Purchasing a property in Italy can be a thrilling opportunity, whether you are looking for a vacation home, a permanent residence, or an investment. One of the first considerations international purchasers face is whether it is better to buy a turnkey property or a home that needs renovations. Foreign buyers increasingly seek turnkey properties. However, many choose more traditional and rural homes that require changes. Turnkey or Renovations? In this article, we will discuss the primary advantages and disadvantages of these two options, especially for foreign buyers.
Turnkey Properties: Convenience and Predictability
Turnkey and ready-to-move-in properties need little to no substantial renovation. They can be occupied almost immediately. They are often the choice for purchasers who want to settle into their new home in Italy as soon and as easily as possible.
According to numerous analyses we have carried out before, one of the most sought-after aspects among international purchasers, alongside sustainability and energy efficiency, is the property’s immediate availability. This makes them particularly appealing compared with houses that require extensive renovations. The latter can lead to longer timelines before the property is ready to live in, as well as more planning and construction work.
Shorter timeframes to access the house are not the only benefit of this type of property. In reality, they provide more budget predictability because they often involve fewer unexpected expenditures. Furthermore, the overall cost of the project does not differ significantly from the original estimates. This benefit also includes avoiding excessive coordination, rebuilding, and management burdens, which may create problems related to language and administrative constraints.
Renovation Properties: Personalization and Added Value
However, as discussed in previous articles, many international buyers looking to purchase property in Italy seek out historic homes and traditional casolari (country farmhouses). These properties often require renovation or restoration work before the owner can fully enjoy it as a home. At first managing them could appear complicated compared to turnkey properties. However, this approach gives international buyers access to properties that are harder to find in Italy’s ready-to-move-in market. It also gives them greater freedom to personalise the property and redesign spaces to suit their lifestyle. Additionally, properties that need renovations are often listed at a lower initial purchase price.
Obviously, it is fundamental to consider that the purchase price should never be considered in isolation. Buyers should also calculate renovation costs, professional fees, taxes, permits and sometimes a contingency budget before determining whether the property represents good value. In this context, if the buyer manages a well-planned renovation, the improvements can increase market value.
Historic Properties and Preserved Heritage Incentives
In Italy, historic and listed buildings (immobili vincolati) fall under special conservation laws governed by the Code of Cultural Heritage (D.Lgs. 42/2004). If you own a protected landmark subject to a heritage restriction, you are legally required to maintain and preserve the property in accordance with specific conservation standards. In this context, Italian tax law supports this responsibility through dedicated financial incentives.
Tax Deduction for Maintenance and Restoration
Under Article 15(1)(g) of the Italian Income Tax Code (TUIR), taxpayers who are required to maintain, protect, or restore protected cultural properties are entitled to a 19% personal income tax (IRPEF) deduction on qualifying expenses actually borne by them. The deduction covers expenses for maintaining, protecting, and restoring properties subject to heritage restrictions, provided that the taxpayer meets all statutory requirements. For expenses that are not explicitly required by law, their necessity and appropriateness must be certified by the competent Superintendency of Archaeology, Fine Arts and Landscape.
Challenges and Restrictions for International Buyers
Historic properties come with specific challenges that international buyers should carefully consider. Properties subject to heritage restrictions may require additional approvals before renovation work can begin, which can extend the timeline and make the process more administratively complex. Renovation and maintenance costs can also increase, particularly when the work requires specialized materials, techniques, or skilled professionals. Furthermore, heritage restrictions may limit the owner’s ability to modify certain architectural or decorative features or to carry out some energy-efficiency improvements.
Renovation and Energy-Efficiency Tax Incentives
If they meet the relevant requirements, foreign buyers may also benefit from the tax incentives provided under Italian law for renovation works and energy-efficiency improvements. When evaluating renovation incentives (e.g. Bonus Ristrutturazioni), international buyers must also account for the property’s intended use.
Italian tax law distinguishes between primary residences and second homes. If you relocate your primary tax residence to Italy (prima casa), you can access a 50% tax deduction on eligible renovation costs up to a €96,000 expenditure cap. Conversely, if you acquire the property as a holiday home or investment (seconda casa), the tax deduction rate drops to 36% (applied to the same €96,000 cap).
For a comprehensive breakdown of primary vs. second-home tax rules, purchase duty reductions, and residence requirements, refer to our detailed guide: “2026 Building Renovation Bonuses: What’s New for First and Second Homes”.
Combining Heritage and Renovation Tax Incentives
You can also combine these incentives with other building renovation tax relief measures. However, if you choose to claim both the “Home Renovation Bonus” (50% tax deduction) and the tax deduction for listed/protected properties for the same works, the latter is reduced by half, to 9.5%.
Using Tax Incentives as a Foreign Buyer
It is important to note that many of these incentives take the form of deductions from Italian personal income tax (IRPEF). As a result, their practical benefit may differ significantly for a foreign buyer who does not have taxable income in Italy compared with a buyer who is an Italian tax resident. In other words, tax residence, taxable income in Italy, the type of property, and the nature of the renovation works can determine whether the buyer qualifies for a tax incentive and, more importantly, whether they can actually use it.
For those seeking more details, you can consult the official pages on the Agenzia delle Entrate website. It provide information on eligibility, documentation, and procedures for accessing the various tax incentives.
Choosing the Right Option for Your Needs
Both turnkey and renovation properties offer distinct advantages for international buyers in Italy. Turnkey homes provide convenience, greater cost predictability, and the possibility of moving in quickly. Properties requiring renovation can offer more flexibility, personalisation, and potential added value. The right choice ultimately depends on the buyer’s budget, timeline, investment goals, and willingness to manage a renovation project.
Professional Support for International Buyers: Mortgage and Credit Intermediation
Many foreign buyers residing abroad are unaware that they may be eligible for a mortgage in Italy. Regardless of the type of property you decide to purchase in Italy, it is important to consider the role of professionals who can support you throughout the buying and financing process. In particular, a credit intermediary can assist international buyers throughout the mortgage application process, from the initial assessment of financing feasibility to final approval and the granting of the mortgage. FIDEA – Top Italian Mortgage can support international buyers throughout the process, helping them assess their financing options and navigate the requirements for obtaining a mortgage in Italy.