Buying property in Sicily as a UK foreigner in 2026

Thinking about buying property in Sicily to escape the unpredictable British weather? Whether you’re eyeing a holiday home or a permanent move from the UK, Sicily offers a rare opportunity: property prices that are roughly half the cost of the Italian mainland.

We’re here to help with a practical guide covering everything you need to know, from codice fiscale to completion.

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Table of contents

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

Can UK foreigners buy property in Sicily?

Yes, UK nationals and other foreign nationals can buy property in Sicily.

Unlike in some other countries, there are no restrictions on property ownership by foreigners.¹ This is one of many reasons it’s a good place to buy property.

So as long as you have the money or the financing, you should be able to buy apartments, houses and land just like an Italian citizen.

What’s the real estate market like in Sicily?

Sicily’s property market has remained essentially flat over the last year or so, with prices staying broadly the same. However, some areas have seen increases, namely the neighbourhoods of Monte Po-Nesima in Catania (up 15.7% over the last year) and Taormina in Messina (up 12.4%).² Tourist areas are unsurprisingly seeing the most growth.

If you’re looking to buy in Sicily, you’ll find significantly lower prices than mainland Italy - this could be a good opportunity to snap up a bargain. Buy-to-let could also be worth looking into, as rental yields in popular tourist areas average around 5% to 8%.²

Is property a good investment in Sicily?

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

Pros:

• Affordable property - prices in Sicily are around half the national average²
• Good rental potential - with high demand and healthy yields, especially in popular tourist areas
• Foreigner-friendly - there are no restrictions on foreign nationals or even non-residents buying property in Sicily.

Cons:

• Market risk - the Sicilian property market is very dependent on tourism, so could decline if tourist demand drops
• High renovation costs - many older properties are in need of renovations and energy efficiency upgrades, 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 (full guide)

How much are the property prices?

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

Generally speaking, Sicilian property prices are around half the price of the Italian mainland. The average price is around €1,100 per square meter, compared to €2,100 across the country.²

In terms of how much a house costs, the average price in Sicily is around €105,000.²

However, it depends very much on what and where you buy. To give you an idea of price differences between regions, here are average apartment prices in some of Sicily’s main cities:³

City	Average apartment price per sq.m - city centre (EUR)	Average apartment price per sq.m - outside city (EUR)
Palermo	2,346	1,152
Siracusa	3,275	1,575
Catania	1,689	1,112
Messina	1,833	1,466

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

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Best places to buy property in Sicily

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

If you’re looking to live and work there, a major city like Palermo offers all you could want in terms of lifestyle, job opportunities, amenities and connections to the Italian mainland and the rest of Europe.

For an affordable holiday home, it could be worth looking at areas such as Trapani or Agrigento where prices are typically lower.

For properties to rent out, areas in Catania offer the highest rental yields, along with the historical centre of Palermo which is unsurprisingly popular with tourists.

📚 Read more: Retiring abroad from the UK: Complete guide

How to search for a property in Sicily

If you’re new to the Sicilian 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 Sicily, 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.
• Checking claims in descriptions relating to ‘compliant renovations’ or ‘ready for tourist rentals’. It’s important to have your solicitor verify these claims, or you could find that you can’t legally live in, renovate or rent out the property you’ve bought
• For rural properties or those in historic centres, 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 Sicily as a foreigner - a step-by-step guide

Now, let’s run through the steps involved in buying property in Sicily 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. 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
• Paying the final balance
• Registering the property title in your name
• Getting the keys to your new home.

All of the main steps will need to be done in person at the notary’s office, and it’s crucial to have your solicitor there as it will usually be conducted in Italian (including documentation).

📚 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 Sicily 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 Sicily

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

Fee/tax	Amount
Property transfer tax (Stamp duty)	2% of cadastral value for primary residence (prima casa) 9% of cadastral value for second home⁴
VAT (new builds only)	4% for main residence 10% for second home 22% for luxury home⁴
Registration fees (land registry)	€50⁵
Mortgage tax (for registering the mortgage)	€50⁵
Legal fees	Around 1%⁴
Notary fees	1% to 2.5%⁴
Estate agent fees (often split between buyer and seller)	3% to 5%⁴
Building survey fee	€300 to €1,200 depending on property size, age and location⁶
Mortgage valuation fees	€250 to €350⁷
Mortgage arrangement fees	0.5% to 1% of the loan amount⁷

Taxes and fees for owning property

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

These are IMU (Imposta Municipale Unica) and a waste tax known as TARI (Tassa sui Rifiuti). Both of these are annual property taxes, the rates of which vary based on the cadastral value of your home and the municipality.

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.

You may also find that you can’t borrow as much as local residents, with typical loan-to-value (LTV) ratios for foreign applicants being around 50% to 70%. This is low compared to the 80% that Italian citizens and permanent residents can typically access.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 Sicily

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.

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.
• 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 - this is especially important in an area of seismic/volcanic activity like Sicily.

Moving into your property in Sicily

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 Sicilian property, you might want to make some energy efficiency improvements to it. For example, upgrading the air conditioning system or replacing the windows.

Save on currency conversion fees with Wise when buying property in Sicily

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Key takeaways

• You can buy property in Sicily without legal restrictions, as Italy grants UK nationals the same rights as local citizens through a reciprocity agreement.
• Sicily offers some of Italy's lowest real estate prices, with an average cost of approximately €1,100 per square metre—roughly half the national average.
• You pay only a 2% registration tax on the property's cadastral value for a primary residence (prima casa), compared to 9% for second or holiday homes.
• While Italian banks offer mortgages to foreigners, you should expect a lower Loan-to-Value (LTV) ratio of 50% to 70% and stricter income verification requirements.
• You must appoint a notary to oversee the legal transfer, verify the title, and register the deed, as Italian law requires their presence for all property transactions.
• You must obtain an Italian tax identification number (codice fiscale) before you can sign contracts, open a local bank account, or set up utilities.

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Sources used:

1. Investropa - Buying and owning a property as a foreigner in Sicily (January 2026)
2. Investropa - What are the price trends and forecasts in Sicily right now? (January 2026)
3. Numbeo - Cost of Living Comparison - Prices by City
4. Your Overseas Home - Buying property in Sicily in 2026 – everything you need to know
5. Authentic Sicily Realty - Legal aspect, fees and taxes
6. A Place in the Sun - Building surveys in Italy
7. Italian Mortgages - Costs Involved in arranging an Italian Mortgage

Sources last checked 17-Jan-2026