Buying property in Como as a foreigner: Complete UK guide (2026)

Dreaming of a villa on the shores of Como? Between the alpine views and the proximity to Milan’s espresso bars, it’s a temptation that’s hard to ignore. But while the scenery is world-class, Italian bureaucracy can be a bit of a labyrinth.

Read on for a practical guide to buying property in Como as a UK foreigner, including info on mortgages, property prices, pitfalls to avoid and where to start your search.

We’ll also introduce a reliable and cost-effective way to send large sums internationally from the money services provider Wise. Over 14.8 million people worldwide use Wise to move £36 billion every quarter.

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Table of contents

Can UK foreigners buy property in Como? What’s the real estate market like in Como? How to search for a property in Como How to buy property in Como as a foreigner - a step-by-step guide Fees and costs of buying property in Como Taxes and fees for owning property Loans and mortgages for non-residents Risks and pitfalls of buying property in Como Moving into your property in Como Save on currency conversion fees with Wise when buying property in Como, Italy Key takeaways

Can UK foreigners buy property in Como?

Yes, UK nationals and other foreign nationals can buy property in Como. This is one of the reasons it's such a good place to buy property.

The only crucial thing to check is whether your country has a reciprocity agreement with Italy. This basically means whether Italian citizens can buy property in your country, as well as the other way around.

The UK and Italy do have this kind of agreement in place, so you should pass this check and be able to buy property in Como just like a local.

📚 Read more: Selling property abroad and bringing money to the UK

What’s the real estate market like in Como?

The Lake Como region is consistently one of Italy’s best-performing luxury real estate markets. Property prices have been rising over the last 5 years, peaking at 3,143 EUR per square metre in December 2025.²

As a buyer, this means you may need to pay a little more for your dream Como property - but it could be worth it if prices continue to rise in line with recent trends.

Is property a good investment in Como?

Keen to invest in property abroad, but not sure if Como is the best place to do it? Here are a few of the pros and cons to consider:

Pros:

• Good capital appreciation - the region is subject to laws preventing overdevelopment, so supply of property is limited. This means steady long-term appreciation in value, as seen in property prices trending upwards over the last few years.
• Great rental potential - Lake Como is a premier, year-round tourist destination, so there’s high demand for luxury short-term rentals
• Foreigner-friendly - there are minimal restrictions on foreign nationals or non-residents buying property in Como.

Cons:

• High upfront costs - property in Como comes at a premium (especially along the shores of Lake Como), and there are also lots of purchase fees and taxes to pay
• High maintenance/renovation costs - many older properties in the region (especially historic ones) are in need of renovation or ongoing maintenance, which can add to the cost
• Complex property laws - the process of buying property in Italy can be complex, bureaucracy-laden and involve extensive paperwork
• Mortgage conditions may be stricter and harder to meet for foreign applicants, and you may need a larger deposit.

📚 Read more: Pros and cons of living in Italy

How much are the property prices?

So, how much is property in Como? This is an essential thing to know as you set your budget and start your search.

Ultimately, it depends very much on what and where you buy. Prices for premium lakeside properties can start from 8,000 EUR per square metre, but it tends to be much cheaper as you move into smaller towns and uphill areas. Here, it’s possible to snap up a house or apartment for under 300,000 EUR.³

Let’s take a look at what you can expect to pay for different property types in the region, on average:³

Property type	Average price (EUR)
Waterfront apartments in prime lakeside towns	From €500,000
Luxury waterfront villas with private gardens/pools/docks	€2 million to €20 million+
Traditional hillside stone houses	€250,000 to €600,000
Village apartments and townhouses	€200,000 to €450,000
New build developments	€400,000 to €1 million+

And, if you’re arranging your property purchase from the UK, you’ll need a reliable and preferably low-cost way to send over fees, deposits and other payments.

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Best places to buy property in Como

The best place to buy property in Como all depends on why you’re buying.

Como city is ideal if you’re looking for a second home, or planning to live there permanently and want an easy commute to cities like Milan.

If you’re looking for luxury and have the budget, you’ll find fine dining, luxury boutiques and stunning lakeside homes in Bellagio. For a quieter, more traditional feel, Varenna is worth a look.

For more affordable properties, check out hillside villages like Brunate and Menaggio - along with dozens of other small towns and hamlets dotted around the lake.

How to search for a property in Como

If you’re new to the Italian property market, it could be worth using a specialist real estate agent to help you find the right property.

This can be particularly useful if you’re moving to Italy from the UK and aren’t familiar with how the real estate market works there.

An agent will have knowledge of the local market, and can walk you through the process of buying a property. This service is likely to come with a fee, however.

You can also start the search online yourself, using one of these popular Italian property websites and portals:

• Idealista.it
• Immobiliare.it
• Casa.it (in Italian)
• Properstar
• Rightmove Overseas
• A Place in the Sun

What to check before you buy

Before buying a property in Como, there are a few key things to check. These include:

• Verifying that the seller has the legal right to sell the property - your solicitor can help with this.
• Verifying the "conformita urbanistica e catastale" which confirms that the actual property matches all permits and official records.
• Checking short-term rental laws and restrictions - if you plan to buy a property to let out to tourists, you may need to get a national CIN code and report every guest to police within 24 hours¹
• For rural or historic properties, checking whether zoning or other laws prevent you from extending or renovating.

You may also want to have a building survey carried out. While not mandatory, this could help to flag up any structural or other issues which could be expensive to fix.

How to buy property in Como as a foreigner - a step-by-step guide

Now, let’s run through the steps involved in buying property in Como as a foreigner:

1. Get your finances in order

Before you do anything, it’s a good idea to get your finances sorted. This means setting a budget, getting a mortgage offer (approval in principle) and getting all your paperwork together.

2. Get a codice fiscale

Foreign nationals need an Italian tax number called a codice fiscale to buy and sell property in Italy, as well as for other things like opening an Italian bank account and registering utilities.

You can get your codice fiscale via Italian consulates here in the UK, or directly at a local Agenzia delle Entrate office in Italy.

3. Find a property and arrange viewings

Now it’s time to start searching for your dream home. You can use online property portals and/or local estate agents to find properties.

If you’ve found somewhere you like, arrange a viewing as soon as you can, and start researching the area in the meantime.

4. Make an offer

The next important step is to submit a competitive offer to the estate agent, or to the buyer directly. You can negotiate, just like in other countries.

5. Appoint a solicitor

While it’s not mandatory, it’s strongly recommended to find and appoint a lawyer experienced in Italian property law. They will check over and translate all documents and contracts, as well as carrying out due diligence on the transaction.

A personal recommendation is a good way to find a solicitor, but you can also find a list of English-speaking property solicitors on the UK Government website.

6. Sign the purchase proposal contract (proposta d’acquisto)

If your offer is accepted and you’re ready to proceed, you’ll usually sign and submit a letter of intent (also known as a letter of interest, or a purchase proposal contract).

It expresses your commitment to buying the property, and sets out the terms of negotiation between both parties. Your solicitor will be able to help you with this, including the very important task of including clauses as to whether the letter is legally binding or non-binding.

7. Get a survey

While your property lawyer gets on with due diligence tasks, you can arrange a building survey.

You’ll need to appoint a Geometra and/or Architetto, who will check the property for structural or other issues.

If the survey flags anything up, you may be able to go back to the seller to negotiate on price or arrange to have issues rectified before the sale completes.

8. Appoint a notary

A notary is a key part in property purchases in Italy. They are a public officer who ensures that the transaction, documents, contracts and processes are carried out in line with the law. They also handle the taxes and duties related to the sale.

As the buyer, you are responsible for appointing the notary and paying their fees. You can find one on the Consiglio Nazionale del Notariato (The National Council of Notaries) website.

9. Sign and exchange preliminary contracts (Contratto preliminare or Compromesso)

Now it’s time to sign and exchange contracts with the seller. This is a legally binding document which your solicitor should check through thoroughly before you sign it. It’ll set out the exact details of the transaction, including a proposed completion date.

At this stage, you’ll usually need to arrange a transfer for the deposit, which may be between 10% and 20%.¹

Consider using the Wise account here to convert your pounds to euros, avoiding hidden fees and getting the mid-market exchange rate.

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10. Completion

This is the final crucial step, involving the following actions:

• Signing the deed of sale (rogito) and the final sales contract
• Transferring money to pay the final balance
• Registering the property title in your name
• Getting the keys to your new home.

Completion takes place before a notary. Many buyers complete the final deed via a properly drafted power of attorney (procura), so you don’t need to attend every step in person.

📚 Read more: How to transfer money from the UK to buy property overseas

How long does it take to buy a property?

Buying property in Como typically takes around 6 to 12 weeks,¹ although it can potentially take longer for more complex properties or mortgage financing.

Fees and costs of buying property in Como

Here are the main fees and taxes for buying property in Como, which you’ll need to factor into your budget:¹

Fee/tax	Amount
Property transfer tax (Stamp duty)	9%
VAT (new builds only)	4% for main residence 10% for second home
Registration fees (land registry)	Around 100 EUR
Legal fees	Varies
Notary fees	1% to 2.5%
Estate agent fees (often split between buyer and seller)	3% to 4%
Building survey fee	300 EUR to 1,200 EUR depending on property size, age and location⁴
Mortgage valuation fees	250 EUR to 350 EUR⁵
Mortgage arrangement fees	0.5% to 1% of the loan amount⁵

Taxes and fees for owning property

Once you’ve bought your Italian property and paid all those initial costs, you’ll also have some ongoing fees and taxes to cover as a property owner.

The main one is an annual property tax called IMU (Imposta Municipale Unica). In the municipality of Como, this is set at a rate of 0.96% for non-primary residences (including second homes and holiday homes).¹

It’s calculated according to the value of your property, and you can expect to pay around:¹

• 1,200 EUR to 3,500 EUR a year for apartments and condos
• 3,000 EUR to 10,000 EUR a year for larger villas.

If you rent out the property, you may also pay personal income tax as a landlord.

Loans and mortgages for non-residents

Banks in Italy do offer mortgages to foreign nationals and non-residents. However, bear in mind that foreign buyers tend to face stricter lending criteria, and the application process can be more complex.

You may also find that you can’t borrow as much as local residents, with typical loan-to-value (LTV) ratios for foreign applicants with an income earned outside of Italy being around 50% to 70%.¹

So, this means you'll need a larger deposit, along with lots of documentation (translated into Italian) to prove you’re a good candidate for a loan.

Risks and pitfalls of buying property in Como

One of the main things to watch out for when buying or selling property abroad are scams.

To avoid these, it’s strongly recommended to work with qualified and credible professionals such as real estate agents and solicitors.

Ideally, you should also check for membership of a professional body when working with any property experts, brokers or agents. In Italy, estate agents need to be licensed and registered with their local Chamber of Commerce (Camera di Commercio).

Other important things to remember include the following:

• Be cautious and do your homework before sending money or a deposit
• Hire a solicitor and do as much due diligence as possible - including ensuring that the seller has the legal right to sell the property.
• Make sure you’re happy to pay the annual property taxes - as these can be very high for larger, more valuable properties in Como
• Visit the property in person - don’t rely on online listings alone, and make sure to verify all the claims in the property description
• Get an inspection/survey carried out if you have any concerns about the property.

Moving into your property in Como

Before you can get the keys to your new home, you’ll have a final few tasks to check off your list.

Insurance

It’s strongly recommended to take out a buildings insurance policy starting from your completion date. In fact, you might find it's a mandatory condition of your mortgage offer.

Setting up utilities

If you know when your completion date will be, it makes sense to get some essentials set up in advance of moving in.

A prime example is utilities, such as heating, power and water. Get these sorted as early as you can, and the moving process should be a little smoother.

Energy efficiency renovations

If you’ve bought an older or historic property in Como, you might want to make some energy efficiency improvements to it. For example, upgrading the air conditioning system or replacing the windows.

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Key takeaways

• Due to a reciprocity agreement between the UK and Italy, British citizens can purchase property in Como under the same conditions as local residents.
• The Lake Como region is a luxury real estate hotspot with rising property prices and strong rental potential, though buyers should factor in high maintenance and renovation costs.
• While prime waterfront villas can reach 20 million EUR, more affordable hillside homes or village apartments are often available for between 200,000 EUR and 600,000 EUR.
• All foreign buyers must obtain an Italian tax code (codice fiscale) and navigate a three-step legal process involving a purchase proposal, a preliminary contract, and a final deed signed before a notary.
• Buyers of second homes face a 9% property transfer tax, and non-resident mortgage applicants typically require a larger deposit, with loan-to-value ratios often capped at 50% to 70%.

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sources used:

1. Investropa - Buying and owning a property as a foreigner in Lake Como (January 2026)
2. Immobiliare.it - Housing prices in the municipality of Como
3. Your Overseas Home - Buying property in Lake Como in 2025 – everything you need to know
4. A Place in the Sun - Building surveys in Italy
5. Italian Mortgages - Costs Involved in arranging an Italian Mortgage

Sources last checked 25-Jan-2026