- Italian Property Advisory Newsletter
- Posts
- Italy Property Guide #009
Italy Property Guide #009
From Dream to Reality – and Everything In Between
Matteo Bruschi
July 11, 2025
Where International Buyers Are Investing in Italy in 2025
Authentic Towns with Lifestyle Appeal and Rental Return
International interest in Italian real estate has shifted in 2025—away from crowded cities and into character-filled small towns that offer lifestyle, charm, and real value. Whether you're planning to relocate or invest in a rental property, these are the locations that stand out among foreign buyers.
🌿 Ostuni (Puglia)
“The White City” of the South
Why people buy here:
Buyers are drawn to Ostuni for its iconic whitewashed old town, laid-back lifestyle, and proximity to the Adriatic Sea. It offers a mix of countryside charm and beach access with a growing expat community and year-round appeal.
What to do:
Stroll through cobbled alleys, visit the Saturday market, dine in ancient stone courtyards, or relax on nearby beaches like Torre Pozzella.
What you can buy:
3-bed apartment in historic center: €450K–€600K with vaulted ceilings and terrace.
3-bed, 2-bath villa with pool and olive grove (5–15 mins outside town): €750K–€1.2M depending on land size and finish.
🍇 Montefalco (Umbria)
“The Balcony of Umbria”
Why people buy here:
Known for its Sagrantino wines and sweeping views over olive groves and vineyards, Montefalco is a favorite among wine lovers and those looking for a serene, authentic Umbrian lifestyle.
What to do:
Visit boutique wineries, hike the Umbrian hills, explore medieval frescoes, and enjoy farm-to-table cuisine with wine tastings.
What you can buy:
Restored 3-bed apartment with panoramic views: €550K–€700K
Stone villa with 3 beds, 2 baths, land and vineyard potential: €900K–€1.4M
🏰 Cortona (Tuscany)
“Under the Tuscan Sun” fame — and for good reason
Why people buy here:
Cortona offers a picture-perfect hill town experience with deep history, art, and access to both Tuscany and Umbria. Foreign buyers are drawn to its strong rental market and English-speaking expat presence.
What to do:
Antique shopping, cooking classes, hiking to the Franciscan hermitage, dining at Michelin-rated bistros, and local festivals like the Giostra dell’Archidado.
What you can buy:
3-bed apartment in a historic building with views: €700K–€850K
3-bed, 2-bath countryside villa with olive trees and pool: €1.2M–€1.8M
🌊 Polignano a Mare (Puglia)
Cliffside charm meets coastal buzz
Why people buy here:
This stunning seaside town combines dramatic cliffside beauty with an increasingly upscale dining and cultural scene. Popular for luxury holiday rentals and slow-living seekers.
What to do:
Swim in crystal-clear coves, dine at Grotta Palazzese (inside a sea cave), attend open-air concerts, or enjoy coastal cycling routes.
What you can buy:
Modernized 3-bed apartment with sea views: €800K–€1.1M
Charming 3-bed villa with garden 10 mins inland: €900K–€1.5M
🌾 Cisternino (Puglia – Valle d’Itria)
Trulli country meets slow living
Why people buy here:
This town offers trullo architecture, rich culinary heritage, and peaceful countryside. Buyers love the balance between rural serenity and proximity to beaches and airports.
What to do:
Attend local food festivals, explore on e-bikes, tour artisan butchers, and relax under olive trees with wine and neighbors.
What you can buy:
3-bed trullo apartment in a borgo: €450K–€600K
Restored trullo villa with 2+ hectares and pool: €1.1M–€1.7M
🏞️ Tremezzina (Lake Como)
Accessible luxury on the lake
Why people buy here:
Tremezzina (including Lenno, Mezzegra, and Ossuccio) offers the elegance of Lake Como without the full celebrity markup of Bellagio or Cernobbio. It’s ideal for short-term rentals and lifestyle escapes.
What to do:
Boat around the lake, visit Villa del Balbianello, dine at lakeside trattorias, and hike up Monte Crocione for sweeping views.
What you can buy:
3-bed apartment with lake view terrace and shared pool: €950K–€1.3M
3-bed, 2-bath lakeview villa with garden: €1.5M–€2.2M depending on frontage
🍷 Gaiole in Chianti (Tuscany)
Wine, countryside, and timeless charm
Why people buy here:
For those who want classic Tuscany — wine estates, stone villas, and silence broken only by birdsong — Gaiole is the real deal. It’s also well-connected to Siena and Florence airports.
What to do:
Cycle the L’Eroica route, taste Chianti Classico at family-run vineyards, attend medieval festivals, and enjoy horseback riding among cypress hills.
What you can buy:
3-bed apartment in restored borgo with pool access: €600K–€750K
Detached villa with vineyard, pool, 3 beds, 2 baths: €1.3M–€1.9M
🔑 Final Word:
Whether you’re drawn to sun-bleached cliff towns, wine-soaked hills, or olive-lined country lanes, Italy’s hidden towns offer a new kind of luxury — authentic, rentable, and deeply rooted. In 2025, these are the places where international buyers are choosing value, charm, and lifestyle over crowds.
Let’s Talk
If you’re ready to explore your options — whether buying for business, pleasure, or both — reply to this email or book a call with me here.
Warm wishes,
Matteo Bruschi
Your Trusted Italian Property Advisor
About Italian Property Advisory
YOUR TRUSTED PARTNER IN ITALY
👋 Ciao! I’m Matteo Bruschi — an Italian with a passport full of perspective and a mission rooted in frustration.
After 13 amazing years in Australia, I returned to Italy with two things: a deep love for both countries… and a burning question:
Why is buying property in Italy still so confusing, slow, and risky for foreigners?
I’d seen the worst of both worlds.
In Australia, I worked with buyers’ agents who promised the world and delivered almost nothing. In Italy, I watched developers sweet-talk international clients—then leave them buried in red tape, budget blowouts, and broken expectations. It made my blood boil.
So I decided to do something about it.
I started my advisory service not to sell homes, but to protect buyers.
To represent you, and only you, through every twist and turn of buying property in Italy.
Because I’ve seen too many people fall in love with Italy, only to get lost in translation — literally and figuratively. You deserve better. You deserve a trusted advocate who puts your interests first.
🔍 What I help with:
✔️ Finding the right region, town, and home — not just what’s on the market
✔️ Negotiating with your goals (not the seller’s) at the center
✔️ Vetting and managing lawyers, surveyors, and renovation crews you can trust
✔️ Handling utilities, taxes, and ownership details post-sale
✔️ Acting as your boots on the ground — even if you’re oceans away
This isn’t just about real estate. It’s about making the dream of Italian living possible, safe, and exciting — from your first question to long after you get the keys.
I’m not here to sell you a fantasy.
I’m here to help you find your place in Italy — and do it the right way.
Inside the Italian Market
HELPFUL TIPS
 TIP #1: A rental permit may be required — and it’s not automaticThinking of renting your Italian home short-term on Airbnb or VRBO? In many towns, especially historic centers and tourist zones, you may need a Scia (Certified Notice of Start of Activity) or a specific rental permit. Some municipalities cap short-term rentals entirely, or require you to meet fire safety and accessibility standards. Don’t assume you can list your property the day after closing — check local regulations and plan accordingly. |  TIP #2: Buying through a company might reduce taxes, or increase your complexitySome buyers explore setting up an Italian or foreign company to purchase property, especially if they plan to run a business or limit personal tax exposure. In a few scenarios, this can reduce registration taxes or open up broader deductions. But it can also introduce added costs, annual compliance, and higher capital gains exposure. Always get advice from a cross-border tax advisor before choosing this route. |
 TIP #3: The energy rating of a home can impact both value and running costsItaly requires homes for sale to have an APE (Attestato di Prestazione Energetica) — an energy performance certificate. Many older homes score low (Class G or F), which means higher heating and cooling bills and lower resale value. If you’re buying with rental income or resale in mind, prioritize homes that are energy-efficient or budget for upgrades. In some cases, a better energy rating can even influence mortgage rates. |  TIP #4: Utility setup in Italy can take weeks — plan aheadAfter closing, activating utilities like electricity, gas, and internet is not instant — especially if the property hasn’t been lived in recently. You may need to provide Italian tax codes (codice fiscale), banking details, and even translated documents. If you're managing the process from abroad, or want the home ready for immediate use or rental, work with a relocation or property management expert to avoid delays. |
Until next time,
 | Matteo Bruschi 📧 [email protected] |
Your Trusted Partner in Finding and Securing the Right Property in Italy 🇮🇹