{"id":994,"date":"2026-05-10T07:28:29","date_gmt":"2026-05-10T07:28:29","guid":{"rendered":"https:\/\/flytorelocation.com\/it\/italy-property-sale-plusvalenza-2026\/"},"modified":"2026-05-11T20:17:47","modified_gmt":"2026-05-11T20:17:47","slug":"italy-property-sale-plusvalenza-2026","status":"publish","type":"page","link":"https:\/\/flytorelocation.com\/it\/italy-property-sale-plusvalenza-2026\/","title":{"rendered":"Selling Italian Property Before Moving Abroad 2026: 5-Year Plusvalenza"},"content":{"rendered":"<div class=\"flyto-article\">\n<h1 class=\"flyto-article-title\">Selling Italian Property Before Moving Abroad 2026: 5-Year Plusvalenza Rule and First-Home Exemption<\/h1>\n<div class=\"flyto-byline\"><strong>Flyto Relocation Team<\/strong><span class=\"flyto-byline-sep\">\u00b7<\/span><span>Updated May 10, 2026<\/span><span class=\"flyto-byline-sep\">\u00b7<\/span><span class=\"flyto-byline-badge\">\u2713 Expert team since 2018<\/span><span class=\"flyto-byline-sep\">\u00b7<\/span><span>~2 min read<\/span><\/div>\n<div class=\"flyto-langswitch\" lang=\"en\">Also available in <a href=\"https:\/\/flytorelocation.com\/it-it\/plusvalenza-immobiliare-trasferimento-estero-2026\/\" hreflang=\"it\" rel=\"alternate\">Italiano<\/a><\/div>\n<div class=\"flyto-tldr\">\n<p><strong>Quick answer:<\/strong> Selling Italian property within 5 years of purchase generates taxable plusvalenza, except for a first home (prima casa) used as the main residence for most of the holding period. A 26% substitute tax can be elected as an alternative to ordinary IRPEF. Sales from abroad are possible by notarised power of attorney to an Italian notaio.<\/p>\n<\/div>\n<div class=\"flyto-takeaways\">\n<h3>Key takeaways<\/h3>\n<ul>\n<li><strong>5-year rule<\/strong> for plusvalenza.<\/li>\n<li><strong>First-home exemption<\/strong> if used as main residence.<\/li>\n<li><strong>26% substitute tax<\/strong> optional.<\/li>\n<li><strong>Sale from abroad<\/strong> via notarised PoA.<\/li>\n<li><strong>IMU<\/strong> due until completion.<\/li>\n<\/ul>\n<\/div>\n<figure class=\"flyto-img\"><img src=\"https:\/\/pogjpekgbaurdexnlcsl.supabase.co\/storage\/v1\/object\/public\/content-images\/1777354148425-FLYTO_-_International_removals_-_Kuvaaja_Nuuti_Paananen__40_.jpg\" alt=\"Selling Italian Property Before Moving Abroad 2026 5-Year Plusvalenza Rule and First-Home Exemption\" loading=\"lazy\" decoding=\"async\" \/><\/figure>\n<div class=\"flyto-augment\">\n<h2>The 5-year rule and prima casa exemption in 2026<\/h2>\n<p>Italian capital gains tax (plusvalenza) on real estate disposals follows the rule set in TUIR art. 67 c. 1 lett. b: any property sold within 5 years of acquisition triggers taxable plusvalenza. After 5 years, the gain is fully exempt from IRPEF for individuals, regardless of residency. The rule applies to all owners (including AIRE-registered Italians abroad and non-Italian non-residents).<\/p>\n<p>The prima casa (main home) exemption, however, is even broader: a property used as the main home of the seller (or a close family member) for the majority of the holding period is exempt from plusvalenza even within the 5-year window. The Agenzia delle Entrate applies the prima casa test based on registered residenza \u2014 meaning AIRE-registered owners who left their former prima casa generally lose the exemption unless they re-register before sale or fall within transitional rules.<\/p>\n<p>The 2024 budget law reintroduced an extended prima casa concept for super-bonus 110% renovated properties: gains realised within 10 years of works completion are taxable even if the property was prima casa for the seller. Applies from sales executed after 1 January 2024.<\/p>\n<h2>The 26% imposta sostitutiva: an alternative to IRPEF<\/h2>\n<p>Sellers can choose, at the moment of the rogito notarile (notarial deed), to apply a flat 26% imposta sostitutiva on the plusvalenza in lieu of progressive IRPEF (which can reach 43% plus regional and municipal additions). The choice is made via a written request to the notaio, who acts as withholding agent and remits the tax directly to the Agenzia delle Entrate via modello F24 within 16 days of the deed.<\/p>\n<p>The 26% option is generally advantageous for non-residents and for high-bracket residents. It does not apply to disposals where the prima casa exemption is claimed, nor to gifts or inheritances (which follow separate imposta successioni rules under D.Lgs. 346\/1990).<\/p>\n<h2>Calculating the plusvalenza correctly<\/h2>\n<p>Plusvalenza = sale price minus tax-recognised cost basis. The cost basis includes:<\/p>\n<ul>\n<li><strong>Purchase price<\/strong> from the original rogito (or inherited \/ donated value, see below).<\/li>\n<li><strong>Imposta di registro, ipotecaria e catastale<\/strong> paid at acquisition.<\/li>\n<li><strong>Notarial fees<\/strong> and brokerage commissions documented with invoice.<\/li>\n<li><strong>Capital improvements<\/strong> (manutenzione straordinaria) \u2014 but NOT ordinary maintenance. Each invoice must show the property address and be paid by traceable means.<\/li>\n<li><strong>ISTAT revaluation<\/strong> on the original price for properties acquired more than 1 year before sale.<\/li>\n<\/ul>\n<p>For inherited properties, the basis is the value declared in the dichiarazione di successione. For donated properties, the basis transfers from the original donor with continuity. The Italian-resident donor&#8217;s holding period counts toward the 5-year rule.<\/p>\n<h2>Procedural duties at the rogito notarile<\/h2>\n<p>Italian notaries are by law (D.Lgs. 472\/1997) responsible for collecting plusvalenza tax. The seller declares the option for 26% imposta sostitutiva in the deed itself. The notaio computes the tax, withholds it from the sale proceeds, and remits via F24 within the legal deadline. Failure to declare correctly exposes the seller to IRPEF reclassification plus penalties of 90-180% of the tax due (D.Lgs. 471\/1997 art. 1).<\/p>\n<p>Non-resident sellers without an Italian codice fiscale must obtain one from the consulate or directly at the Agenzia delle Entrate before the rogito. The notary cannot proceed without a valid codice fiscale on the deed.<\/p>\n<h2>Practical decision matrix<\/h2>\n<table>\n<thead>\n<tr>\n<th>Scenario<\/th>\n<th>Plusvalenza taxable?<\/th>\n<th>Best option<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Property sold after 5 years, any residency<\/td>\n<td>No<\/td>\n<td>Standard rogito, no plusvalenza<\/td>\n<\/tr>\n<tr>\n<td>Prima casa sold within 5 years, still residente<\/td>\n<td>No<\/td>\n<td>Prima casa exemption documented in rogito<\/td>\n<\/tr>\n<tr>\n<td>Prima casa sold within 5 years, AIRE-registered<\/td>\n<td>Yes<\/td>\n<td>Plusvalenza taxable; opt for 26% imposta sostitutiva<\/td>\n<\/tr>\n<tr>\n<td>Investment property, 3 years holding<\/td>\n<td>Yes<\/td>\n<td>26% sostitutiva almost always preferred over IRPEF<\/td>\n<\/tr>\n<tr>\n<td>Inherited property sold within 5 years<\/td>\n<td>No<\/td>\n<td>Holding period of decedent + heir; basis = successione value<\/td>\n<\/tr>\n<tr>\n<td>Super-bonus 110% renovation, 8-year holding<\/td>\n<td>Yes<\/td>\n<td>10-year clawback; 26% sostitutiva applies<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<h2>Repatriation of sale proceeds and bank reporting<\/h2>\n<p>For non-resident sellers, the sale proceeds must transit through an Italian notarial bonifico bancario (mandatory traceability under L. 197\/1991 anti-money laundering rules). Italian banks \u2014 Intesa Sanpaolo, UniCredit, BPER, BancoPosta \u2014 apply quadro RW reporting if the seller is still partially resident in Italy in the year of sale. Outgoing wires to foreign accounts are subject to anti-money laundering checks: amounts over \u20ac15,000 trigger sectorial reporting to the Unita di Informazione Finanziaria (UIF).<\/p>\n<p>Coordinate with your bank well in advance. Provide AIRE certificate (see our <a href=\"https:\/\/flytorelocation.com\/it\/italy-aire-registration-2026\/\">AIRE guide<\/a>), foreign IBAN, and treaty residency certificate. Expect 5-15 business days for international wires above \u20ac100,000 due to enhanced due diligence.<\/p>\n<h2>Local taxes around the sale: IMU, TARI, cedolare<\/h2>\n<p>Sellers must settle outstanding IMU (Imposta Municipale Unica) up to the day of the rogito. The notary requests the certificato di regolarita IMU from the comune. Outstanding TARI (waste tax) is similarly settled \u2014 buyers refuse to close on properties with unpaid local taxes. If the property was rented under cedolare secca regime, the seller files final cedolare income via modello redditi PF for the sale year and the contract continues with the buyer unless explicitly terminated.<\/p>\n<p>For the year of sale, the IRPEF imputable income (rendita catastale rivalutata) is split pro-rata between seller and buyer based on days of ownership. See our <a href=\"https:\/\/flytorelocation.com\/it\/italy-property-non-resident-2026\/\">non-resident property guide<\/a> for ongoing IMU and IRPEF rules if you keep other Italian real estate.<\/p>\n<h2>Treaty implications for the foreign country<\/h2>\n<p>Almost all Italian double-tax treaties allocate taxing rights on Italian real-estate gains to Italy (model OECD art. 13(1)). Your country of residence may also tax the gain but must grant credit for Italian tax paid. France, Germany, USA, UK and Switzerland all follow this model. UAE residents typically benefit from full Italian taxation only \u2014 UAE has no personal income tax. Always disclose the Italian sale on your foreign return to avoid double taxation surprises.<\/p>\n<\/div>\n<div class=\"flyto-faq\">\n<h3>FAQ<\/h3>\n<details>\n<summary>First-home exemption conditions?<\/summary>\n<p>The property must have been used as the main residence for most of the holding period.<\/p>\n<\/details>\n<details>\n<summary>Substitute tax?<\/summary>\n<p>26% on the gain, alternative to ordinary IRPEF taxation.<\/p>\n<\/details>\n<details>\n<summary>Sale from abroad?<\/summary>\n<p>Yes \u2014 via notarised power of attorney to an Italian notaio.<\/p>\n<\/details>\n<details>\n<summary>Inherited property?<\/summary>\n<p>Acquisition value equals the value at inheritance; period counts from inheritance.<\/p>\n<\/details>\n<details>\n<summary>Tenant in place?<\/summary>\n<p>The lease transfers to the new owner.<\/p>\n<\/details>\n<details>\n<summary>Can I still claim prima casa exemption if I&#8217;m now AIRE-registered abroad?<\/summary>\n<p>Generally no. The prima casa exemption requires the property to have been your main residence for the majority of the holding period. Once AIRE-registered, your residenza is abroad. Exception: if you sell within 12 months of moving abroad and the property was prima casa during all years before AIRE, transitional case law may apply \u2014 consult a commercialista.<\/p>\n<\/details>\n<details>\n<summary>Should I always choose the 26% imposta sostitutiva over IRPEF?<\/summary>\n<p>Almost always yes for non-residents and high-income residents. IRPEF on plusvalenza can reach 43% plus regional\/municipal additions (up to 47%). The 26% rate is final and avoids reopening your modello redditi PF. Choice is irrevocable and must be made in the rogito itself.<\/p>\n<\/details>\n<details>\n<summary>Are renovation costs deductible from the plusvalenza?<\/summary>\n<p>Yes, but only manutenzione straordinaria (capital improvements) with documented invoices, paid by traceable means (bank transfer, bonifico parlante), and matching the property&#8217;s address. Ordinary maintenance is not deductible. Super-bonus 110% works are deductible only for the share not covered by tax credit.<\/p>\n<\/details>\n<details>\n<summary>How long do I have to declare the sale on modello redditi PF?<\/summary>\n<p>If you choose the 26% imposta sostitutiva, the notaio settles immediately \u2014 no further declaration needed. If you opt for IRPEF, the gain is declared in modello redditi PF for the year of sale, due 30 November of the following year. Non-residents file the same form, simplified.<\/p>\n<\/details>\n<\/div>\n<p>Time the closing relative to your moving date to avoid double housing costs.<\/p>\n<p>Flyto Relocation aligns your move with the closing date. <a href=\"https:\/\/flytorelocation.com\/it\/quote\/\">Get a free quote<\/a>.<\/p>\n<p>See also: <a href=\"https:\/\/flytorelocation.com\/it\/guides\/\">All Italy moving guides<\/a>.<\/p>\n<div class=\"flyto-cta\">\n<h3>Planning your international move?<\/h3>\n<p>Get a personalised relocation quote in 2 minutes<\/p>\n<p><a class=\"flyto-btn\" href=\"https:\/\/flytorelocation.com\/it\/quote\/\">Get free quote \u2192<\/a><\/p>\n<\/div>\n<\/div>\n<p><script type=\"application\/ld+json\">{\"@context\":\"https:\/\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"headline\":\"Selling Italian Property Before Moving Abroad 2026\",\"inLanguage\":\"en\"}]}<\/script><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Selling Italian property before moving abroad 2026: 5-year speculation rule, first-home exemption, 26% substitute tax option, sale by power of attorney.<\/p>\n","protected":false},"author":1,"featured_media":822,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"_et_pb_use_builder":"on","_et_pb_old_content":"","_et_gb_content_width":"","footnotes":""},"class_list":["post-994","page","type-page","status-publish","has-post-thumbnail","hentry"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.3 - 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