The visura catastale, explained: what the Italian records show, and who checks them.
// Short answer
Two public records describe an Italian property. The Catasto describes it physically and sets the rendita catastale used for taxes; the visura catastale is its extract. The property registers show transfers and mortgages; the ispezione ipotecaria searches them. Both can be requested online from the Agenzia delle Entrate. The notary checks them before the deed.
Rules and rates as of September 2026. IMU is set by each comune and income tax articles are renumbered from 1 January 2027, so check the dated items again before you sign. Every figure links to its source.
On this page
What is a visura catastale?
The extract from the Catasto, Italy's cadastre. It gives the property's physical description, its cadastral category and the rendita catastale, the cadastral income used to calculate taxes such as IMU and, on request, the purchase tax. It can be requested online from the Agenzia delle Entrate, paid for non-owners.
The planimetria catastale is the cadastral floor plan filed with it. Together they describe what legally exists at the address.
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What is an ispezione ipotecaria?
A search of the property registers, now run by the Agenzia delle Entrate. It shows transfers (trascrizioni), mortgages (iscrizioni) and annotations: in other words, who owns the property and what liens exist. It is free for the owner of a right in the property; others pay the statutory fees.
Use it to confirm the seller is the owner and to see any mortgage that must be cleared at or before the deed.
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Why must the deed match the cadastral records?
Because the law makes it a condition of validity. The final deed must state the cadastral data and refer to the floor plans filed at the Catasto, with the owners' declaration that the actual state matches them, or a technician's conformity certificate. Otherwise the deed is null.
The notary must also check the cadastral owners against the property registers. If the floor plan does not match the property, the fix is made before the deed, not after.
How is the cadastral value calculated in Italy?
From the rendita catastale. For the purchase tax option, cadastral value is rendita times 1.05 times 120 (110 for a first home). For IMU on housing, the base is the rendita revalued by 5% times 160. Both usually give a figure below the market price.
The Agenzia delle Entrate's worked example: a rendita of EUR 900 gives a purchase-tax base of EUR 113,400. Detail on the option: Italy property buying costs.
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What is the rogito?
The final deed of sale (atto di compravendita), signed before a notary. Ownership passes with it, not with the preliminary contract. It must state how the price was paid and whether an estate agent was used, with the agent's details and fee, under penalties of EUR 500 to 10,000.
The notary pays the registration, mortgage and cadastral taxes when registering the deed. A preliminary contract can itself be recorded in the registers, protecting the buyer, only if it is notarised or notarially authenticated.
Is the system different in Trieste or Bolzano?
Yes, as reported. In the provinces of Trieste, Gorizia, Trento and Bolzano and some municipalities nearby, the former Austrian land-book (tavolare) system applies. There, ownership between living persons passes only when entered in the land book, unlike the rest of Italy.
If you are buying in those areas, ask the notary how the land-book entry is handled.
// Buying in Italy?
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See the $499 report, page by pageFrequently Asked Questions
Where can I get a visura catastale?
Does the visura catastale prove ownership?
What is the rendita catastale?
Who checks the records when I buy in Italy?
What is a codice fiscale?
Header photo: Amaunet, CC BY-SA 3.0, via Wikimedia Commons. All credits: image credits.