Real estate investment in Firenze for North American investors
Legal counsel for US and Canadian citizens investing in the property market of Firenze
Investing in Italian real estate from the United States or Canada
The Italian property market in Firenze and the surrounding province of Firenze offers compelling opportunities for North American investors, whether the objective is portfolio diversification, rental income, or personal use.
However, the legal and fiscal framework governing foreign real estate investment in Italy differs materially from the systems familiar to US and Canadian investors, requiring specialised legal counsel to avoid costly missteps.
The firm is available to assist North American investors at each stage of the acquisition process: from preliminary market due diligence and corporate structuring decisions — including whether to purchase personally or through an Italian or foreign entity — to contract negotiation, building compliance verification, and the execution of the notarial deed.
Where the investor does not intend to be physically present in Toscana, the firm operates under power of attorney.
Corporate structuring for real estate investment in Firenze
The decision of whether to acquire Italian property through a personal purchase or a corporate vehicle — typically an Italian S.r.l.
— has significant implications for tax efficiency, liability protection, and exit strategy.
The firm analyses the client's specific investment profile and objectives to identify the most appropriate structure in light of the client's specific circumstances, considering both Italian tax law and the investor's US or Canadian tax obligations, including US foreign income reporting obligations (FBAR, FATCA) and potential US tax treatment of Italian property income and CRA reporting requirements for Canadian residents.
Managing Italian rental property from North America
Investors who intend to generate rental income from property in Firenze must navigate Italian landlord-tenant law, fiscal obligations including the cedolare secca flat-tax option, short-term rental regulations that vary by municipality, and property management arrangements.
The firm advises on the legal framework applicable to each rental model and advises on structuring the management relationship with a view to supporting compliance and operational efficiency for the absentee owner.
How to proceed — preliminary consultation
The first recommended step is to schedule a thirty-minute preliminary consultation, available in English, to discuss the investment objectives, assess the applicable legal and fiscal framework, and outline the recommended course of action.
The consultation is conducted via secure videoconference and is available across all North American time zones.
- The L'Aurora Law Firm is available for those seeking professional virtual legal assistance and customized solutions in Firenze. We provide a wide range of personalized legal services designed to effectively meet the needs of private clients, companies and professionals.
- Thanks to our constant and continuous updating on applicable regulations and judicial trends, we ensure comprehensive, accurate and cutting-edge legal assistance. Since every client has specific and particular needs, we provide personalized and strategic consultations with the objective of resolving every legal matter without unnecessary delays, whether of personal or professional nature.
- Our approach is based on a thorough, accurate and detailed evaluation of each case, proposing practical, concrete solutions always oriented towards defending the interests and rights of our clients. We believe that mutual trust, absolute transparency and clear communication are the foundation of a good and lasting professional collaboration, which is why we always maintain continuous, open and clear communication with our clients, keeping them constantly informed at every stage of proceedings.
- We offer qualified virtual legal consultations in Firenze and in the region of Toscana, covering various sectors of law, including civil, commercial, corporate, labor and criminal. Whether it involves complex contractual disputes, family law issues or business disputes, we are ready to assist you with expertise and dedication in facing any legal challenge with professionalism, confidence and tranquility.
- Our work is distinguished by passion, dedication and professional rigor with the objective of achieving concrete and tangible results, always aiming at the complete protection and safeguarding of our clients' rights. Contact us for an initial introductory consultation and discover how we can assist you in managing your legal issues with expertise, dedication and professionalism.
I am Lawyer Liliana L'Aurora, registered with the Bar Association of Latina. I practise business distress law and over-indebtedness, in compliance with the Business Distress Code. Crisis Manager in over-indebtedness procedures and insolvency proceedings. I am also registered with the Register of Crisis Managers and the OCC of Latina.
I have acquired experience working at the De Felice Law Firm, focusing on bankruptcy proceedings and real estate sales. I support companies and private individuals in the following areas: commercial law, debt recovery, family law, civil liability.
I obtained my Degree in Law from La Sapienza University in Rome. I continue to develop myself by participating in advanced training courses on business distress issues.
I operate virtually throughout the national territory, using digital tools to provide safe and remote legal consultations.
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Does the law firm handle legal matters related to Firenze?
- The firm provides specialised legal counsel on matters involving Firenze and the surrounding territory — irrespective of the client's place of residence.
- From property disputes to local regulations, employment law to family matters: should a case be connected to Firenze or neighbouring municipalities such as Fiesole, Bagno a Ripoli, Impruneta, the firm is available to assist.
- Consultations are conducted remotely via video call or telephone, without the need to attend the office in person.
- Book a consultation →
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Can legal assistance be obtained for a matter involving Firenze without residing there?
- The firm handles legal matters connected to the territory of Firenze and surrounding municipalities, regardless of where the client is based.
- Cases involving local real estate, commercial activities, contracts, inheritance and disputes tied to the following areas are fully covered: Fiesole, Bagno a Ripoli, Impruneta, Scandicci, Lastra a Signa, Calenzano, Signa, Sesto Fiorentino, Vaglia, San Casciano in Val di Pesa.
- The firm is available to provide qualified legal assistance tailored to each specific situation.
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Does the firm provide legal assistance for over-indebtedness and debt crisis procedures connected to Firenze?
- The firm offers specialised legal assistance for over-indebtedness procedures under Italian Law No. 3/2012 and the Business Crisis Code (D.Lgs. 14/2019), assisting both private individuals and sole traders connected to the Firenze area.
- Available procedures include the debt restructuring plan, the consumer arrangement, and the controlled liquidation of assets — instruments designed to provide a lawful and structured resolution to situations of financial distress.
- Clients residing in or holding assets within Fiesole, Bagno a Ripoli, Impruneta, Scandicci, Lastra a Signa, Calenzano, Signa, Sesto Fiorentino, Vaglia, San Casciano in Val di Pesa and surrounding municipalities may access these procedures with the support of the firm.
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INTERNATIONAL CLIENTS REQUIRING REAL ESTATE AND INHERITANCE LAW ASSISTANCE IN FIRENZE
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Italian property inheritance for US and Canadian heirs in Firenze
- A United States or Canadian citizen who has inherited real property in Firenze or in the province of Firenze is required to complete the Italian succession procedure, regardless of residence abroad. The process entails filing a declaration of succession with the competent Revenue Agency, settling applicable inheritance taxes — which differ substantially from US estate tax provisions — and registering the transfer with the local land registry. Where building code violations affect the property, preliminary regularisation may be necessary before any disposition. Remote assistance may be provided for the principal procedural steps, which may allow the heir to fulfil obligations without travelling to Toscana, depending on the specific circumstances of the case.
- Schedule a preliminary consultation
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Purchasing property in Firenze as a British citizen after Brexit
- Since the United Kingdom's departure from the European Union, British nationals seeking to acquire real estate in Firenze must navigate a distinct regulatory framework. Reciprocity conditions under Italian law must be verified, tax identification must be obtained, and the conveyancing procedure differs markedly from the English system of solicitors and land registry. Furthermore, post-Brexit residence considerations apply where the purchaser intends to reside in the property for extended periods. The firm is available to assist UK clients at each stage of the acquisition process in the Firenze area, from preliminary due diligence and building compliance verification through to notarial deed execution.
- Schedule a preliminary consultation
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Inherited property in Firenze — assistance for Argentine and Brazilian heirs
- Descendants of Italian emigrants residing in Argentina or Brazil frequently inherit property in Firenze or neighbouring municipalities in Firenze. In many instances, the succession chain involves multiple generations and requires reconstruction of civil status documentation across Italian and South American registries. The firm regularly handles cases involving apostilled foreign documents, consular certificates, and multi-party successions where co-heirs reside on different continents. Where the inherited property is encumbered by debts or building irregularities, the firm advises on acceptance with benefit of inventory under Articles 484 and following of the Italian Civil Code, or on strategic renunciation under Article 519 of the Italian Civil Code.
- Schedule a preliminary consultation
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Cross-border property transactions between France and Firenze
- French nationals acquiring or inheriting property in Firenze benefit from EU Succession Regulation No. 650/2012, which permits the choice of applicable law for succession matters. However, the Italian conveyancing system, cadastral regime, and building compliance framework remain exclusively governed by Italian law. The firm provides French-speaking clients with structured guidance through each phase of the real estate transaction or succession procedure in Firenze, ensuring alignment with both Italian regulatory requirements and the client's obligations under French fiscal law, including reporting to the Direction générale des finances publiques.
- Schedule a preliminary consultation
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Selling inherited Italian property from abroad — Firenze and Firenze
- A non-resident heir wishing to sell inherited property in Firenze faces a series of procedural requirements that must be addressed before any transfer can occur. These include completion of the succession declaration, cadastral alignment, resolution of any building code irregularities, and procurement of the required energy performance certificate. The heir must obtain an Italian tax identification number and may grant a power of attorney to enable the firm to act on their behalf before the notary public. Capital gains taxation for non-resident sellers is governed by specific provisions, and applicable bilateral tax treaties must be considered to avoid double taxation in the country of residence.
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FREQUENTLY ASKED QUESTIONS FROM INTERNATIONAL CLIENTS IN FIRENZE
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Can a foreign citizen purchase property in Firenze without Italian residency?
- Yes, subject to the verification of reciprocity conditions under Italian law. Citizens of countries with which Italy maintains reciprocity agreements — including the United States, the United Kingdom, and all EU member states — may acquire real property in Firenze without holding Italian residency. The purchaser must obtain an Italian fiscal code prior to the transaction.
- Schedule a preliminary consultation
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What taxes apply when a non-resident inherits property in Firenze?
- Inheritance tax in Italy is determined by the degree of kinship between the deceased and the heir, with rates ranging from four to eight percent and applicable exemption thresholds. Non-resident heirs are subject to the same rates as residents. Additionally, cadastral and mortgage taxes apply at the time of succession registration. Bilateral tax treaties may affect whether the inheritance is also taxable in the heir's country of residence.
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How long does the property purchase process take in Firenze?
- From the signing of the preliminary contract (compromesso) to the final notarial deed (rogito), the typical timeframe in Firenze ranges from sixty to one hundred and twenty days, depending on the complexity of due diligence, mortgage approval if applicable, and cadastral verifications. Building compliance issues may extend this period.
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Do I need to pay IMU property tax as a non-resident owner in Firenze?
- Non-resident property owners in Firenze are generally subject to IMU (Imposta Municipale Unica) at the applicable municipal rate, which varies by municipality and property category. The primary residence exemption is not available to non-resident owners unless specific conditions are met. The firm advises on the applicable rates and filing obligations.
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