What buying a Milan home
really costs.

Purchase taxes — statute

On a purchase from a private seller, registro tax is 2% of the cadastral value for a prima casa and 9% otherwise, never less than €1,000 per deed, plus imposta ipotecaria and catastale of €50 + €50. The cadastral value is the rendita catastale × 1.05 × 110 for a prima casa, or × 1.05 × 120 otherwise, when the buyer asks for the prezzo-valore rule in the deed.

On a purchase from a builder who sells under IVA, IVA applies to the price instead (4% / 10% / 22% for a prima casa, any other home, and categories A/1, A/8 and A/9), with registro, ipotecaria and catastale at €200 each. A mortgage adds imposta sostitutiva (0.25% / 2% for a prima casa, otherwise).

Listings rarely state the rendita catastale, and it is not guessed here. Without it, registro tax is shown as a range: from the per-deed minimum up to the rate applied to the price, which is what you would owe without the prezzo-valore request. The totals budget the upper figure until you enter the rendita.

Mortgage — loan-to-value limits

A mutuo fondiario is a medium- or long-term loan secured by a first-ranking mortgage on real estate (art. 38 TUB). The Banca d'Italia, following a CICR deliberation of 22 April 1995, caps it at 80% of the value of the mortgaged property, or of the cost of the works. The cap can be raised up to 100% when integrative guarantees are provided: bank or insurance guarantees (fideiussioni), public guarantee funds, guarantee consortia and a few others. The guarantees must be large enough that the loan is no more than 80% of the property's value plus the guarantees.

The limit is measured on the value of the mortgaged property, which the bank assesses in its own appraisal (perizia) and which can be lower than the price. The percentage you enter here is computed on the price, so it is an approximation of the bank's own ratio. A loan equal to the whole price still leaves the taxes, the notary and agency fees and the other costs to be paid in cash.

The Fondo di garanzia per la prima casa, managed by Consap, is a public guarantee on loans to buy a main residence. It covers 50% of the principal, on loans of up to €250,000. When applying, the borrower must not own another home, including abroad (except a home inherited and lent free of charge to parents or siblings). The home must become the borrower's main residence, must not be in categories A/1, A/8 or A/9 and must not have the luxury features of ministerial decree no. 1072 of 2 August 1969; that last condition cannot be checked from a listing, so it is not applied here.

Access is reserved to priority categories: married or cohabiting young couples whose household was formed at least two years ago and in which at least one member is under 36; single-parent households with minor children; tenants of IACP public housing; people under 36; and families with three, four or five or more children under 21 and an ISEE of at most €40,000, €45,000 or €50,000 respectively. From August 3, 2026 the list also includes people with a permanent disability under art. 3, paragraph 3, of law 104/1992, and members of a household that has included for at least two years a cohabiting child or sibling of the applicant with such a disability.

The guarantee can be raised to 80% of the principal under two separate rules: for the disability categories, when the ISEE is at most €40,000, whatever the size of the loan relative to the price; for the other categories, on loans above 80% of the purchase price including accessory costs, with an ISEE of at most €40,000, for applications up to December 31, 2027. The percentage you enter here is computed on the price alone, which is never lower than the ratio on the price plus accessory costs: the guarantee may therefore be mentioned for a loan that does not exceed the threshold.

This is general information about the rules, not an assessment of any buyer: whether a loan can be granted, for how much and on what guarantees is for the bank to decide. Check with the bank.

Mortgage — monthly payment

The monthly payment is the standard French amortisation: equal monthly instalments of principal and interest at a constant rate, payment = P × i ÷ (1 − (1 + i)^−n), where P is the loan, i the nominal annual rate (TAN) divided by 12 and n the number of months. At a rate of 0%, it is P ÷ n. The total interest is what you repay beyond P, and the total cost of the mortgage adds to it the mortgage costs already in the closing costs. Insurance or collection charges that a bank may add to the instalment are not modelled.

The rate is the one you enter. The market averages beside the field are Banca d'Italia's, from its monthly statistics on new house-purchase loans to households (August 2026): the average nominal rate, which is net of fees like a TAN, and the same average split by the period for which the rate is initially set. Banca d'Italia does not publish a fixed/variable split: a rate set for up to a year is typically a variable-rate loan, a longer one typically a fixed- or mixed-rate loan. The TAEG in the same table also counts fees and mandatory insurance, so it is higher and cannot stand in for a TAN. They are averages, not an offer.

This is a calculation on the amount, term and rate you choose. It does not say whether a loan can be granted or sustained: that is for the bank to decide. If the rate is variable the payment will change over time; the figure is computed at the rate you entered, today.

Fees — published ranges

Notary, bank and insurance figures are typical published ranges, shown from low to high with a budgeted central value. The agency fee is your input (typically 2%–3% plus IVA, owed when a proposal is accepted, not at the deed). Ranges that could not be confirmed as current, or that cite no public source, are labelled indicative.

Each published range is re-checked against its source on a fixed schedule. A range past its review date is marked “to be checked” and counted in a note above the table: it is still shown, but it may no longer be current.

Renovation — Milan prices, indicative

Works are priced per m² by tier, assumed to exclude IVA, then IVA at 10% and a contingency on the works are added, plus technical fees and filings from the medium tier up (light works are edilizia libera and need no filing). The tier suggested for a listing follows its stated condition and can always be changed.

The € per m² figures are Milan prices. This calculator is for homes in Milan: the same works would cost a different amount elsewhere.

The source of the € per m² figures does not say whether they include IVA. They are assumed to exclude it, since IVA is added separately here: if they already include it, the works are overstated by about that IVA. This is an unconfirmed assumption, and one more reason the table is labelled indicative. The regional public-works price list that the source itself cites, Regione Lombardia's Prezzario 2026, states that its prices are always net of IVA; that fixes the convention of public price lists, not the basis of these figures.

Renovation works on homes carry a reduced IVA of 10% (art. 7, paragraph 1, letter b of law 488/1999; from 1 January 2027, art. 35, paragraph 4 and table A, part IV, no. 121 of Legislative Decree 10/2026, the IVA consolidated text). For ordinary and extraordinary maintenance, “significant goods” (beni significativi: lifts, windows and doors, boilers, video door-entry systems, air-conditioning equipment, sanitaryware and bathroom taps, security systems, as listed in the ministerial decree of 29 December 1999) supplied under the works contract get the reduced rate only up to the value of the contract net of those goods, and the excess is taxed at 22%. Materials bought directly by the client, goods supplied by someone other than the contractor and professional services are at 22% too. For restoration, conservative rehabilitation and rebuilding works the reduced rate applies in full.

This calculator applies a flat 10% to the works and the contingency. The share of significant goods in a contract, and which of those regimes the works fall under (a technician's call), cannot be read from a listing and are not guessed: the IVA shown can therefore be an underestimate. The technical fees range is taken as including IVA.

Bonus ristrutturazione

A deduction from income tax on renovation spend, up to €96,000 per home and spread over 10 years. The rate depends on the year the works are paid. It is shown apart and never subtracted from the totals. Light works (paint, overlay floors, internal doors) are ordinary maintenance and do not qualify on their own, but can become eligible when they are part of a larger extraordinary-maintenance intervention.

Sources

• Agenzia delle Entrate — Guida per l'acquisto della casa (ottobre 2025)
• Studio Madera — costo del notaio
• Notaionline — costo del notaio per il mutuo
• Facile.it — spese accessorie del mutuo
• Normattiva — D.Lgs. 385/1993 (TUB), art. 38 (credito fondiario)
• Banca d'Italia — Istruzioni di Vigilanza, Titolo V, cap. 1 (credito fondiario)
• Consap — Fondo di garanzia per la prima casa
• Normattiva — D.L. 73/2021, art. 64, comma 3 (garanzia elevata all'80%, limiti ISEE)
• Normattiva — D.L. 66/2026 (L. 116/2026), art. 4-bis (categorie con disabilità)
• Banca d'Italia — Banche e moneta: serie nazionali, Tavola 2.4 (tassi sui nuovi mutui)
• GHLE — quanto costa ristrutturare casa a Milano nel 2026
• Regione Lombardia — Prezzario regionale dei lavori pubblici 2026, Parte 1 (guida alla lettura: prezzi al netto di IVA)
• Agenzia delle Entrate — Ristrutturazioni edilizie: le agevolazioni fiscali (ottobre 2025), IVA e detrazione
• Normattiva — D.L. 63/2013, art. 16 (detrazione per le ristrutturazioni edilizie, testo vigente al 31 dicembre 2026)

Found an error, or want something added? Open an issue on GitHub →