Best Websites to Buy Property in Italy [checklist]

So, you've decided to embark on the adventure of finding your dream home in Italy? Great choice! But before you relax yourself, there’s a little reality check waiting for you.

The Italian real estate market isn’t exactly what you’d call “straightforward.” Nope, it's a beautifully chaotic mess—fragmented, quirky, and definitely without an MLS. Fun, right?

But don’t worry! I’m here to guide you through this maze, starting with the best websites to kick off your search: Idealista.it or Immobiliare.it—it’s the closest thing Italy has to Zillow, and trust me, it’s your new best friend.

Ready?

Differences between Italian and U.S. real estate markets

Let’s kick things off with a little history lesson, shall we?

In 1861, Italy was born from the unification of seven independent states, but from the 10th to the 16th century, Italy was more like a collection of hundreds of tiny city-states (think Florence, Venice, Milan, Genoa, Amalfi, Pisa, Siena), each ruled by powerful families or local lords, often at each other’s throats.

So, Italy is not exactly the “one nation, one identity” deal like the United States. No, it’s more like a beautiful, chaotic patchwork of micro-states, each thinking they’re better than the one next door.

Now, let’s talk real estate. Italy’s history is still very much alive in its property market, and here’s what that means for you:

• Fragmented market – Italy has 40,000 registered real estate agents across 27,000 agencies. Yep, that’s less than 1.5 people per agency. Can you even imagine?
• No MLS – Unlike the U.S., Italy never really got the hang of a Multiple Listing Service. American networks have tried, and… let’s just say it didn’t catch on. Every agent here thinks they’re a mini Leonardo da Vinci.
• No centralized sales data – In the name of privacy and legal restrictions, there’s no national sales data collection or sharing. That’s why I created “Rogiti in chiaro”, my own little hack to pull all the notarial deeds for recently sold properties in a given area.
• No exclusive listings – Most properties here aren’t listed exclusively, so you’ll see the same home advertised by multiple agents with different descriptions, photos, details, and sometimes even prices! It drives me crazy! Imagine showing up at a house only for the client to say, “Wait, I saw this yesterday with another agent!” Ridiculous, right?
• Going solo – If you’re a thrill-seeker, you could try navigating the market without an agent. But I don’t recommend it unless you’re into horror films where you’re the victim. Seriously, the process is so different that you’re better off with a trusted agent to avoid the many pitfalls.

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How to search for real estate in Italy

The Italian Zillows

One of the most frequent questions I get is: “Is there a website like Zillow for Italy?”

In addition to these top four, there are countless smaller niche sites (like the one you're currently reading), but honestly, I don’t even bother with those because they usually have too few listings. If you're serious about your property search, these four websites are where you’ll find 80% of the real estate listings in Italy.

To make things easier for you, here’s a comparison table (data from October 2024) that breaks down the global traffic, U.S. traffic, and the number of pages for each platform. Ready to dive in? This is where your Italian property hunt begins!

Few words about the big players in the Italian real estate game!

• Idealista.it: It all started back in 2000 when two Spanish brothers, Jesus and Fernando Encinar, along with César Oteza, founded the portal in Spain. Soon after, they expanded into Portugal and Italy, snapping up sites specializing in property sales and rentals. Fast forward to today, Idealista.it is Italy’s No. 1 real estate portal, especially after acquiring Casa.it in 2020 (the third portal).
• Immobiliare.it: Coming in second place, but still a major force, is Immobiliare.it. Launched in 2007 as an evolution of eureKasa.it, it’s grown rapidly in terms of listings and visitors, even though its English traffic is still relatively low. Today, the platform also caters to builders and offers user support, including mortgage advice.
• Casa.it: The original Italian real estate portal, born in 1996. While it was once the dominant player, it’s lost ground over the years. However, it has expanded from residential sales into vacation homes and rental listings.
• LuxuryEstate.com: If you like high-end properties, this is your go-to site. Launched in 2011, LuxuryEstate.com is the leading site for luxury real estate, offering listings across Italy starting from €500,000.

How to avoid confusion navigating multiple listings

In the U.S., you've got the MLS—one giant database where all the properties for sale are listed, along with a bunch of websites like Realtor.com, Trulia.com, and Zillow.com where everything is neatly advertised. But here in Italy? MLS? Doesn’t exist: “No grazie”!

So, when I’m hunting for a property for one of my clients—like any good property finder should—I use a professional-only service (sorry, it's off-limits for individuals) that aggregates listings from various sources across the country.

Why is this important?

Well, most agents list their properties on the four main sites I’ve already mentioned, and often, the same property gets listed by multiple agencies. The result? Total chaos. Imagine seeing the same home five times but with different descriptions, prices, and photos. Welcome to the Italian real estate market!

This service allows me to view, on one screen, all the properties that meet my client's criteria—without the duplicates. It also shows me useful details like the DOM (Days on Market) and any price changes, which are key pieces of info when negotiating.

By doing this, I save a ton of time and make sure I don’t miss a single listing.

Want access to this service? Get in touch with me and I’ll help you navigate the Italian property market like a pro!

What is the best way to find property in Italy?

Hiring a property finder is one of the most effective ways to find a property in Italy. But if you’re the type who likes to get hands-on and explore the Italian real estate market on your own, your best starting point is either Idealista.it or Immobiliare.it (honestly, they’re pretty much interchangeable in terms of listings).

For luxury properties, though, I’d recommend LuxuryEstate.com. These sites will give you a great initial overview of prices and features.

Now, if you’ve already reached phase two of your search—you know exactly where and why you want to buy in Italy—then it’s time to tap into the expat community or your local connections. They’ll help you discover those off-market gems that aren’t listed online.

Once you’ve narrowed it down to 2-3 properties, don’t forget to use Google Maps, Street View, and Google Earth to explore the neighborhood virtually. Trust me, you don’t want to arrive at a house only to realize a train passes by just a little too close!

After all, as they say, “Your property’s value is influenced by your neighbors.”

What to expect when buying property in Italy

Eheheheh… here’s where the fun begins!

Buying a house in Italy? Get ready for an adrenaline rush. This real estate market is not for the faint of heart—it’s a soloist’s game, full of surprises.

Unlike other countries, in Italy, real estate agent commissions range from 2% to 5%, and guess what? They’re paid by both the buyer and the seller. Yes, you read that right—twice is better than once!

Think that’s it? Not quite... On top of the commission, you’ll also need to add a 22% VAT, even if you’re a foreigner.

Let’s break it down: if the property costs €1,000,000, the agent’s 3% commission equals €30,000, and with VAT, that jumps to €36,600. Fun, huh?

What else makes Italy special?

• Real estate attorneys and escrow agents are almost non-existent here. Instead, the neutral party handling the transaction is the notary.
• The Italian banking system? Let’s just say it’s the embodiment of “Dolce Vita.” Getting a mortgage or financing takes a lot more time and patience.
• Contingencies and inspections need to be addressed before signing the irrevocable purchase offer or added as conditions in the preliminary contract.
• Once the seller accepts the offer, they receive a deposit, and the offer turns into a binding preliminary contract. Any changes afterward must be mutually agreed upon; otherwise, you're locked in.
• Real estate commissions are due at the preliminary contract stage unless it contains suspensive conditions.
• The buyer covers all property taxes, which are not split with the seller, unlike in other countries.
• Negotiation? Definitely on the table.

If you’ve made it this far, you're enjoying my writing style. Great! So why not check out Pitfalls to Avoid When Buying Property in Italy? You won’t regret it!

Elena Manzhos: Mother of two beautiful children, wife, and real estate agent for over 15 years. Frankly, I don't know what is more complicated. More than 20 years ago,  I moved to Italy from Eastern Europe, where I taught English. I have always had a deep-seated passion for houses; as a child for the Barbie house, and now as a real estate professional, my love for luxurious properties is unwavering.
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