Success Stories

How Anita & Gjalt Nearly Lost €10,000 When Buying a House in Italy — and Found a Safer Home Instead

Buying a House in Italy: When Dreams Meet Reality

When Anita and Gjalt first contacted me in May 2022, their dream was clear: they wanted a refuge on Lake Iseo, a place to slow down and enjoy life. They had fallen in love with an apartment in Parzanica, in a residence with a pool and breathtaking lake views. The seller accepted their offer, and with enthusiasm they wired a €10,000 deposit — the first step toward their second home in Italy. But soon after, a hidden problem surfaced: the property had an unapproved building alteration. Not even the seller knew. The actual bank transfer of the deposit for the Parzanica property. Without proper checks, this money could have been lost. For Anita and Gjalt, the shock was devastating. Their Italian dream suddenly looked like a legal and financial trap.

Lake Iseo Property Case Study: Protecting Foreign Buyers

At that point, many buyers would have been left alone. But as their property advisor in Italy, my role was to protect them. I immediately commissioned an independent technical report, which confirmed the problem: the kitchen had been built without approval. This meant there was no safe path forward. Excerpt from the independent technical report: the apartment was not compliant with planning regulations. As stated, “Ad oggi pertanto l’immobile non è commerciabile” — making the sale legally impossible. After receiving the report, I contacted the municipality, consulted local technicians, and explored whether a sanatoria could fix the issue. I also mediated with the seller, buying time while Anita and Gjalt debated what to do. Their reactions reflected a common reality for international couples: Anita, more cautious, feared wasting money and peace of mind. Gjalt, more determined, was willing to take risks not to lose the property. My job was to keep them calm, explain every scenario, and ensure their final decision was informed. The truth was harsh: regularizing the abuse would have been long, uncertain, and costly. Continuing meant stepping into a tunnel with no guarantee of exit.

The Solution: Walking Away to Find Better Options

After days of tension and careful advice, Anita and Gjalt made the hardest but wisest choice: they walked away. The €10,000 deposit was returned, and although their hopes felt shattered, they had avoided a potentially disastrous mistake.

Then destiny offered a second chance. Some months later, they found another apartment — just as beautiful, with spectacular lake views, but this time fully compliant and risk-free. With my guidance, they closed the purchase safely.

The Results: A Safe Second Home in Italy

Today, Anita and Gjalt enjoy their Italian dream without hidden worries. For the past year they’ve also signed a maintenance agreement with me: I keep their property clean and ready, even when they’re abroad. They now have exactly what they wanted at the beginning: a home in Lombardy, overlooking Lake Iseo, built on solid foundations. No legal traps, no sleepless nights — just the joy of arriving and saying “this is our home.”

What This Case Teaches

For many foreigners, buying property in Lombardy or the Northern Italy lakes looks simple. The views are enchanting, the lifestyle irresistible. But without proper due diligence, hidden risks like unapproved works or non-compliant layouts can destroy both finances and peace of mind. Anita and Gjalt’s case shows why working with an independent property advisor in Italy makes the difference: not to close deals at all costs, but to protect buyers and ensure their Italian dream rests on safe ground.

Want to Avoid the Same Mistakes?

Most foreign buyers in Italy fall into the same traps — from trusting what they see, to relying too much on agents or notaries. Anita and Gjalt’s case shows why working with an independent property advisor in Italy makes the difference: not to close deals at all costs, but to protect buyers and ensure their Italian dream rests on safe ground.

Your Next Step

Are you considering buying a house in Italy? Don’t let enthusiasm blind you to hidden risks. In a free 30-minute call, I’ll show you:

And if you later decide you want ongoing support, my trusted team can also take care of your home — just like we do for Anita & Gjalt.

FAQ

Buying a House in Italy: Lessons from Anita & Gjalt

What happens if there is an abuse in an Italian property?

Unapproved building works (abusi edilizi) are a serious risk. They can prevent the sale, block financing, and expose buyers to legal and financial problems. Notaries certify ownership but don’t verify planning compliance. That’s why an independent property advisor in Italy is crucial to identify these issues before signing

Can foreigners get their deposit back in Italy if the property has problems?

Yes, if the issue is serious and properly documented, the buyer can usually withdraw and claim the deposit back. In Anita & Gjalt’s case, their €15,000 caparra was fully refunded once the irregularity was confirmed — but only thanks to timely checks and professional mediation.

Can foreigners get their deposit back in Italy if the property has problems?

Yes, if the issue is serious and properly documented, the buyer can usually withdraw and claim the deposit back. In Anita & Gjalt’s case, their €15,000 caparra was fully refunded once the irregularity was confirmed — but only thanks to timely checks and professional mediation.

Is buying a house in Lombardy safe for foreign buyers?

Yes, Lombardy is one of the strongest real estate markets in Italy, especially around the lakes (Como, Garda, Iseo). But “safe” doesn’t mean automatic: due diligence is key to avoid hidden risks like condo debts, planning violations, or overestimated rental potential.