The stated purchase price is not the final price for the buyer, as additional costs apply, such as: VAT and/or registration tax, notary fees, real estate agency commission, and any bank charges. Immobili Bolzano knows this subject well and is a reliable advisor.

Notary fees

Notary fees are due for authenticating the purchase agreement and registering it in the land registry and cadastre. These are calculated based on the purchase price and whether the property is a first or second home, according to the official fee schedule. In addition to drafting the purchase agreement, the notary also handles the correct registration in the land and cadastral registers.

Agency commission

For advisory and brokerage services, the real estate agent charges each party a commission. These services include: valuing the property, checking and collecting the necessary documents, marketing, preparing a property dossier, arranging individual viewings, handling all formalities, clarifying any legal issues, drafting the preliminary sale agreement and registering it with the tax authority, full support for the notary appointment (preparation and personal assistance), and support even after the sale is completed. Our network ensures a diverse market in which your property is presented at its best. Our success lies in reaching this shared goal, confirmed by client satisfaction and, not least, by word of mouth — the best recommendation — as well as by reviews, for Immobili Bolzano.

Bank charges

If financing is needed to purchase a property, additional costs apply, such as interest and administration fees.

There are three standardised methods for determining a property’s value: the comparative method, the income method, and the cost method (or intrinsic value method). The aim of the valuation is to determine the property’s market value.

Comparative method (e.g. for apartments): The property is valued based on comparable sales — that is, properties as similar as possible, located near the property being valued. In practice, price per square metre (€/m²) is used: the sale prices per m² of comparable properties are analysed and multiplied by the m² of the property in question. This method only works if there is a sufficient number of comparable transaction prices. Note: asking prices are not suitable for this method, as they often differ significantly from actual sale prices and tend to be too high. The comparative method is mainly used for apartments and similar houses (terraced or detached houses in residential areas).

Cost method (e.g. for single-family houses): Here, the value of the land is determined separately from that of the building, and the two values are then added together. The land value is calculated based on the reference land value. The building value is calculated using tables of standard construction costs. These standard costs refer to the price per square metre of gross floor area and are multiplied by the building’s gross floor area. Through various adjustments (e.g. for special features such as swimming pools, fitted furniture, well-maintained gardens, etc.), the value of the materials used and other costs normally expected for that type of building is determined, in simplified form. Added to the land value, this gives the property’s intrinsic value. However, since — at least in Bolzano — supply is often significantly lower than demand, this intrinsic value must be adjusted to reflect the market price. An expert’s experience is essential for this.

Income method (e.g. for multi-family houses): In this method, the valuation is based on the income expected on the market. Although the method is complex to explain briefly, the basic principle is to first calculate the rent the property could achieve on the market, regardless of the rents currently being received. The costs normally borne by the owner (e.g. bad debt, maintenance, etc.) are then subtracted from this rent, giving the gross income. A certain expected yield for investors is then assumed: a higher yield for riskier investments, a lower one for lower-risk ones. Since Bolzano is considered a very secure area, a yield of around 3.50% is currently used for central locations. As properties have a long useful life, the gross income is capitalised at this yield (in simplified terms, in perpetuity). The formula is therefore: Gross income / Yield = Income value. Taking into account special factors (e.g. current rents higher or lower than average), an expert can thus determine the market value.

Immobili Bolzano knows exactly which valuation method best suits your property, especially since other valuation methods exist beyond those described above.

If you only look at the price per m² of living space, new buildings can be up to 50% more expensive than existing properties.

However, this comparison doesn’t account for differences in technology or architecture. Taking these qualitative differences into account, a newly built property costs around 10–20% more than an existing one, since the buyer also gets extensive freedom to customise it.

An exception applies to listed historic buildings, which can carry a special value. Immobili Bolzano is your trusted professional partner.

In recent years, construction costs have risen considerably, mainly due to increasingly strict energy-efficiency regulations, which has also significantly pushed up the price of new builds.

The exact amount of equity needed depends on the buyer’s financial and income situation, as well as the property’s location and risk profile.

As a general rule, it’s advisable to have at least 30% of the purchase price available as equity, in order to also cover the additional costs linked to the purchase (such as taxes, notary fees, commissions, etc.).

Lower levels of equity are possible, depending on the buyer’s income and other assets, but they usually result in a higher interest rate on the financing.

Immobili Bolzano is the ideal partner to give you personalised advice on this topic.

Buyers often have the opportunity to influence the choice of interior finishes and the layout, adapting the floor plan to their personal needs.

They also benefit from a ten-year post-completion warranty, a mandatory insurance policy that covers any structural defects for 10 years. The property is built to the latest technical standards and offers a high level of energy efficiency.

Even when buying off-plan (i.e. before construction is finished), the buyer is well protected thanks to the bank guarantee required by law. The purchase price is paid in instalments based on construction progress, reducing the buyer’s risk.

Immobili Bolzano provides you with all the detailed information you need.

Under Italian civil law, an exclusive brokerage mandate is a contract that establishes an exclusive relationship between the broker and the client. Read here all the key information on exclusive mandates.

An exclusive mandate offers numerous advantages that are important both for you and for your property: it ensures professional, transparent management of the sale, with a single point of contact throughout the whole process.

Immobili Bolzano will be happy to walk you through the advantages of an exclusive mandate during a personal meeting about your property.

The property’s risk profile should be thoroughly assessed as part of a “due diligence” review. Looking at gross yield alone is not enough. Immobili Bolzano explains all the key steps of pre-purchase due diligence.

The length of the letting process largely depends on several factors: how appealing the property is, the rent being asked, and the marketing approach.

Find out with Immobili Bolzano how the letting of your property typically goes, and what timeframes to expect.

Under current market conditions, renting out a property generally takes around 4–6 weeks from the moment it’s listed. That said, location, fittings, and the level of rent plus service charges can significantly affect this timeframe. Immobili Bolzano also has extensive experience in this area.

Before buying a property, Immobili Bolzano recommends carefully checking the building’s structure and technical systems. For detached houses, it’s essential to thoroughly inspect the exterior: Are the façade, windows, and doors in good condition? Are there any visible signs of damage or a need for repairs?

Renovations

Does the kitchen, bathroom, or plumbing need renovation work? When buying an existing property, it’s always advisable to consult an experienced surveyor who can realistically estimate renovation and modernisation costs.

Declared floor areas

A precise measurement by a real estate agent or architect helps verify the actual living and usable floor area. Immobili Bolzano always re-measures all floor plans to ensure transparency and accuracy.

Cellar / basement

Damp in the cellar is one of the hardest defects to detect. Without an expert’s help, it’s often difficult to identify and permanently resolve the problem, as damp can reappear irregularly over time.

The residency restriction under Article 39 of Provincial Law No. 9/2018 (“Housing for Residents,” previously known as “convenzionamento”) in South Tyrol means that certain properties may only be occupied by people who meet specific requirements. The aim is to guarantee affordable housing for people living in South Tyrol.

A property subject to this restriction may only be occupied by people who: have been officially registered as resident in a South Tyrolean municipality for at least 5 years, or work permanently in South Tyrol.

To ensure a successful property sale, it’s essential to avoid mistakes, which can cost both time and money.

Preparing carefully for the sale is essential. Well-structured planning with Immobili Bolzano and an effective marketing strategy form the basis for success.

In addition, professional property photos are extremely important for a successful sales campaign.

With Immobili Bolzano’s experience and know-how, you’ll reach your goal quickly and effectively.

The length of a property sale depends on several factors. An appropriate sale price, in line with the property’s characteristics, is key to finding a buyer quickly — which is why Immobili Bolzano’s support matters.

Sales experience, market knowledge, and negotiation skills also play a decisive role. As real estate experts, Immobili Bolzano generally takes around 3–6 months to find a suitable buyer, though the process can often be completed more quickly.

1. Property search: At the outset, it’s important to clearly define your budget, needs, and desired area. Online portals, real estate agencies, or personal contacts can help you get oriented.

2. Viewing: Once you find an interesting property, it’s advisable to view it in person to assess the location, condition, and overall feel of the home.

3. Checking the information: After the viewing, it’s essential to carefully review all the documentation (floor plans, energy certificate, condominium charges, etc.). Any doubts should be clarified, if needed through a second viewing.

4. Offer and reservation: If there’s genuine interest in buying, a written purchase offer can be submitted — which Immobili Bolzano prepares for you — or a reservation agreement can be arranged to temporarily secure the property.

5. Preliminary agreement and notarial deed: Once the offer is accepted, a preliminary sale agreement is drawn up. The final contract is then signed before the notary, at which point the purchase becomes binding and ownership is transferred.

Rental agreements are generally divided into residential lease agreements and commercial lease agreements.

For residential properties, Italian law generally provides for four main types:

1. Free-market lease (4+4)
2. Agreed/reduced-rent lease (3+2)
3. Transitional lease (up to 18 months)
4. Lease for university students

Each type has its own specific rules regarding duration, termination, and rent calculation. Other contract types also exist — Immobili Bolzano is your professional point of contact for any rental need.

Free-market lease (4+4)

This type of contract offers maximum contractual flexibility. Aside from the legal minimum term of 4 years + 4 years, the terms — in particular the rent — can be freely agreed between landlord and tenant. After the first four years, the contract automatically renews for another four years, unless terminated for valid reasons.

Agreed/reduced-rent lease (3+2)

The minimum term is 3 years, with an automatic renewal for a further 2 years. Tenants benefit from a reduced rent, set according to local territorial agreements.

For owners, this type of contract offers several tax advantages:

• a flat-rate 30% deduction on rental income
• a 70% reduction in the taxable base for registration tax
• a reduced 10% flat tax (“cedolare secca”) on rent (in municipalities such as Bolzano, Laives, Appiano, Merano, Lagundo, and Lana)
• IMI/IMU property tax reductions in certain municipalities

Since 2019/2020, these municipalities require certification confirming that the rent complies with local agreements.

Transitional lease

This is a fixed-term contract with a maximum duration of 18 months, designed for temporary housing needs (e.g. work relocations). At the end of the term, the contract automatically expires. No renewal is provided for, unless a new contract is signed. Specific reasons must be given and expressly stated in the contract. The rent must fall within a locally agreed price range. Official residency at the property is not permitted.

Lease for university students

Intended for out-of-town university students, with a term of 6 to 36 months. If not terminated at least one month before expiry, it automatically renews.

The student is required to:

• be officially resident outside the municipality where the property is located
• attend a university located in the same or a neighbouring municipality

The contract must be in written form and include all information on:

• the contracting parties
• the property
• the financial terms

When buying or valuing a property, it’s essential to know the exact difference between the various types of floor area, as information on online property portals can often be misleading. Here’s a clear overview:

Net floor area

The net floor area is the actually usable space inside the property. It includes everything not occupied by walls, columns, or technical spaces. It’s also called “walkable area,” as it represents the space genuinely available for living or working.

Gross floor area

The gross floor area includes the entire surface of a property, including external and internal walls (to varying degrees). It therefore includes everything shown in the project and floor plan, including elements such as walls, columns, etc.

In property listings, this area is often referred to as the “sales area” — for simplicity, even for non-new properties.

Commercial/sales floor area

The sales area (or commercial floor area) is the one used as the basis for calculating the sale price, especially for new builds. It usually includes:

• the apartment’s gross floor area,
• balconies, terraces, or loggias (counted proportionally, e.g. at 1/3 or 1/2),
• any cellars or attics,
• common areas (stairwells, lifts, etc.) — only for new builds.

Garages are generally not included in the sales area.

Since each developer may apply different calculation criteria, it’s always advisable to check precisely which areas are included and how the price per m² is determined.

Bare ownership (“nuda proprietà”)

With bare ownership, one person legally owns the property, but the right of use (usufruct) is reserved for another person (for example, an elderly person who continues to live in the home). The bare owner cannot use or rent out the property for as long as the usufruct lasts.

This arrangement is often chosen when an elderly person sells their home but wants to keep living in it. Immobili Bolzano professionally seeks out investors interested in bare-ownership properties.

The buyer pays a reduced price, calculated by Immobili Bolzano based on legal tables and the usufructuary’s age, and only gains full use of the property once the usufruct ends (e.g. upon the usufructuary’s death).

Usufruct

Usufruct is the right to use a property and derive economic benefit from it, without being its owner.

A usufructuary can: live in the property, or rent it out and keep the rental income.

Usufruct can be for a fixed term or for life, and it automatically ends with the usufructuary’s death (in the case of lifetime usufruct).

Inheritance

Through inheritance, ownership of the property automatically passes to the heirs upon the owner’s death, in accordance with either statutory succession or the terms of a will.

In the case of properties inherited by multiple people (co-ownership through inheritance), Immobili Bolzano is your ideal partner for finding solutions shared by all the heirs.

Gift (Donation)

Through a gift (“donazione”), the owner voluntarily and freely transfers the property to another person during their lifetime. Several legal aspects need to be taken into account (statutory reserved shares, taxes, etc.).

Immobili Bolzano is your reliable point of contact for all types of property transfers, including gifts.