Getting a mortgage in Italy as a non-resident (2026)

Yes, non-residents can get a mortgage in Italy, but banks usually lend only 50–60% of the home's value as set by their own valuation, against up to 80% for residents. Plan to fund at least 40% of the price, plus purchase costs, from your own money. Expect to provide two to three years of tax returns, recent payslips or accounts, bank statements, a credit report and an Italian tax code, with foreign documents translated into Italian. Approval usually takes 6–12 weeks, and the mortgage deed is signed before the notary on the same day as the purchase deed (rogito).

This guide is general information, not financial or tax advice. Exact terms depend on the bank and on your profile, so ask a bank or a mortgage broker for a written offer.

Can a non-resident get a mortgage in Italy?

Yes. Italian banks can lend to foreigners who live abroad, and the home is the security: the bank registers a mortgage (ipoteca) on it. But income, assets and a credit history in another country are harder for an Italian bank to assess, so it asks for a lower loan-to-value, more paperwork and a longer review. At the price levels most international buyers look at in Rome and Milan, many do not borrow in Italy at all (see the alternatives below).

How much can a non-resident borrow?

Loan-to-value. Banca d'Italia's consumer guide says banks usually lend up to 80% of the property's value as set by the bank's valuation (perizia). For non-residents the usual range is 50–60%, and a few lenders may go to 70% for strong profiles.

The valuation, not the price. The percentage applies to the bank's valuation. If the valuer puts the home below the agreed price, the loan shrinks and you fund the gap.

Affordability. The bank also checks that the monthly payment is a sustainable share of your net income, after your existing debts, including any mortgage at home.

Age. Many lenders want the loan repaid before the borrower turns 75, which shortens the term for older buyers.

Resident vs non-resident: the main differences

Who lends to non-residents?

Two routes are common:

• Italian banks with an international or private-banking desk. Some large Italian banks have teams used to foreign borrowers and income from abroad. Policies change, so ask what each bank currently offers for your nationality and income.
• Specialised mortgage brokers. In Italy a mortgage broker is a mediatore creditizio (credit broker) and must be listed in the register kept by OAM, which you can check online. A broker knows which banks currently lend to your profile and prepares the file the way each bank expects.

Whichever route you take, compare offers on the standard European form, the PIES (Prospetto informativo europeo standardizzato, known elsewhere in the EU as the ESIS), which every bank must use.

What documents do Italian banks ask for?

Each bank has its own list, but expect most of these:

• Passport and proof of your current address.
• Italian tax code (codice fiscale). No bank opens a file without it. See how to get a codice fiscale from abroad.
• Tax returns for the last two to three years.
• Proof of income: recent payslips and an employment letter, or company accounts if you are self-employed.
• Bank statements for the last 6–12 months, showing your income and the funds for the deposit.
• Credit report from your country of residence, plus details of existing loans.
• Property documents: the signed offer or preliminary contract, floor plan and land-registry data, so the bank can order the valuation.

Documents not in Italian usually need a certified translation, and some need an apostille. Ask the bank exactly which ones before you order translations, as this step alone can take weeks.

Can you borrow with income in dollars, pounds or francs?

Usually yes, but banks prefer income in euros or in a stable, convertible currency such as the US dollar, sterling or the Swiss franc. Some banks ask for a larger deposit when your income is in another currency.

The loan itself is in euros, so if your currency falls, every payment costs you more. Borrowing less, or holding a euro reserve, limits that risk.

How long does an Italian mortgage take?

From a complete application, usually 6–12 weeks. The steps:

1. Pre-assessment. The bank or broker reviews your income and assets and gives an indication of how much it could lend. Do this before you make an offer.
2. Application and review (istruttoria). You submit the documents. The bank checks your income, debts and credit history.
3. Valuation (perizia). A valuer appointed by the bank visits the home, confirms its value and checks that it matches its planning and land-registry records. A mismatch can delay or reduce the loan.
4. Approval (delibera). The bank's credit committee approves the loan and its terms.
5. Offer and reflection period. The bank gives you the binding offer and the PIES. By law you have at least 7 days to compare it before signing.
6. Mortgage deed at the notary. The loan contract (atto di mutuo) is signed before the notary, normally on the same day and with the same notary as the purchase deed. The bank pays the seller, usually by banker's draft, and the notary registers the mortgage on the home.

If you do not speak Italian, the notary will require an interpreter for both deeds. If you cannot travel, you can sign through a power of attorney (procura); ask the bank and the notary what form they accept.

How the mortgage fits the offer and the compromesso

In Italy the offer and the compromesso (preliminary contract) become binding early, with a deposit (caparra confirmatoria) that you lose if you walk away. If the mortgage is refused after you sign, the deposit is at risk.

There are two ways to protect yourself:

• A mortgage condition. Write a condizione sospensiva (condition precedent) into the offer and the preliminary contract: the purchase goes ahead only if a named bank approves a loan of a stated amount by a stated date. Sellers in a busy market may refuse it, or accept only a short deadline.
• Approval first. Get the pre-assessment, and ideally the full approval subject to valuation, before you commit. Then set the deed date to match the bank's timeline.

Every step, from offer to deed, is explained in the Italian buying process, from offer to deed.

What does a mortgage cost on top of interest?

• Substitute tax (imposta sostitutiva). 0.25% of the loan if the purchase qualifies for prima casa (first-home) relief, 2% otherwise. The bank withholds it from the loan when it pays out. Most non-residents buying a second home pay 2%. On a €1M loan, that is €20,000.
• Notary for the mortgage deed. A separate fee from the purchase deed, plus VAT. Ask the notary to quote both deeds together.
• Valuation fee. Usually €250–500.
• Arrangement fee (spese di istruttoria). Often up to about 1% of the loan, sometimes less or nothing. It is negotiable.
• Insurance. Banks usually ask for fire and explosion cover (incendio e scoppio) on the home as a condition of the loan. Life and payment-protection cover is optional, and if the bank asks for it, it must accept an equivalent policy you find yourself.
• Translations and interpreter, if you need them.

The purchase taxes, the notary for the purchase deed and the real estate agency commission come on top. See the real costs of buying property in Italy.

Fixed or variable: where rates stand in 2026

The European Central Bank raised its rates twice in 2026. Its deposit facility rate has been 2.50% since 16 September 2026.

According to Banca d'Italia, the average APR (TAEG, which includes fees) on new loans to Italian households for house purchase was 3.81% in July 2026. In the same month, 29% of new loans had a rate fixed for one year or less, in practice variable-rate loans, up from 19.9% in June. Most Italian borrowers still choose a fixed rate.

These averages cover all Italian borrowers; a non-resident's offer is priced case by case. A fixed rate gives a certain payment; a variable rate moves with the euro reference rate (Euribor).

Alternatives to an Italian mortgage

• Paying cash. Simplest and fastest, and it puts you in a strong position when negotiating. All funds must still arrive by traceable transfer.
• Borrowing at home. Refinancing or borrowing against property in your own country, in your own currency. Most lenders outside Italy will not take an Italian home as security.
• Lombard loans. Private banks can lend against an investment portfolio, often quickly and without a valuation of the Italian home. The terms, and the risk if markets fall, depend on the bank and the portfolio.

Each option has tax and currency effects in your home country. Ask your own adviser before choosing.

FAQ

Do I need to be resident in Italy to get an Italian mortgage?

No. Italian banks lend to non-residents, though fewer of them do so and on stricter terms. Expect a lower loan-to-value, usually 50–60%, and more documents than a resident would need.

Can I get a 100% mortgage in Italy as a foreigner?

Realistically, no. Even residents are usually limited to 80% of the bank's valuation, and non-residents to 50–60%. Plan to fund the rest of the price and all purchase costs yourself.

Do I need an Italian bank account for the mortgage?

Usually. Most lending banks ask you to open an account with them for the monthly payments. An Italian account also makes taxes, utilities and condominium fees easier to pay.

Can I use an Italian mortgage to buy a home in Rome or Milan above €1M?

Yes, the rules are the same at any price. At this level, many buyers combine their own funds with a smaller Italian loan, or borrow through a private bank instead.

Can a mortgage broker in Italy work in English?

Many brokers who work with international clients do. Check that the broker is listed in the OAM register, and ask in writing how they are paid before you give them your documents.

How Giusto helps

A mortgage works smoothly when the home is compliant and the timing is right. Your dedicated Buyer's Agent works only for you: planning and land-registry checks are always free, so the bank's valuer finds no surprises, and we help you set the offer, the mortgage condition and the deed date around your bank's timeline. Viewings are always organised together with you.

The search and the proposals are always free. If one of the homes catches your eye and you decide to go ahead, our fee is 20% of what we save you on the asking price. If you don't save, you don't pay.

Start your search on giustohomes.com

Sources

• Comprare una casa. Il mutuo ipotecario in parole semplici (February 2026) — Banca d'Italia
• Key ECB interest rates — European Central Bank
• Bankitalia, la crescita dei prestiti alle imprese accelera a luglio — Borsa Italiana / Teleborsa, reporting Banca d'Italia data
• Getting a mortgage in Italy — Your Overseas Home
• Can non-residents get a mortgage in Italy? What foreign buyers need to know — De Tullio Law Firm
• Consulta gli elenchi e i registri OAM — OAM

Figures as of October 2026. Rules change: always confirm with the notary or a tax adviser before signing.