Is buying a house by the sea in Italy worth it? This is a question you probably ask yourself if you have savings to invest, perhaps in a second property intended for holidays. After all, it's worth considering that the Italian coastline stretches for about 8,000 km and that the climate of the Peninsula makes the idea of spending a few days, if not a few months, in the various seaside locations across the country particularly appealing. Before buying a property by the sea in Italy, it's wise to research locations of where to possibly buy a property, if it's a good idea, and what the benefits might be.
Where to buy a house by the sea in Italy for investment
Let's start with where to buy a house by the sea for investment. Italy abounds in locations where it can be advantageous to purchase a property to rent out or to enjoy for much of the year and then let for a profit. Among art cities, seaside and mountain resorts, not to mention Italy's beautiful countryside, there so much to be discovered.
An interesting location could be Sanremo. This Italian town in the province of Imperia, Liguria, is known for its mild climate and is particularly noted for flower cultivation and hosting the Italian Song Festival, making it appealing even in the winter months.
Still in Liguria, another interesting location is Alassio. This town in the province of Savona is characterised by a long beach and the iconic Muretto.
In Veneto, there is what is considered the second beach in Italy by the number of visitors. We are talking about Jesolo, which extends along the Venetian coast on a flat territory overlooking the Adriatic Sea.
In Tuscany, in the Alta Maremma, there are many interesting places to invest in and buy a second home. Among these is the town of Rosignano Marittimo, in the province of Livorno. It is the northernmost coastal municipality of the Alta Maremma, consisting of the localities of Chioma, Castiglioncello, Rosignano Solvay, Vada, and Mazzanta.
Also in Tuscany, in the province of Grosseto, is the town of Monte Argentario. Here, on the north-western coast is the locality of Porto Santo Stefano, while on the south-eastern coast is the village of Porto Ercole. Both are popular destinations thanks to their maritime tradition.
Further south, you come across Anzio, an Italian town and seaside resort in the metropolitan city of Rome Capital in Lazio. Its history dates back a long time. The ancient city of Anzio was for a long period the capital of the Volsci people.
In Campania, why not consider Naples? The Campania capital, besides overlooking the sea and being rich in history, monuments, and places of interest, is an excellent starting point to visit true pearls of the Tyrrhenian Sea like the islands of Ischia, Procida, and Capri. It is also convenient for visiting the beautiful and charming Sorrento Peninsula.
In Puglia, overlooking the Adriatic Sea, you can find the city of Bari. Since 1930, it has hosted the Fiera del Levante, one of Italy's main trade fairs. The city has a Mediterranean climate, with mild winters and hot summers.
Also in Puglia, one cannot miss Gallipoli. In the province of Lecce, the city lies along the western coast of Salento and overlooks the Ionian Sea. Known for its enchanting beaches and crystal-clear waters, Gallipoli is much loved by sea lovers.
Olbia, a town in the province of Sassari in Sardinia, overlooks the homonymous gulf and has a Mediterranean climate with mild, humid winters and hot, dry summers. Its port is one of the main connections with the Italian peninsula.
Still in Sardinia and still in the province of Sassari, there is the town of Arzachena. After Olbia, it is the most populous town in Gallura. It is the first urban centre you encounter entering the Costa Smeralda, and its origins are ancient. From here, you can reach some of the most beautiful beaches in northern Sardinia.
Moving further south and reaching Sicily, there is the beautiful Syracuse. With its millennia-old history and its coastline facing the central Mediterranean Sea, the city – declared a UNESCO World Heritage Site in 2005 – is certainly an interesting place to consider buying a second home.
How much could you make by renting out a beach house in Italy?
To assess whether and how much a seaside house yields, and therefore whether buying a house by the sea in Italy is worth it, you must first understand the costs involved – beyond the price of the property – in purchasing a second home.
If you decide to buy a second house by the sea in Italy, you need to consider the expenses for the three main taxes:
- Land registry tax of €50;
- Mortgage tax of €50;
- Registration tax proportional to 9%.
Additionally, there are other taxes to consider: IMU (not payable for the first home), TARI, IRPEF, and any other local taxes.
Purchasing a second home does not come with the same benefits as buying a primary residence. This means, for example, that when buying from a private seller, the registration tax is not 2% but 9%, and when buying from a company or a developer, the VAT is not 4% but 10%.
In detail, if you buy a second home from a private seller, you must consider:
- Fixed land registry tax of €50;
- Fixed mortgage tax of €50;
- Proportional registration tax of 9%.
If you buy a second home from a company, the general rule is that the sale is exempt from VAT. This means you will have to pay:
- Proportional registration tax of 9%;
- Fixed mortgage tax of €50;
- Fixed land registry tax of €50.
However, there are cases where VAT is due on sales. According to the Italian Revenue Agency, VAT applies to:
- Sales made by construction or renovation companies within 5 years of completing the building or renovation, or even after 5 years if the seller chooses to subject the transaction to VAT (the choice must be expressed in the deed of sale or the preliminary contract);
- Sales of residential buildings intended for social housing, for which the seller chooses to subject the transaction to VAT (again, the choice must be expressed in the deed of sale or the preliminary contract).
In such cases, you will have to pay:
- VAT at 10% (for sales and acts constituting real rights over residential houses (even under construction) classified or classifiable in cadastral categories other than A/1, A/8, and A/9, if the requirements for "first home" benefits are not met, or VAT at 22% for sales and acts constituting real rights over properties classified or classifiable in categories A/1, A/8, and A/9);
- Fixed registration tax of €200;
- Fixed mortgage tax of €200;
- Fixed land registry tax of €200.
It is also worth noting that the second home market in Italy – like the luxury market – has been less affected by the rise in interest rates necessary to combat high inflation. As explained in recent months by the president of the National Council of Notaries, Giulio Biino, the second home market has held up much better than the primary home market. This is because those who decide to invest in property and buy a second home generally do so using their own savings without needing a mortgage.
However, if you decide to buy the second home with a mortgage, remember that it is not possible to deduct 19% of the mortgage interest. This benefit is reserved for the purchase of a primary residence.
Once you have evaluated the costs associated with buying a second home by the sea, you need to consider whether you want to use it all year round or rent it out during certain periods to generate income. In that case, you will certainly be able to make a profit, but you must not forget the costs related to the rental income received.
When to buy a property by the sea in Italy
Once you have assessed whether buying a house by the sea is worthwhile, you may wonder when to buy a seaside property in Italy. In this regard, it's essential to consider how you intend to use it. For instance, if you want to purchase a property for summer holidays, it’s advisable to start the process well in advance, before your holidays or the arrival of the warm season. The same applies if you intend to rent out the property. In this case, having sufficient time to complete all the necessary formalities, carry out required maintenance, and put it on the market is crucial.
So, what is the best time to buy a house by the sea? The ideal period to buy a seaside property can be autumn or winter. This way, you will have ample time to fully enjoy your home or to rent it out during the summer and thus earn some extra income.
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