From a dream to the keys, step by step
Buying in Italy has its own rules and rhythm. Here is how we go through it together, so you always know where we are and what comes next.
Step 1 — Getting to know you
A free call, then a short questionnaire. We talk about the life you imagine: countryside or village, sea or hills, a holiday home or a place to live all year, how much work you're ready to take on. And of course budget and timing.
You come away with: a clear brief, and an honest idea of what your budget can buy in the areas you like.
Step 2 — The search
I search the portals, local agencies and my own network, including homes that are not advertised. I discard what doesn't fit and share the best options with you in a live document you can open anytime, from anywhere.
You come away with: a shortlist of homes worth your attention, not hundreds of listings.
Step 3 — Visits and checks
I visit the most promising homes for you, with video calls or video tours, and photos of what listings never show. For the ones you like, I check the price against the market, the documents and the building compliance, and I get renovation estimates from trusted builders.
You come away with: the full picture of each home, including its weak points, before you travel.
Step 4 — Your visit to Tuscany
When you're ready, you come over to see your favourite homes in person. I plan the visits, drive you around and find you a good place to stay.
You come away with: the confidence to choose.
Step 5 — Offer and negotiation
I negotiate on your behalf and help you prepare a written offer. Meanwhile, we take care of the essentials: your Italian tax code (codice fiscale) and, if needed, a bank account.
You come away with: an accepted offer, on the right terms.
Step 6 — Preliminary contract
The preliminary contract (compromesso) sets the price, the deposit and the date for the final deed. Before signing, the surveyor completes the technical checks, so there are no surprises later.
You come away with: a secure agreement and a date for completion.
Step 7 — The notary and the keys
The sale is completed in front of a notary, with a certified translator if you don't speak Italian. You can attend in person or sign through a power of attorney.
You come away with: the keys to your home in Tuscany.
Step 8 — After the keys (optional)
Utilities, residency, insurance, renovation works, the people who look after your home while you're away. If you want, I stay your contact on the ground.
How long does it take?
Every search is different. As a guide: finding the right home usually takes from a few weeks to a few months; from the accepted offer to the notary deed, around two to three months.