Buying property to Cagliari with a dedicated expert

Cagliari's property market is divided into distinct neighbourhoods, each with its own character, buyer profile, and price range. The following overview is based on data from Immobiliare.it (November 2025), the OMI (Agenzia delle Entrate, H2 2024), Tecnocasa (H1 2024), and Tempocasa (July 2025).

• Poetto / La Palma / Saline (seafront east): the most expensive zone in Cagliari, with asking prices reaching €3,750/m² on average (Immobiliare.it, November 2025) and up to approximately €3,500/m² for the best-positioned units (Angela Ciani Immobiliare, 2024). Attracts lifestyle buyers, second-home purchasers, and investors targeting the tourist market. Demand is strong and supply limited.
• Castello (historic hilltop quarter): the medieval fortified district offers panoramic sea views and a unique architectural heritage. Purchase prices are broadly similar to Stampace, with values in the range of €1,500 to €2,000/m² for properties requiring renovation and higher for restored units. Buyers include investors converting properties for short-term use and heritage enthusiasts.
• Marina (historic centre, port area): prices around €1,800/m² for standard stock, rising to €3,000–€3,500/m² for newly restored properties (Tecnocasa, H1 2024). Popular with investors and buyers seeking a central urban lifestyle close to the waterfront.
• Stampace / Punici (historic centre, west): the largest of the four historic quarters. OMI data (H2 2024) places sale prices for apartments between €1,810 and €2,410/m², with an average asking price around €2,670/m² on current listings. Attracts a mix of primary residence buyers and investors.
• Villanova (historic centre, east): the most colourful and lively of the historic quarters, extensively regenerated over the past decade. Prices in the historic centre broadly range from €2,000 to €2,600/m² (Tempocasa, July 2025). Popular with young professionals and buyers seeking a vibrant neighbourhood.
• San Benedetto / Tribunale: a well-established residential district with good services. Purchase prices range from approximately €1,800 to €2,300/m² (Tempocasa, July 2025).
• Bonaria / Monte Urpinu: a sought-after residential area with a quieter character. Prices can reach €4,000/m² for premium villas (Tecnocasa, H1 2024), with more typical apartments in the €2,500–€3,000/m² range.
• Is Mirrionis / San Michele / Monte Claro: the most affordable zone in the city, with an average asking price of approximately €2,179/m² (Immobiliare.it, November 2025). Attracts budget-conscious buyers and investors seeking higher yield potential relative to purchase price.

1. Obtain your Codice Fiscale — apply at an Italian consulate in your home country or at the Agenzia delle Entrate in Cagliari. This is the first practical step for any foreign buyer.
2. Property search and viewings — work with a licensed local estate agent (agente immobiliare) or search platforms such as Immobiliare.it and Idealista. Arrange in-person viewings; remote purchases without a visit carry significant risk.
3. Preliminary offer (proposta d'acquisto) — submit a written offer to the seller, usually accompanied by a small good-faith deposit (typically €2,000 to €5,000). The offer becomes binding once accepted by the seller.
4. Preliminary purchase agreement (compromesso or contratto preliminare di compravendita) — a legally binding private contract signed by both parties, setting out the agreed price, completion date, and conditions. The buyer pays a deposit of 10% to 30% of the purchase price at this stage. Under Italian law (caparra confirmatoria), if the buyer withdraws, the deposit is forfeited; if the seller withdraws, they must repay double the deposit. The compromesso must be registered with the tax authorities.
5. Due diligence and legal checks — your notary or lawyer verifies title, searches for mortgages and liens, checks planning compliance, and reviews all building permits. This phase typically runs in parallel with mortgage processing if financing is required.
6. Final deed (rogito notarile) — signed before a notary (notaio) chosen by the buyer. The balance of the purchase price is paid, all taxes are settled, and ownership is formally transferred. The notary then registers the deed with the land registry (Conservatoria dei Registri Immobiliari).
7. Post-completion — update utility contracts, notify the municipality, and register with the local tax office if applicable. The full process from initial search to completion typically takes 2 to 4 months.

Non-resident foreign buyers can obtain a mortgage from Italian banks to finance a property purchase in Cagliari, but the conditions are more restrictive than those offered to Italian residents.

• Loan-to-Value (LTV): Italian banks typically lend non-residents up to 50% to 60% of the purchase price or appraised value, whichever is lower. Buyers must therefore have a minimum of 40% to 50% of the purchase price available as a cash down payment, plus sufficient liquidity to cover all acquisition costs.
• Minimum loan amount: most Italian banks set a minimum mortgage of €100,000, though some institutions accept applications from €50,000.
• Reciprocity requirement: Italy requires that the buyer's country of citizenship allows Italian nationals to purchase property on equivalent terms. EU citizens face no restriction; buyers from most other countries (including the United States) benefit from bilateral treaties. The Italian Ministry of Foreign Affairs publishes the current list.
• Income documentation: lenders require at least two to five years of stable, verifiable income. Payslips, tax returns, and employer letters are standard. Self-employed applicants face additional scrutiny.
• Currency: Italian mortgages are denominated in euros. If your income is in another currency, lenders will apply a haircut to account for exchange-rate risk, effectively reducing the amount they are willing to lend.
• Valuation gap: if the bank's independent valuation comes in below the agreed purchase price, the LTV is calculated on the lower figure, requiring the buyer to cover the difference in cash.
• Alternative financing: some buyers use equity release or home-equity products in their country of residence to fund the Italian purchase in cash, bypassing the Italian mortgage system entirely.

Engaging a bilingual mortgage broker with experience in cross-border Italian transactions is strongly recommended to identify the most suitable lenders and prepare a compliant application file.

When buying property in Cagliari, several professionals charge fees for their services. Understanding what each covers helps buyers budget accurately and avoid surprises.

• Estate agent (agente immobiliare): under Article 1755 of the Italian Civil Code, the agent earns a commission from both buyer and seller. The buyer's commission typically ranges from 3% to 5% of the final purchase price, plus 22% VAT. This fee is generally due at the signing of the preliminary purchase agreement (compromesso). The agent's service covers property search, viewings, negotiation support, drafting of the preliminary offer, and coordination between parties through to completion.
• Notary (notaio): chosen and paid by the buyer, the notary's fee is approximately 1% to 2.5% of the declared property value. The notary verifies the identities of both parties, conducts title searches, drafts and reads the final deed (rogito), collects and remits all purchase taxes, and registers the transfer with the land registry. The notary acts as a neutral public official, not as an advocate for either party.
• Independent property lawyer (avvocato immobiliare): not legally required but strongly recommended for foreign buyers. Fees typically range from €2,000 to €5,000 depending on complexity. The lawyer reviews all contracts before signature, conducts independent due diligence, advises on legal risks, and can act under power of attorney if the buyer cannot be present in Italy.
• Surveyor or geometra: engaged to verify that the physical property matches the cadastral floor plan and to identify any unauthorised works. Fees vary by property size and complexity.
• Mortgage broker (if applicable): fees vary; some brokers charge a flat fee, others a percentage of the loan amount. Clarify the fee structure before engagement.