Italy mortgage (mutuo) calculator
Estimate the monthly payment (rata) with the French amortization formula, check LTV and the payment-to-income share against usual bank practice, and compute the one-off purchase costs: imposta di registro or IVA, the mortgage and cadastral duties, the imposta sostitutiva on the loan. You enter the rate yourself - the market moves. A guide, not financial advice.
Payment estimate
Enter the price, down payment and rate to see the estimate.
Context for a foreign buyer
A mortgage on a permesso di soggiorno
No law bars a permit holder from a mutuo, but the bank decides. Per community experience chances are much better with a permanent contract (indeterminato) past probation, 1-2+ years of work history in Italy, residenza and a clean record with an Italian bank. A permesso shorter than the loan is not a blocker: banks look at how renewable your status is, and permesso UE lungo periodo holders have it easier. All of this is practice, not a rule - each bank sets its own terms.
Russian passport: extra checks
Per community experience banks apply enhanced KYC to applications from Russian citizens given the sanctions context: they ask for extra documents on the origin of the down-payment funds, take longer to decide, and moving money from Russia for the deposit can itself be a problem. It is not a ban: approvals do happen, especially with income from an Italian employer and funds already in the EU. Answer requests fully and honestly - hiding the source of funds only hurts.
The Consap state guarantee (Fondo prima casa)
The state first-home mortgage guarantee fund (run by Consap) is active: a 50% guarantee on the loan, rising to 80% for priority categories - including under-36 buyers with ISEE up to 40,000 € asking for LTV above 80% - with a 250,000 € loan cap. The 2025 budget law (L. 207/2024) extended and funded it through 31.12.2027. The separate under-36 TAX exemptions (registro and sostitutiva) ended back in 2023 - only the guarantee remains. Terms change - verify on consap.it.
A guide, not advice and not an offer. Rates, fees, LTV and income treatment differ by bank and change over time; this estimate excludes the TAEG (the all-in cost with insurance and fees), and taxes depend on the details of the deal. Verify figures on agenziaentrate.gov.it and consap.it and compute final terms from the bank's actual offer.
Sources: Agenzia delle Entrate - L'acquisto di una casa: le imposte; Agenzia delle Entrate - L'acquisto con i benefici prima casa; Consap - Fondo garanzia mutui prima casa (normativa); DPR 601/1973 art. 18 - imposta sostitutiva (normattiva.it)
A mutuo as a foreigner: what the bank looks at
An Italian bank underwrites the stability of your income, not your citizenship. The key pieces of the file: contract type (a permanent indeterminato past probation weighs most), work history in Italy, declared income (the CU, a 730 or partita IVA returns - often 2-3 years for the self-employed), residenza, a credit history with an Italian bank and no missed payments. Status matters too: the permesso must be valid and renewable, and per community experience permesso UE lungo periodo holders get approved more readily. The affordability math is the same everywhere: the French-formula payment should not eat more than ~30-35% of net monthly household income, which is why the calculator flags that ratio separately.
LTV: how much the bank will lend at all
The second frame is LTV (loan to value), the loan against the property value. The standard ceiling of an ordinary mutuo is 80%: beyond it you need a bigger deposit or the Consap first-home state guarantee (for under-36 buyers with ISEE up to 40,000 € it covers up to 80% of the loan and runs through the end of 2027 - check consap.it). A foreigner with a short history is per the community often offered less - 50-70% LTV - so a realistic plan is a 30-50% deposit plus ~10% of the price for taxes, notary and agency. The deal itself - proposta to rogito - is covered in buying property in Italy, and the banking side in a mortgage as a foreigner.
TAN and TAEG: which rate to compare
Every bank offer quotes two rates. The TAN is the nominal annual rate the rata is computed from (that is what you enter in the calculator). The TAEG is the all-in cost including file fees, the valuation, mandatory fire insurance and other charges; only the TAEG makes offers comparable. The gap is tenths of a percent, but over 25 years that is thousands of euros. Rates move with the market: per the community fixed offers in 2025-2026 are most often quoted around 3-4%, an orientation and not a promise - read the banks' current fogli informativi. Before a mortgage you also need an ordinary account: where to start is in which bank will open an account.
FAQ
How big a down payment do you need for a mortgage in Italy?
Standard bank practice is a loan of up to 80% of the property value (80% LTV), i.e. a deposit from 20%. Per the community a foreigner with a short history in Italy is often offered less - plan for 30-50%. Add roughly 10% of the price for taxes, the notary and the agency. Above 80% LTV ordinary mortgages are rare - the Consap state guarantee can help for a first home. Practice, not law - each bank sets its own terms.
How is the monthly mutuo payment (rata) computed?
Nearly all Italian mutui amortize on the French schedule (ammortamento alla francese): equal instalments via rata = C x i / (1 - (1 + i)^-n), where C is the loan, i the monthly rate (annual / 12) and n the number of payments. Early instalments are interest-heavy; later ones repay mostly principal. The calculator above shows the rata, total interest and the values plugged into the formula.
Which taxes do you pay when buying a home with a mortgage?
From a private seller: imposta di registro of 2% (prima casa) or 9% - under the prezzo-valore rule computed on the cadastral value (rendita x 115.5 or x 126), minimum 1,000 €, plus fixed ipotecaria and catastale duties of 50 € each. From a company with IVA: 4% (prima casa) or 10% of the price (22% for luxury A/1, A/8, A/9), plus registro, ipotecaria and catastale of 200 € each. On the loan the bank withholds the imposta sostitutiva: 0.25% (prima casa) or 2%. Verify on agenziaentrate.gov.it.
What is the difference between TAN and TAEG?
TAN (tasso annuo nominale) is the nominal annual rate the rata is computed from. TAEG (tasso annuo effettivo globale) is the all-in cost of the loan: TAN plus file, valuation and mandatory-insurance fees and other charges, expressed as an annual percentage. Compare bank offers by TAEG - it is always above the TAN. This calculator uses the TAN you enter, so the true all-in cost is somewhat higher.
Can you get a mortgage on a permesso di soggiorno?
No law forbids it - the bank decides. Per community experience chances improve with a permanent contract past probation, 1-2+ years in Italy, residenza and a track record with an Italian bank; permesso UE lungo periodo holders have it easier. A permesso shorter than the loan term is usually not a blocker: banks look at how renewable the status is. Russian citizens should per the community expect enhanced source-of-funds checks. Observations, not a guarantee.
Is the Consap first-home guarantee active in 2026?
Yes: the 2025 budget law (L. 207/2024) extended and funded the Fondo di garanzia mutui prima casa through 31.12.2027. The base guarantee is 50% of the loan; for priority categories - including under-36 buyers with ISEE up to 40,000 € at LTV above 80% - up to 80%, with a 250,000 € loan cap. The separate under-36 tax exemptions ended in 2023 - only the guarantee remains. Terms and funding change - verify on consap.it.
From the community chats: buying a home and mortgages
There was a program where the government acted as a guarantor, but I haven't seen any foreigners succeed with it. I bought an apartment because the previous buyer couldn't get 80% due to her salary and contract. She held the apartment reserved for 4 months but didn't buy it. When submitting a purchase offer, you need to specify the condition of obtaining a mortgage; if it is not issued, the transaction is canceled.
We thought the mortgage would be cheap, but the conditions turned out to be strict - the first payment is almost half the cost of the apartment. If you are a non-resident with a residence permit, it used to be required to indicate two guarantors, but we decided not to continue. We bought a car without a loan for our daughter.
Where people most often go wrong
- To obtain a mortgage, foreigners require a permanent employment contract and a sufficient down payment, otherwise, there may be difficulties. (4 messages)
Rephrased from open chats of Russian-speaking expats in Italy, with names and identifying details removed. This is lived experience, not legal advice: check rules and figures on the official sites.
What the community asks
- Can a foreigner get a mortgage in Italy?
- Can you buy a home in Italy without a residence permit?
- Does buying property in Italy give you a residence permit?
Short answers from community experience are on the FAQ page.
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