Important Updates on Real Estate Transactions in Italy

As of 2 December 2025, Law No. 182, Article 44 comes into force, bringing significant changes to the rules governing the sale and transfer of real estate in Italy.

The reform mainly concerns properties that were previously received as gifts, providing greater legal certainty for buyers.

The key change is that heirs who are legally entitled to a reserved portion of an estate (so-called “forced heirs”) can no longer reclaim property sold to a third-party buyer. This means that once a property is sold, the purchase is final and the buyer is protected.

This is particularly important for anyone buying property from a seller who received it as a gift: the buyer no longer risks losing the property because of claims by the seller’s heirs.

The heirs still retain certain rights: they can claim money from the seller to ensure their reserved share of the estate is respected, but they cannot make claims against the property itself.

The reform also includes transitional rules: for gifts or estates from before 2 December 2025, heirs must take specific actions within six months of the law coming into force, otherwise the new rules will fully apply.

Overall, these changes make real estate transactions safer and simpler for buyers, while still protecting the rights of heirs.

Milan, 22 December 2025

Avv. Giovanni Babino