Purchase first home, more time to sell the « old » one and keep the concessions

For those who buy a house without selling another home acquired at the time with the facilities from 1 January 2025 There are two years of time and no longer just one to give in the old property In order to enjoy reduced taxes again. This is the provisions of paragraph 116 of article 1 the latest budget law and now there is also the certainty that the rule also applies to those who have read -off in 2024. But let’s go in order.

How much you save

Enjoying the first home concessions for purchase means obtaining substantial savings on taxes: In the event of a purchase and sale between private individuals, 2% are paid on the cadastral income of the property multiplied by 115.5 Instead of 9% multiplied 126. Let’s assume the purchase of an apartment with an income of 800 euros. If, as practically always happens, the buyer opts in the deed for taxation on the cadastral value and not on the real price If it comes to the first home, the registration tax costs 1,848 euros, if second home instead you go up to 8,316 euros. If you buy from the company, the VAT is calculated on the real price and is 4% if it is the first home, 10% if second home. In addition, 0.25% are paid on the mortgage on the financed tax figure if the first home and the interest are, within the limits of the Irpef rules, deductible, the tax is instead of 2% if the second home and there are no Irpef facilities. As you can see, these are substantial differences.

The doubt melted

Did the text of the Budget Law, however, left the space to a doubt: is the two -year rule applicable only for the deeds stipulated starting from 1 January 2025 or is it also applicable to the transactions that occurred previously? The answer is the most favorable to buyers And it was given by the Revenue Agency with response 127/2025 to the appeal of a taxpayer who had redouched on January 25, 2024 and who will have time to resell until January 25, 2026. The agency writes: « Second purchase of the home with the first home facilitation occurred when, the deadline for reselling the facilitated property in charge was still ongoing, the new two -year term is considered to be applicable.

The requirements

Summarizing, the requirements for obtaining the first home concessions in the light of the recent regulatory changes are these.

1) the property must not be classified by the land registry as A/1; A/8; A/9;

2) The property must be located in the territory of the Municipality where the buyer has or establishing his residence within eighteen months from the purchase: it is therefore not necessary to establish the residence in the house, an indispensable requirement for the exemption from IMU;

3) In the deed of purchase, the buyer must declare that he is not an exclusive owner or in communion with the spouse of ownership rights, usufruct, use and home of other home in the territory of the municipality where the property to be purchased is located;

4) The buyer must also declare that he does not be the owner, even for quotas, also in the legal communion regime throughout the national territory of ownership rights, usufruct, use, home and bare ownership on another house of home purchased by the same subject or by the spouse with the first home facilities. Even if it does not satisfy the latter condition at the time of the deed, the same can obtain the reduction of tax by committing to sell the house in charge within two years. If, however, it will not have to pay the difference between the registry tax in ordinary extent and the taxes paid to the deed plus a penalty equal to 30% of the same taxes and the payment of legal interest.