Contact Me

Success Stories

From Dream to Smart Investment: How a Russian Buyer Secured His Second Home in Italy

Buying a House in Italy: What Can Go Wrong

When Victor, a Russian buyer, purchased a holiday apartment on Lake Iseo in 2014, he turned to me for advice.  After years of traveling across Italy, Victor wanted to turn his passion into something lasting: a second home. Instead of choosing the better-known Lake Como or Lake Garda, he fell in love with Lake Iseo — a hidden gem among the Northern Italy lakes. With my guidance as an independent property advisor, he was able to complete the purchase safely and without unpleasant surprises. But like many foreigners buying property in Italy, he soon faced unexpected challenges.  At first, the apartment was only a personal retreat. But reality soon set in: the home stood empty for most of the year, generating costs without value.  Meanwhile, Victor’s financial situation changed — the ruble collapsed, reducing his purchasing power abroad. Like many who earn in rubles and spend in euros or dollars, he realized his Italian dream risked turning into a financial burden. For foreign buyers, this is a common trap when buying property in Lombardy or in other lake districts: the emotional dream doesn’t always match the financial reality. Without a clear plan, a second home can quickly turn from an asset into a liability.

From Dream to Smart Investment: How a Russian Buyer Secured His Second Home in Italy

By 2016, it was clear something had to change. That’s when I advised Victor to rethink his approach. The problem wasn’t the property itself — it was the lack of a strategy. A second home in Italy must either be fully enjoyed or managed as a productive investment. We decided to introduce the apartment to the short-term rental market. Victor’s Lake Iseo apartment — once sitting empty, now carefully prepared for guests and always ready for his family holidays. This allowed Victor to cover expenses, protect his property, and even generate a return. At first, results were modest — especially during the COVID years — but with compliance checks, optimized listings, and later the addition of a revenue management team, performance grew steadily.

Performance Results (2021–2025)

Year Occupancy % Revenue (€)
2021 59.7% €11,472
2021 59.7% €11,472
2021 59.7% €11,472
2021 59.7% €11,472
2021 59.7% €11,472
2021 59.7% €11,472

By 2024, the apartment achieved nearly 74% occupancy and almost €19,000 annual revenue.

What began as a dormant cost had become a safe property investment in Italy, balancing lifestyle with financial security.

Performance Results (2021–2025)

Year
Occupancy %
Revenue (€)
2021
59.7%
€11,472
2021
59.7%
€11,472
2021
59.7%
€11,472
2021
59.7%
€11,472
2021
59.7%
€11,472
2021
59.7%
€11,472
By 2024, the apartment achieved nearly 74% occupancy and almost €19,000 annual revenue.  What began as a dormant cost had become a safe property investment in Italy, balancing lifestyle with financial security.

Why Work with an Independent Property Advisor in Italy

Victor’s story highlights an important truth: buying a house in Italy is only the first step. The real challenge comes afterwards — ensuring compliance, avoiding costly mistakes, and protecting the property’s long-term value.

While agents represent sellers and notaries certify ownership, neither of them verify planning compliance or rental potential. That’s where an independent property advisor makes the difference: reviewing documents, checking conformity, and guiding foreign buyers with clear, unbiased advice.

Whether you’re considering property in Lombardy (Como, Garda, Iseo) or elsewhere in Northern Italy, the same principles apply. With the right advisor, a second home in Italy can deliver both lifestyle and steady returns. Without it, you risk unexpected costs, legal issues, or disappointing yields.

Want to avoid the same mistakes?

Most foreign buyers in Italy fall into the same 7 traps — from trusting what they see, to relying too much on agents or notaries.
Download the free checklist

Your Next Step

Are you considering buying a house in Italy?

Don’t risk costly errors or leave your property underused. Let’s discuss your goals in a free 30-minute call. I’ll give you clear advice on compliance, risks, and rental potential — so you can buy with confidence.

Book your free 30-minute call
And if later you decide you want full-service management, I rely on a trusted local team at Italian Vacation Homes.

FAQ

Here’s what most buyers ask before starting.

Yes. EU citizens have no restrictions, and most non-EU buyers can purchase under reciprocity agreements. The key is proper due diligence: verifying planning compliance, cadastral records, and potential rental income before signing anything.

Yes, but only with proper due diligence. Notaries in Italy play a crucial role: they certify title, check for liens, and register the deed. However, they do not verify whether the property’s layout matches approved plans, nor do they assess planning compliance or future rental potential. That’s why an independent property advisor is essential — to protect your interests where the system stops.

The most common risks are hidden defects (rooms not legally recognized), unexpected condo costs, unclear rental rules, and overestimating rental income. These apply across all lake areas — from Como to Garda to Iseo. Working with an independent property advisor in Italy helps avoid them.

Yes — Lombardy is one of Italy’s most dynamic regions, with strong tourism and infrastructure. However, “safe” means doing the right checks: title, planning compliance, taxes, and rental strategy. That’s why due diligence and unbiased advisory are essential before committing.

Yes — Lombardy is one of Italy’s most dynamic regions, with strong tourism and infrastructure. However, “safe” means doing the right checks: title, planning compliance, taxes, and rental strategy. That’s why due diligence and unbiased advisory are essential before committing.

Yes. While smaller and less famous than Como or Garda, Lake Iseo offers authenticity, lower entry prices, and growing rental demand. For buyers who want both lifestyle and ROI, it’s a hidden gem among the Northern Italy lakes.
Lake Como and Garda are globally known, with higher prices and more competition. Lake Iseo, in Lombardy, is less crowded but strategically located — close to Milan, Bergamo and international airports. This means you often get better value for money while still enjoying strong rental potential.
By combining lifestyle goals with financial planning. With the right management strategy, a holiday home can generate steady, reliable income.