Coastal property for sale Italy: not a dream, but a reality
Coastal property for sale Italy is the desire of many, but it is rarely realized. Since 1985, the Legge Galasso law has been in force in Italy, prohibiting construction 300 meters from the coastline. This means that no new houses are built right by the water, and the old ones are strictly guarded and expensive.
Nevertheless, in 2026 it is still possible to find facilities with direct access to the sea, but only in certain areas and under special conditions.
Where else can I buy a house with direct access to the sea
– In Sardinia, in the Costa Smeralda area, there are private villas on the headlands with their own descent to the bay.
– In Sicily, on the east coast in the area of Taormina, there are preserved 19th-century villas with terraces above the sea.
– In Calabria, in the commune of Tropea, there are cliff houses with stairs to the beach (only if built before 1985).
– In Puglia, in Salento, there are individual estates with plots facing the narrow coves of calette.
Important: such objects do not appear on public portals.
They are offered through closed agent databases or directly from the owners.
→ Help in finding exclusive real estate — Italiatut
What documents are required when buying a house by the sea
– Vincolo paesaggistico — confirmation that the object is not included in the strict security zone.
– Concessione demaniale — if the house has a pier, a ramp or a terrace above the water, a state concession is required.
– Certificato di destinazione urbanistica — confirmation that the building can be used as a residential building.
– Perizia idrogeologica — the geologist’s conclusion that there is no risk of landslides (mandatory for rocky areas).
Without these documents, you will not be able to register ownership in Agenzia delle Entrate.
! In 2025, the number of refusals for transactions by the sea increased by 34% — the main reason is the lack of concessione demaniale.
→ Property check in Italy from Italiatut
How much does a house with direct access to the sea cost in 2026
– In Sardinia (Costa Smeralda) — from € 1.2 million for a 120 m2 villa with a plot of 800 m2.
– In Sicily (Taormina, Giardini Naxos) — from 650,000 €, but only if you have a historical SCIA license.
– In Calabria (Capo Vaticano, Pizzo) — from 420 000 € if the house was built before 1980 and does not require renovation.
– In Puglia (Otranto, Santa Maria di Leuca) — from 380,000 € for an estate with access to a private bay.
Please note: the price includes not only the facility, but also the right to use the coastal strip — and this is a separate clause in the contract.
How to avoid the most common mistakes
1. Do not believe the ads with the photo “house above the sea” without specifying the distance to the water — it is often 200-300 meters down the slope.
2. Do not buy an object without checking the concessione demaniale — without it it is forbidden even to put deck chairs on the rocks at home.
3. Do not ignore vincolo idrogeologico — in high-risk areas, banks refuse mortgages, and insurance companies refuse policies.
4. Do not skimp on geodetic survey — the boundaries of the site near the sea are often controversial due to coastal erosion.
For those who want to see the real Italy, the GIDtut team offers author tours.
If you are considering buying a house on the beach in Italy, but do not know where to look and what to look for, write to us on Telegram.
Coastal property for sale Italy is possible.
But only if you are ready for a deep check, and not for an impulsive purchase.
And we know how to make this path secure — from the first request to receiving the keys.
