Bordighera Property

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Take a gentle stroll along the seafront promenade lined with palms and exotic trees and enjoy the panoramic coastal view stretching from Monte Carlo to Genoa before exploring the old town’s medieval maze of tiny, narrow cobbled streets and sampling a delicious and refreshing ‘gelato’; while away a relaxing afternoon sunbathing on the terrace of your luxury penthouse and then head off to the Pallanca Exotic Gardens and its collection of fabulous cacti and succulents set against the backdrop of the sparkling blue sea; treat yourself to a boat trip around the beautiful rocky coastline before coming into town to feast on a delicious lunch of homemade gnocchi with pesto or spaghetti alle vongole washed down with a chilled glass of the local white wine. Located on the Italian Ligurian coast just east of the French Riviera with panoramic views from Monte Carlo to Genoa and blessed with warm, fresh summers yielding to mild and bright winters, there is an excellent range of Bordighera property for sale offering investors the opportunity to become part of this charming and elegant seaside resort.

Bordighera first came to prominence towards the end of the 19th century when Claude Monet visited the resort in 1884. Fascinated by the Mediterranean light and the lush colours, he came to Bordighera mainly to paint the once famous Moreno gardens, which no longer exist, although many of the villas that featured in his townscapes are still standing, including the Villa Garnier, the home of the architect who built the Monte Carlo Casino and the Paris Opera. As well as providing Monet with the inspiration for one of the richest periods in his career, Bordighera also has a rich affinity with the British who flocked to the resort during Victorian times in search of the balmy, Mediterranean climate. Their heritage is ever present in the elegant art deco villas built by the British aristocracy, the Anglican Church now used as a cultural centre and the British cemetery.

Today Bordighera is popular with both foreign visitors and Italians – many of whom have holiday homes here. And partly due to its many year-round English residents, the resort doesn’t shut down entirely in the off-season but provides a quiet winter haven where you can wander along the lovely seafront promenade lined with swaying palm trees or enjoy a relaxing dinner in one of the many good restaurants in the medieval old town.

Although property prices in Italy have been declining for more than seven years, Bordighera property prices remain quite high as demand for Bordighera property remains healthy due to the highly stable rental market which makes Bordighera property a great investment.

There is a wide range of Bordighera property for sale to suit all tastes and budgets ranging from waterfront apartments overlooking the Mediterranean Sea, luxurious villas with private gardens and renovated apartments right in the town centre.

Elegant villas with private gardens and sea views come in all shapes and sizes with prices starting at 1m EUR and going up to around 4m EUR. For example, a modern villa located just above the medieval centre of Bordighera with huge sun terrace, lush landscaped gardens, parking and panoramic views across the Bay of Bordighera would cost in the region of 2.5m EUR or how about a completely renovated villa with marble interiors, infinity swimming pool with wonderful views of the sea for around 1.8m EUR.

Bordighera property also has a good range of penthouses and apartments for sale both in the town centre and down by the water. Those with direct access to the sea or with good sea views cost more with a three bedroom penthouse with private beach going for around 900,000 EUR for example. Apartments in the town centre can be found for between 200,000 EUR and 500,000 EUR again depending on location and size. For example a quiet and light two bedroom apartment with terrace and parking would cost in the region of 210,000 EUR or a three bedroom apartment with panoramic view up the valley towards the sea would be around 400,000 EUR.

Bordighera property provides investors with the perfect opportunity to buy a property on the Italian Riviera and enjoy the ‘Dolce Vita’. Whether you decide to buy an art deco villa with swimming pool and sea views, a modern apartment with direct access to the sea and its own private beach or a charming period apartment right in the town centre, Bordighera makes a perfect holiday and investment destination.

1. Making the Offer to Purchase (Offerta)

Once you have found the property you wish to purchase you will start the process by making a formal offer to the vendor, the estate agent will act on your behalf and put forward the offer, a deposit will be made available, generally around (10,000 - 20,000 EUR). Once the vendor has accepted the offer it will be formalised in writing to the vendor in both English and Italian. If this is accepted the deposit (Caparra Confirmatoria) will be paid to the vendor. This will form a legally binding contract. Neither party may withdraw at this point, the sale can be forced by either party or a claim for damages can be made. If the purchaser withdraws their deposit will be lost, if the vendor withdraws the purchaser can claim twice the deposit in compensation.

2. Signing the Preliminary Contract (Compromesso or Contratto preliminare)

The next step will take place between 1 and 3 months after the offer has been accepted, this is a formal agreement between the vendor and purchaser to sell and buy the property, this agreement is the Preliminary Contract and will contain the conditions and terms of the sale. It is important at this stage that you have a full understanding of all the details contained in the contract. We would strongly recommend that you appoint a Notary who is fluent in English. This document will include the purchase price, a detailed description of the property including completion date and will cover any obligations placed upon the buyer and the vendor. All information relating to the property including any planning permissions for the property and the cadastral details (a public record, survey, or map of the value, extent, and ownership of land as a basis of taxation). Once the Preliminary Contract (Contratto preliminare) has been signed a further deposit (Caparra Confirmatoria) will be paid, this will generally be 10% - 20% of the purchase price. There will also be an estate agents Commission Fee (Provvigione) which will need to be paid at this point.

3. Signing the Final Deed of Sale (Rogito or Atto Notarile)

The purchaser must have a bank account in order to make the purchase on completion. The signing of the final deed of sale which will authorise the transfer of the property must be overseen by a Notary (Notaio). The buyer will select and hire the Notary, but they are members of an independent body of public/professionals who will draft the purchase deed, they will oversee the passing of the title legally from the vendor to the purchaser. The Notary will also verify the legality of the documentation and registration with the Conservatoria dei Registri Immobiliari and the Local Land Register.

4. Formalities to be observed after Completion

Foreign buyers should obtain a certified copy of the Purchase Deed (Rogito), which the Notary will have lodged with the authorities. Generally this will be available to collect around 2 – 3 weeks after completion. The Notary will also give you a form to complete for the the local authority (Questura) who will have been given formal notice of the purchase. Your Notary will help you to complete this form. You will need to contact the utilities companies to set up new contracts (power, water, telephone, gas etc.). If the property is a flat, the condominium manager (Amministratore del condominio) should be informed of change of ownership of the property.

Taxation

Various taxes must be paid on purchases. Registration tax / stamp duty (Imposta di Registro) is calculated on the government’s valuation of the property (Valore catastale). This will vary according to whether the property is being purchased as a holiday home, or as your primary residence. For a holiday home stamp duty will be 10% of the valuation. If you are intending to use the property as your primary residence and apply for residency (Prima casa), providing this is done within 18 months of the property transfer then stamp duty will be reduced to 3% for an existing property and 4% for a new build. This will be paid to the Notary on completion of the purchase.

Land registration, mortgage and cadastral taxes also need to be paid to the Notary on completion. These are one-off payments and are around €168 each.

Once the property has been purchased further taxes must be paid. There is a local council tax ICI/IMU property tax (Imposta Comunale sugli Immobili) of 0.4% to 0.9% of the property’s cadastral value. The rate for this is calculated annually by the council and paid bi-annually in June and December. This rate will be reduced if the property is the primary residence (Prima Casa).

If you are not resident in Italy you will have to declare any income gained from activities in Italy to the Italian Tax authorities. This income will also have to be declared in your country of residence, you will need a double taxation agreement to mitigate against paying twice. This declaration will apply to any income you might obtain from letting a property in Italy. Some expenses incurred on the property may be off-set against the income you derive from letting out the property. This can include management expenses, local taxes, repairs etc.

There is one tax which applies only to holiday homes, there will be a 20% Capital Gain on the difference between the buying price and the selling price if the property is sold prior to 5 years ownership.

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IMPORTANT - Disclaimer :
All information provided is believed to be current and provided free of charge. No liability can be accepted for the reliability of the information and statements made as this is obtained from 3rd parties. We always recommend you take legal advice from a fully qualified Lawyer or Notary before buying a property overseas.

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