Second home for non-residents · Aosta and Aosta Valley
A second home in Aosta Valley, bought from abroad: which banks lend to non-residents, and how much
A chalet in Courmayeur, a flat in Cervinia or at Pila, a house in Cogne to come back to every season. In 2025 Aosta Valley had the fastest-growing property market in Italy, driven by exactly these purchases — and Italian banks treat a buyer who lives in France, Switzerland, the UK or Germany with rules of their own. Not fewer banks: different ones, and different percentages. Better to know them before signing an offer.
- OAM Kìron Partner, broker no. M39
- 30+ banks approached in parallel
- < 30 gg to approval, on average
- 0 € if you do not complete
You only pay if you reach completion
Our advice carries no risk for you: the broker fee is due only if you obtain the loan and sign at the notary. If you do not complete, you owe us nothing. The amount is confirmed in writing before we start, together with all the bank’s charges.
Average timings recorded on applications handled by our advisers. Approval remains the bank’s decision: timings vary with the lender and with how complete your documents are.
What people usually think
Buying from abroad is not the same as buying from Turin
The house is the same. What changes is how the bank reads you: income in another currency, tax return in another language, no Italian credit history. Here is where non-resident buyers usually get caught out.
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“The bank will finance 80%, as in my country”
For non-residents Italian lenders usually stop at 50–60% of the surveyor’s valuation — and the valuation, not the price.
Why
Most Italian banks that lend to non-residents cap the loan at 50–60% of the valuation, some at 70% on a strong profile; only a handful go further, and only with income in euros or Swiss francs. The percentage applies to the surveyor’s figure, not to the price you agreed, and in resorts the two can differ. Plan on a deposit of 40% or more, plus taxes and costs.
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“I’ll just go to any bank in Aosta”
Most branches in the Valley simply do not process non-resident applications. The lenders that do are a short list, and it is worth knowing it before wasting a month.
Why
A non-resident file — foreign tax return, payslips in another format, income to be converted, a tax code to obtain — needs a dedicated procedure that most local branches do not have; the answer is a polite no, weeks later. A few Italian banks and the Italian arms of some foreign groups handle it routinely. We put your file in front of those, with the documents already in the shape they expect.
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“My income in francs or pounds counts in full”
Banks apply a haircut to foreign-currency income, and some only accept euros or Swiss francs.
Why
To protect themselves against exchange-rate movements, most lenders count income in Swiss francs, pounds or dollars at 80–90% of its value, and some accept only euros and francs. A recent contract, a self-employed income or a bonus-heavy salary weigh less again. The lender has to be chosen on the currency you are paid in, before anything else.
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“Renting it out in the season will cover the mortgage”
For the bank, short-term rental income does not exist: the payment has to stand on your income alone.
Why
Aosta Valley has Italy’s highest ratio of short-term rentals to housing stock, and banks know it: seasonal or platform lettings are not counted as income, because there is no registered multi-year contract. Only a registered ordinary lease is taken into account, at 50–70%, and only if it already exists. The plan has to work without the tourists; if they then pay, so much the better.
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Un grazie speciale a Rosa che, con la sua esperienza, mi ha seguito brillantemente nella scelta della banca e del mutuo più adatto alle mie esigenze di acquisto.
Why with us
What we actually do
We tell you the figure before you sign
We calculate the loan-to-value and the sustainable payment with each lender’s parameters for non-residents, not with a generic rule. If the deal does not stand up you know on the first call, not after paying a deposit.
We start from the banks that actually lend to non-residents
Most branches in the Valley do not process foreign files, and some lenders are cautious about resorts. We present your profile to the ones that currently handle these purchases well, instead of finding out after three refusals.
The figure includes taxes, IMU and costs, not just the payment
Registration tax, mortgage tax, valuation, arrangement fee, insurance, annual property tax: we put them on the same sheet as the payment. On a purchase abroad this is what decides whether the numbers work, not half a point of margin.
What a non-resident application looks like, step by step
Before anything else you need an Italian tax code (codice fiscale), which we help you obtain, and an Italian bank account for the monthly payments, which the lender usually opens as part of the process. The file then contains your last two or three tax returns, recent payslips or accounts if you are self-employed, bank statements, proof of the deposit and its origin, and the documents of the property — cadastral extract, energy certificate, planning compliance — which we collect from the seller or the agent. Everything in a foreign language may need a sworn translation: we tell you what actually needs one, because many lenders accept English and French as they are.
The timing is longer than for a resident: count eight to twelve weeks from a complete file to approval, plus the valuation, which in resorts we prepare with care because the surveyor has few comparable sales. Costs are higher too: second-home taxes (9% registration tax on the cadastral value when buying from a private seller, 2% mortgage tax), notary, valuation, insurance and, every year, the municipal property tax. You do not need to be in Italy for the whole process — most steps can be done remotely, with documents signed abroad and legalised — but you or a person holding your power of attorney must sign the deed at the notary in Aosta. We prepare the timetable so that you travel once, at the end, for the signing.
Request a call backHow we work
From the phone call to the signing
- 01
First call
Country of residence, currency of your income, existing loans, purpose of the purchase and timing. By phone or video call, in English.
- 02
Feasibility check
We apply each lender’s non-resident parameters to your overall picture and identify those most open to your country, your currency and the resort you are buying in.
- 03
Offers side by side
The best terms for your case, with taxes, annual property tax and costs already included in the figure.
- 04
File and signing
Tax code, documents, translations, valuation, approval, notary: we run it, and you travel once, for the signing.
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Who chose us
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Quando ormai stavamo perdendo le speranze, è Kiron ad averci trovato, non il contrario. Una coppia che da tre anni cercava disperatamente casa e per una ragione o per l'altra rimaneva sempre a bocca asciutta. Poi è comparsa Rosa Porpiglia e abbiamo trovato anche la casa giusta, che però era sotto pignoramento. Se non ci fosse stata Rosa ci saremmo arresi subito, invece affidarci a lei è stata la mossa vincente: con invidiabile nonchalance e competenza infinita ha gestito tutto il caos del caso, in modo impeccabile.
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Ci siamo rivolti all'agenzia Kiron per l'acquisto della nostra prima casa con tanti dubbi iniziali: non pensavamo saremmo riusciti ad avere un mutuo al 100%. Grazie a Rosa, che è stata la nostra consulente, il nostro obiettivo è diventato realtà. Molto professionale e soprattutto molto disponibile, ci ha supportato in tutto.
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Ho acquistato la mia prima casa: grazie all'aiuto di Davide sono riuscito a ottenere tutto ciò di cui avevo bisogno, in tempi veloci ma soprattutto con grande professionalità. Davide, ti ringrazio tantissimo e ti auguro il meglio.
Start here
Tell us about your situation
Four questions about second home for non-residents. An adviser from the Aosta office who has already read your answers will call you back: no need to repeat everything on the phone.
- You do not need to have found a property yet: the earlier we talk, the better
- No documents to prepare for the first call
- If the deal does not stand up, we tell you straight away
- The initial assessment is free and commits you to nothing
FAQ
Frequently asked questions
Can a non-resident get a mortgage in Italy at all?
Yes. There is no legal obstacle: a foreign citizen or an Italian living abroad can buy and borrow in Italy. The limit is practical — few banks have a procedure for it and the loan-to-value is lower, usually 50–60%. Buyers from the EU, Switzerland and the UK are the simplest cases; for other countries some lenders require additional documents or do not lend at all.
How much can I borrow, and how much deposit do I need?
As a rule 50–60% of the surveyor’s valuation, 70% with some lenders on a strong profile. Since the valuation can be below the agreed price, plan on a deposit of at least 40% of the price, plus roughly 10–12% for taxes, notary and costs on a second home.
Which documents will the bank ask for?
Italian tax code, passport, last two or three tax returns, recent payslips (or accounts, for the self-employed), bank statements of the last months, proof of the deposit and of where it comes from, and the documents of the property. Some lenders ask for a sworn translation of the tax documents; many accept English and French. We give you the exact list for the bank we choose.
Do I have to come to Italy?
Not for most of the process: the assessment, the file and the valuation can be handled remotely, with documents signed abroad and legalised. The deed of sale and the mortgage deed are signed at the notary in Aosta, by you or by someone holding your power of attorney. We organise the timetable so that one trip is enough.
Will the seasonal rental income help the application?
No. Short-term and platform lettings are not counted as income by Italian banks. The monthly payment has to be sustainable on your income alone, according to each lender’s payment-to-income rule — typically a third of net income, all instalments included, in any country.