There are broadly two ways to fund a property purchase in Liguria: a mortgage from an Italian bank (mutuo) or financing from a bank in your home country — often secured against existing assets or a property you already own back home. Both work, but they differ markedly in paperwork, loan-to-value and speed. This guide explains what German and other foreign buyers should keep in mind.
Route 1: A mortgage from an Italian bank (mutuo)
Italian banks do lend to non-resident foreign buyers — but more cautiously than to residents. Loan-to-value is typically around 50 to 70 percent of the property value, so you need to bring the rest as your own equity. Exact rates, terms and conditions vary from bank to bank.
To apply you generally need a codice fiscale, an Italian bank account, proof of income and a property valuation (perizia) commissioned by the bank. Expect the process to be slower and more paperwork-heavy than an equivalent application in Germany.
Route 2: Financing through your bank back home
Many German-speaking buyers do not borrow from an Italian bank at all, but instead finance the purchase through their home bank — often secured against existing assets or a fully paid-off property at home. The advantage: you stay within a familiar banking system, with known contacts and procedures.
For this reason, many German buyers ultimately pay the Italian purchase price in cash (fully from equity) or finance it against home-country assets, because cross-border Italian mortgages can be cumbersome. Which route is cheaper depends on your interest terms and your financial situation.
Pre-approval and your negotiating position
Buyers who secure a mortgage pre-approval before they start searching negotiate from a stronger position: sellers and agents take buyers who can pay quickly and reliably more seriously. So clarify early with your bank what amount is realistic.
If you go the Italian route, allow enough time for processing, the valuation and the paperwork before you book a notary appointment (rogito) — otherwise your timeline and your financing can easily fall out of step.
Currency and exchange rate
The purchase price is settled in euros. For buyers from the eurozone — Germany and Austria — this means no exchange-rate risk. Buyers from Switzerland who think in Swiss francs, however, carry a CHF/EUR exchange-rate risk that can affect the effective purchase price and the financing instalments.
FAQ
With your financing settled — and ideally a pre-approval in hand — you can search more precisely and negotiate from strength: take a look at current listings in Liguria. This guide is general orientation, not legal or tax advice. Always consult a notary (notaio) and an accountant (commercialista) before buying.