Italy 💰 EUR Last updated2026-05-28

Mutuo Calculator Italy

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Quick answer (Italy)

A €180,000 mutuo at 3.8% tasso fisso over 25 years for a prima casa purchase works out to a monthly payment of about 930 €, with total interest of 99.103 € over the full term.

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Mortgage Calculator

EUR

Home Value

€

LTV 80% · No PMI ✓

Loan Amount

€

Interest Rate

Term

Total Monthly

1.230 €

PITI

Principal + Interest

930 €

36% goes to interest

Total Interest

99.103 €

over 25 years

Monthly Breakdown

Principal & Interest930 €

Property Tax (1.1%/yr)206 €

Homeowner's Insurance (0.5%/yr)94 €

Total Monthly1.230 €

Principal vs Interest Split

64% principal

36% interest

✨ Live recalculation·Includes P&I, property tax, insurance. Estimates only — consult a licensed lender for exact rates.

Reviewed by

Aisha Rahman, CFP®, MBA LinkedIn ↗

CFP® with 12+ years in mortgage & retirement planning.

Local context

Mutuos in Italy

Typical loan

180.000 €

in Italy

Typical rate

3.8% p.a.

prime borrower, 2026

Typical term

25 years

most common

Market overview

Italian mutui split predominantly between tasso fisso (fixed rate) and tasso variabile (variable, Euribor-linked). 70%+ of new mutui in 2025-2026 chose fixed rates after the 2022-23 ECB rate hikes. Major lenders include Intesa Sanpaolo, UniCredit, BPER Banca, Banco BPM, and Crédit Agricole Italia. Italian mortgage law is governed by the Testo Unico Bancario.

Why 3.8% is the typical rate

3.8% is the typical IRS-linked fixed rate for a 25-year mutuo at 70% LTV for prime borrowers in 2026. Variable rates run Euribor + 1.0-1.5% (currently 3.5-4%). The TAEG (annual cost rate) is the binding consumer disclosure.

Tax & regulatory notes

Prima casa (first home) tax incentives: registration tax of 2% (vs 9% for non-primary), no notary fees on register, IMU exemption. Notary fees run €1,500-3,000. The mutuo is subject to imposta sostitutiva (substitute tax) of 0.25% on prima casa, 2% otherwise. Interest is deductible up to €4,000/year for prima casa primary mortgages.

🧮 Worked example

A €180,000 mutuo at 3.8% tasso fisso over 25 years for a prima casa purchase

Loan amount

180.000 €

Annual interest rate

3.8%

Term

25 years (300 months)

Monthly payment

930 €

Total interest paid

99.103 €

Total paid (principal + interest)

279.103 €

❓ FAQ (Italy)

Common questions in Italy.

Tasso fisso o variabile — which mutuo is better in Italy?

Following the 2024-25 ECB rate cuts, variable rates (Euribor + spread) became cheaper than fixed by ~50 bps for new mutui. Italian buyers historically prefer fixed for predictability, but in 2026 the math has shifted — variable wins if you can tolerate up to 1.5% upward movement over the loan life. Mutui misti (mixed) split the difference.

What is the prima casa benefit in Italian mutui?

For your primary residence (prima casa), Italy offers significant tax incentives: registration tax of 2% (vs 9%), no notary fees on registration, IMU exemption (annual property tax), reduced mortgage substitute tax (0.25% vs 2%), and deductible interest up to €4,000/year. You must reside in the property within 18 months and not own another primary home.

Can foreigners get a mutuo in Italy?

Yes. EU citizens have full access. Non-EU residents need a valid permesso di soggiorno (residence permit), Italian codice fiscale (tax code), and Italian income source. LTV caps are typically 60-70% for non-residents (vs 80% for residents/citizens). Major banks like UniCredit and Intesa Sanpaolo have dedicated international-buyer programs.

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