Italy farmhouse Move-in ready

3 bedrooms country house, 300 m² Perletto, Cuneo (province)

Perletto, Piedmont, Italy

€195,000

3 bedrooms country house, 300 m² Perletto, Cuneo (province)

Key facts

Bedrooms
3
Bathrooms
2
Interior
300 m²
Land
5 m²
Type
farmhouse

Features

  • Garden
  • Move-in ready

About this property

Perletto, a true gem amongst the hills of the Asti Langhe, surrounded by woods, vineyards and hazelnut groves, nestled close to a charming hamlet, is home to this property complex comprising two residential units as well as approximately 5 hectares of land, most of which is contiguous. The property is accessed via a tarmac road; the very last stretch, just a few metres long, is a dirt track leading to the residential buildings. - The first building, the larger of the two, on the right-hand side of the narrow road, comprises a spacious, dry, concrete basement garage with new concrete slabs, capable of accommodating two cars, a tractor and a motorbike. There is also a storage area for small agricultural tools, a utility room and a beautiful barrel-vaulted cellar; at the far end of this is a well hewn into the rock, over 30 metres deep, with spring water. Also in the basement is a cistern capable of holding approximately 24 cubic metres of reserve water. Accessible both externally via a staircase and internally from the cellars, we reach the main living floor, which features a lovely living area, a kitchen-diner, a bathroom and a beautiful outdoor seating area overlooking the garden, as well as a staircase leading to the first floor, where there is a bedroom, a further study/bedroom and a bathroom. - On the left-hand side of the road stands a chalet which has a workshop of approximately 25 m2 in the basement; on the upper floor is a studio flat of the same size, comprising a living area with a kitchenette, a small bathroom and a small mezzanine with a double bed and a wardrobe. - Continuing along the dirt track, which is also part of the property, there is a stone wood-fired oven, still featuring the stone 'lose' from a temple on its roof. Mains water, electricity, an Imhoff tank, and a good internet connection. Heating is provided by wood-burning stoves; the water supply is connected to the mains water network and there is a connection to the electricity grid. Double-

Location

Approximate location based on the listing's town. Confirm the exact address with the agent.

How to buy this property

Typical process in Italy — 2–4 months from accepted offer to keys. Tell us where you're buying from:

What's different for you

  • If this will be your main home (and you’ll be resident in that comune within 18 months), the “prima casa” rate cuts registration tax from 9% to 2% of the cadastral value.
  • A main home is also exempt from the annual IMU property tax.

What's different for you

  • No restrictions. You need a codice fiscale (tax code), which is free and quick to get from a consulate or the Agenzia delle Entrate.
  • As a second home you’ll pay 9% registration tax on the cadastral value and annual IMU (around 0.86–1.06% of the revalued cadastral value).
  • If you move here and become resident within 18 months, you can claim the 2% prima casa rate.

What's different for you

  • Italy applies “reciprocity”: you can buy if Italians can buy in your country. UK, US, Canada and Australia all qualify, and the notary confirms this.
  • Owning property doesn’t give you a visa. Living here needs an elective residence visa or similar, otherwise you are limited to 90 days in any 180.
  • Italian mortgages for non-EU non-residents are rare and capped at about 50–60% loan-to-value. Most buyers pay cash or borrow at home.
  • The notary must be sure you understand the deed. If you don’t speak Italian, a sworn translator and an English version are required (budget about €500–€1,000).

Next steps

  1. 1

    Get a codice fiscale

    1 day – 2 weeks

    Every buyer needs an Italian tax code before signing anything. It’s free from an Agenzia delle Entrate office or an Italian consulate.

    For you: You already have one — skip ahead.

  2. 2

    Written offer (proposta d’acquisto)

    1–2 weeks

    A written offer, usually with a deposit cheque. Once the seller accepts it, it becomes binding on both sides, so get the survey checks underway first or make it conditional.

  3. 3

    Survey and compliance checks

    2–6 weeks

    A geometra (surveyor) checks that the building matches the cadastral plans and the planning permits (conformità urbanistica e catastale). Your lawyer checks title and debts.

  4. 4

    Preliminary contract (compromesso)

    2–6 weeks after the offer

    You pay a deposit of 10–30% (caparra confirmatoria). If you pull out you lose it; if the seller pulls out they pay double. The contract must be registered within 20 days.

  5. 5

    Rogito at the notary and keys

    1–3 months after the compromesso

    You sign the final deed before the notary, pay the balance and the taxes, and get the keys. The notary then registers the transfer.

    For you: You can sign through a power of attorney (procura) made at an Italian consulate abroad.

    For you: You can sign through a power of attorney (procura) made at an Italian consulate abroad.

Buying costs on €195,000

Registration tax (imposta di registro)

9% of the cadastral value (2% for a main home)

The cadastral value is usually well below the market price (often 10–60% of it), so the real cost is typically 1–5.5% of the price. Buying from a developer means 10% VAT on the price instead.

 €1,950–€10,725

Estate agent fee (buyer’s share)

2–4% + 22% VAT

In Italy both the buyer and the seller usually pay the agent.

 €4,680–€9,555

Notary

≈ €2,000–€5,000

Plus about €100 in fixed mortgage and cadastral taxes.

 €2,000–€5,000

Geometra survey and lawyer (recommended)

≈ €1,500–€4,000

A sworn translator for non-Italian speakers adds about €500–€1,000.

 €1,500–€4,000
Estimated total on top of the price €10,130–€29,280

Pitfalls to watch

  • Unregistered works (abusivismo): extensions, pools or converted outbuildings that don’t match the cadastral plans can stop the sale or need a costly amnesty. Get the geometra report before the compromesso.
  • The proposta becomes binding once accepted. Don’t sign one “to hold the house” unless you’re prepared to go through with it.
  • Rural houses: check road access (servitù di passaggio), the water source (mains or a well) and the septic system. Many cheap farmhouses have none of these sorted.
  • “€1 houses” come with a binding renovation commitment (often 1–3 years) and a guarantee deposit. Budget for the full renovation, not the €1.
  • Seismic risk: much of central and southern Italy is in high-risk earthquake zones. Check the zone, and whether the building has been seismically improved.
  • Declare the full price in the deed and never pay part in cash — it’s illegal and voids your protections.

General guidance, last reviewed October 2026 — not legal or tax advice. Rules change and every purchase is different, so confirm with an independent local lawyer or notary before you sign anything.

Buying property in Italy

Read our complete guide — fees, visas, taxes, and everything overseas buyers should know before making an offer in Italy.

Read the Italy buying guide