4+4 or canone concordato?

The 4+4 lets you set a market rent over a long horizon. The 3+2 concordato caps the rent to a locally agreed band and returns it through reduced registration tax and IMU. Run both.

What deposit is normal?

Up to three months' rent, and it legally accrues interest to the tenant. Registration is the landlord's duty, not a favour.

Italy · EUR

Rentin Rome

The default Rome lease is 4+4: four years, renewed for four more unless the landlord has a statutory reason not to. The alternative is the canone concordato 3+2, which caps the rent against a local agreement and pays back in tax relief.

Milan Florence Turin Naples Bologna

Notaio-verified path

Cadastral rendita checked

3D map

9% / 2%registro: second home vs prima casa

Renditacadastral value is the tax base on resale

Codice fiscalerequired before the notaio will close

IMUannual municipal tax on non-primary homes

What a purchase really costs

€300,000 home in Rome

Imposta di registro (second home) (9%): €27,000
Notaio (≈1.5%): €4,500
Imposte ipotecaria & catastale: €600
Agency, buyer side (3% + 22% IVA): €10,980
Cash needed at the notaio: €343,080

≈ +14.4% over the price. Registration tax is 9% for a second home and 2% under prima casa relief — and on a resale between private parties it is charged on the cadastral value (prezzo-valore), which is usually well below the price you pay. Prima casa is for people who move their residenza within eighteen months, not for holiday buyers.

Rentals run on rules

The rent side, in three lines

The 4+4 contract is the default: four years, renewed four more unless the landlord has a statutory reason.
Cedolare secca lets a landlord swap progressive IRPEF for a flat substitute tax, but freezes the ISTAT indexation.
Every lease must be registered with the Agenzia delle Entrate — an unregistered contract is void against the tenant.

Eviction runs through the court calendar, not the contract. Underwrite the timeline, not the brochure yield.

Cities

Six metros, one national deed

Registration tax is national; the base, the IMU rate and the condominio are local. A Milan yield and a Naples yield do not survive the same spreadsheet.

Every lease must be registered with the Agenzia delle Entrate. An unregistered contract is void against the tenant, which means the landlord loses the terms and keeps the obligations.

Cedolare secca lets a landlord swap progressive IRPEF for a flat substitute tax, at the cost of freezing ISTAT indexation for the term. On a long lease in an inflationary year that trade is not obviously good.

Possession runs through the court calendar, not the contract. Any Rome yield model that assumes a fast recovery of the property is a marketing document.

FAQ

4+4 or canone concordato?: The 4+4 lets you set a market rent over a long horizon. The 3+2 concordato caps the rent to a locally agreed band and returns it through reduced registration tax and IMU. Run both.
What deposit is normal?: Up to three months' rent, and it legally accrues interest to the tenant. Registration is the landlord's duty, not a favour.

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