Guide · Holiday homes

A holiday home in Italy: which region suits you?

As of November 2026 · about 8 minutes' read

Italy stretches from the Alps almost to Africa. From southern Germany you can drive to a holiday home on Lake Garda in a morning. For Puglia or Sicily you need a flight. In between lie regions with very different prices, houses and rules. This overview helps you narrow down your choice.

Three questions before choosing a region

• How will you get there? From Bavaria and Baden-Württemberg the lakes and South Tyrol are easy to reach by car, even for a long weekend. Tuscany is a long day's drive. South of Rome you will almost always fly.
• When do you want to be there? In the mountains there are two seasons, summer and winter. On the lakes and in Liguria it is pleasant from Easter to October. In the south the summer is very hot; spring and autumn are the best times.
• Do you want to let it? Then demand, the length of the season and the rules of the region and municipality matter. A house in the countryside often only lets in summer.

The regions at a glance

The figures are rough guides. Prices vary widely within each region: with a lake view, right on the sea or in well-known places you pay many times what you would inland.

Lake Garda and the northern lakes

Lake Garda: For many Germans the lake is the obvious choice. A short journey, lemons and olives on the shore, mountains to the north. In the north around Riva and Malcesine and on the west shore, with towns such as Limone, Gardone and Salò, prices are high and supply is small. The flatter south and the hinterland offer more choice. Many listings are apartments in complexes with a pool. Check the service charges, reserves and the owners' association rules on letting.

Lake Como and Lake Maggiore: Lake Como has become expensive because of international buyers, especially in the central section around Bellagio and Tremezzo. On Lake Maggiore and the smaller Lake Orta prices are more moderate. Many houses sit on steep slopes. Check access, parking and the condition of retaining walls.

South Tyrol

South Tyrol is the region for anyone who wants mountains and Italy together. German is an official language, and contracts are available in German. The market, however, is tight and expensive. Above all, check one special feature: many apartments are “konventioniert”, or tied. They may only be used by people who live or work in South Tyrol, so you cannot use them as a holiday home. The tie is entered in the land register. Get written confirmation before you buy that the apartment is free of it. Many municipalities also severely restrict new second homes. The municipal property tax here is called GIS, and for second homes it is usually higher than for main residences.

Liguria

The Italian Riviera runs as a narrow strip between mountains and sea from the French border to La Spezia. Colourful towns such as Camogli, Portofino or the Cinque Terre, and a mild climate even in winter. Building land is scarce and prices on the coast are high. It gets cheaper in the villages behind, with a sea view and a winding drive up. Many houses are old and sit on slopes, and a parking space is the exception rather than the rule. In the Ponente near France prices are more moderate than on the Riviera di Levante.

Tuscany, Umbria and Le Marche

Tuscany: The classic holiday-home region. Chianti, the Val d'Orcia and the area around Lucca are expensive and in international demand. The Maremma in the south and the area around Arezzo in the east are cheaper. Many listings are old farmhouses (“casale”, “podere”) with land. Conversion is costly and strictly regulated. Check what has been approved, and whether the land includes farmland on which neighbours have a right of first refusal.

Umbria and Le Marche: Hills, medieval towns and olive groves as in Tuscany, but with fewer crowds and lower prices. Le Marche also has the Adriatic coast. Both regions lie in an earthquake zone. For old stone houses, have the structure and any renovation work looked at.

Puglia, Sicily and Sardinia

Puglia: The region at the heel of the boot has been in high demand in recent years. It is known for the trulli of the Valle d'Itria, the white towns and Salento with beaches on two seas. Inland you can still find inexpensive houses, trulli and masserie in need of renovation. Summers are hot and water can be scarce. Check wells, cisterns and mains connections.

Sicily: The island offers a lot of house for little money, especially inland and in the south-east around Noto and Ragusa. Taormina and the coast around Etna are more expensive. Many of the one-euro house schemes are here too. Expect substantial renovation costs and fixed deadlines.

Sardinia: Clear water, plenty of nature and long distances. The Costa Smeralda in the north-east is one of the most expensive coasts in Europe. The south and west are much cheaper. Outside the season many coastal towns are empty, and with few flights in winter the journey is awkward.

Holiday letting: the rules

If you let to holidaymakers in Italy, you have several obligations. Some apply nationally; many are set by each region:

• CIN: Every holiday rental needs a national identification code (“codice identificativo nazionale”). It must appear in every listing and at the property. Without a CIN you face fines, and platforms remove listings.
• Registration with municipality and region: Many regions also require their own registration or notification to the municipality. Commercial landlords have further duties, such as smoke detectors and fire extinguishers.
• Guest registration: You must report your guests' details to the police within 24 hours of arrival, via the “Alloggiati Web” portal.
• Tourist tax: In many places you collect the “imposta di soggiorno” from guests and pay it to the municipality.
• Taxes: On rental income you can choose the flat tax “cedolare secca”: 21 per cent for one property, 26 per cent from the second. Since 2026, letting more than two apartments short term counts as a business. You then need a VAT number and different rules apply.
• Cities with limits: Florence has banned new short-term lets in its historic centre, and other cities such as Venice regulate heavily. Ask the municipality before you buy.

How the purchase itself works and what it costs is explained in Buying a house in Italy. The purchase cost calculator works out the costs for your price.

This article gives a general overview and is not a substitute for legal or tax advice. Prices, taxes and letting rules change and differ from region to region and municipality to municipality. Check them locally before you buy.