraisal fees (Perizia): The fee for the technician who verifies the property's value and compliance (approx. €300 - €500).
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Substitute Tax (Imposta Sostitutiva): Deducted directly by the bank, this is 0.25% of the loan amount for a primary residence (rising to 2% for a secondary home).
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Explosion and Fire Policy: The mandatory insurance on the property required by the bank.
4. Real Estate Agency Commission
An agent’s work is not just showing the house; it includes extensive document verification, urban planning and land registry checks, contract drafting, and support until the final closing. The commission is a percentage of the purchase price, subject to VAT, and represents an investment in the safety of the entire operation.
A Practical Example
Imagine buying a primary residence from a private individual for €150,000, with a revalued cadastral value of €60,000:
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Registration tax (2% of €60,000): €1,200
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Fixed taxes (mortgage and cadastral): €100
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Estimated notary fees (single deed without mortgage): ~€1,500 – €2,000
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Agency commission: Based on agreed terms.
No Surprises with Domus Sicilia Immobiliare
At Domus Sicilia Immobiliare, we believe that peace of mind comes from clarity. During your first consultation, before you even sign a purchase offer, we create a personalized financial plan together. You will know the total real costs from the beginning, allowing you to move toward your new home with maximum tranquility.
Do you want to plan your new home purchase without unexpected financial surprises? Contact us today for a consultation, and we will calculate your ideal budget together.
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