The proposta d'acquisto: what you're really signing before the deposit.

Of all the steps in buying property in Italy, the proposta d'acquisto, the purchase proposal, is the one foreign buyers most dangerously misread. In the UK and US, an offer is not binding until much later in the process. In Italy, a real estate transaction becomes binding far earlier: once you sign a proposal and the seller accepts it, you can be legally committed to buy. Treating that document as a casual "expression of interest" is the single most expensive mistake a foreign buyer can make.

What the proposta d'acquisto actually does

When you sign a proposal and the seller signs it back, a binding contract is generally formed on the agreed terms. You typically attach a deposit at this stage, often €5,000 to €10,000. From that moment, walking away without a valid contractual reason can mean losing that money, and the seller can in principle pursue completion.

Understand your deposit: caparra confirmatoria

The legal nature of the deposit matters enormously. Most commonly it is a caparra confirmatoria (confirmation deposit), which carries real teeth:

• If the buyer defaults, the seller keeps the entire deposit.
• If the seller defaults, they must return double the deposit.

This is very different from a refundable holding fee, and it is why the conditions written into the proposal are so important.

The conditions that protect you

A well-drafted proposal makes your commitment conditional, so you are not trapped if something goes wrong. Make sure it addresses:

• Subject-to clauses: mortgage approval, clear title from the Conservatoria, and cadastral plus urban compliance.
• Deposit terms: how much, held by whom, and refundable under exactly which circumstances. Where possible, route the deposit through the notary's escrow (deposito prezzo) rather than a personal account.
• Timeline: dates for the preliminary contract (compromesso) and the final deed (rogito).
• What's included: outbuildings, land parcels, fixtures and access rights.

The compromesso comes next, and raises the stakes

If the proposal leads to a preliminary contract, the deposit typically rises to 10 to 20 percent of the price, and the contract must be registered with the Agenzia delle Entrate within 20 to 30 days. By this point your due diligence should be complete, because the financial commitment is now serious.

The bottom line

Treat the proposta d'acquisto as the real moment of commitment, not a formality. Have an independent advisor or lawyer review it before you sign, because in Italy the protection you want has to be written in before the seller accepts, not negotiated afterwards. If anything is unclear, that is a reason to pause, not to sign faster.

Proposal, compromesso, rogito: how the three stages fit together

It helps to see the whole arc. The proposta is your binding offer, accepted by the seller, with a small deposit. The compromesso (preliminary contract) follows, locking the terms with a 10–20% deposit and a registration deadline. The rogito is the final notarised deed, when the balance is paid and ownership transfers. Your due diligence belongs before the compromesso; by then, problems are expensive to escape.

Routing your deposit safely

Where the money goes matters as much as how much. A genuine deposit is named in the written proposal and routed through the notary's escrow (deposito prezzo), the agency's client account, or a traceable bank instrument, never wired to a personal account to "hold" the property. A request to pay a private IBAN is one of the clearest warning signs of a problem, and a reason to stop and get independent advice.

Common mistakes with the proposta d'acquisto

• Treating it as a non-binding expression of interest.
• Paying the deposit to a personal account instead of escrow or the notary.
• Omitting subject-to conditions for finance, title and compliance.
• Signing before due diligence is complete.

Frequently asked questions

Is a purchase proposal binding in Italy?

Once the seller accepts a signed proposal, it generally becomes binding on the agreed terms.

What is a caparra confirmatoria?

A confirmation deposit: if the buyer defaults the seller keeps it; if the seller defaults they must return double.

Can I make my offer conditional?

Yes, and you should, on mortgage approval, clear title and cadastral plus urban compliance, written in before the seller accepts.

Sources & further reading

• Buying property in Italy in 2026 — Smart Currency Exchange
• Consiglio Nazionale del Notariato