1. Legal Status
Any real estate purchase will inevitably be one of the biggest financial transactions of your life. With so much on the table it’s hard enough to know who to trust when you’re on home turf and working in your first language – investing internationally can make feel like the slowest, juiciest zebra on the Serengeti, with hungry lions around every corner.
In this article we’ll tell you how to recognise best practice from the very start of your dealings with a Sicilian company, and give you our best advice on how to steer clear of the tricks and traps of unscrupulous agencies.
Let’s be really honest here: real estate agents don’t have a great reputation. In a UK poll in 2024, only 38% of respondents said they would generally trust us to tell the truth – ouch.
Sadly, you don’t have to talk for long to buyers or third-party industry professionals like notaries and lawyers to hear scare stories which make you understand where people are coming from. It may be a universal problem but of course, Sicily isn’t exempt. We’ve even been the victim ourselves of some unacceptable practices from other agencies – or rather, from people who claim to be estate agencies.
We absolutely don’t want to disparage any of our true competitors. We have often collaborated with some fabulous professionals when a client has asked us to be involved in a transaction for reasons of language or personal recommendation. We believe a rising tide lifts all boats and a healthy Sicilian property market helps us all in the long term.
However, as an agency that believes in doing things the right way, with transparency and respect for all parties, we need to highlight some malpractice that, unfortunately, you might encounter on your hunt for a new home and trustworthy realtors in Sicily.
1. Legal Status
In Italy, anyone practising as a realtor needs to be licensed as and registered at the relevant Chamber of Commerce. You will always find a trustworthy realtor in Sicily or any other region listed as an Agente in Affari e Mediazione Immobiliare, or as an Intermediario nella Mediazione Immobiliare.
Where a company is listed in a more general category, like assistenza generale, they will not have been required to sit the same stringent professional exams, and their work will be subject to less rigorous professional scrutiny.
2. Reputable Professional Affiliations
The Federazione Italiana Agenti Immobiliari Professionali, or FIAIP, is the foremost association of real estate agents in Italy. It’s really a minimum requirement for anyone working in the industry here. When you see its logo on a site you are guaranteed that the agency is fully qualified and licensed, and operating within the parameters of Italian law.
The most relevant here is law 39 of 3rd February 1989, which governs the practice of all intermediaries in a property transaction. Unless you’re extremely keen to practice your advanced technical Italian you probably won’t want to plough through this clause by clause, but FIAIP membership is a guarantee that you will receive the protection it affords buyers. Above and beyond this is the FIAIP Code of Ethics, a much shorter document to read or translate, which outlines exactly why this association is the number one guarantee of best practice in Italian real estate.
Agencies specialising in international real estate may also display the badge of the AIPP, the Association of International Property Professionals. This London-based organisation has twenty years’ standing as a reputable professional body and guarantees you access to an impartial ombudsman for dispute resolution. Others will choose to register with FIABCI, the International Real Estate Federation, or CEPI, the European Association
The largest national body is the USA’s National Association of Realtors (NAR). Membership of this organisation, in fact, is the only thing which licences a person or agency to use the term REALTOR® to describe their work. We, like over 100 other legitimate agencies around the world, are proud to be able to call ourselves realtors, with international membership.
3. A Chance to Meet in Person
One good question to ask, when evaluating how importantly an agency regards the needs of the international market, is how easy they make it for you to meet them? We can’t all have offices around the world, but with the proliferation of in-person and online trade fairs and professional events, we think a willingness to get out and meet clients where they live – literally – demonstrates a commitment to understanding their circumstances and needs.
Events like A Place in the Sun in the UK, Second Home Expo in Benelux and the International Property Show in Dubai are also unbeatable networking events for companies who want to strengthen their offering to international buyers. In contrast, agencies who prey on confusion with regard to local laws will avoid these events, knowing that their credentials may be subject to scrutiny. Look for an agency who is willing to travel and reach out to your community.
4. Duplicate Listings
If you see the same property listed on multiple agencies, there may be a completely innocent explanation. Perhaps a buyer has given mandates to multiple agencies or one listing is out of date. Certainly you can expect to see properties appearing not only on agencies’ own sites but on reputable third-party portals, whether Italian ones like Idealista or Immobiliare, or international ones such as Gate-Away or A Place in the Sun.
However, if you find a home advertised through different agencies with the same photos or text descriptions, this should definitely be of concern. Sadly, there are websites which duplicate listings from true agencies in a shameless attempt to insert themselves into the transaction.
If you have any doubt, no reputable agency will be evasive if you ask them to confirm that they have the mandate to sell the property. We will always be happy to prove this by making all relevant documentation available on request.
5. Extortionate Agency Fees
Real estate agency fees are governed by law in Italy, and must be fair and proportional. Above all, there should be complete transparency with regards the payment structure.
One leading Sicilian notary recently confided to us that an agency which often brings them clients has a reputation for advertising properties at a price above the fee which they agreed with the seller. The difference is then claimed as commission – this is obviously unethical and arguably illegal. Sadly, many of these revelations only come to light by the time the buyer and seller meet to sign the purchase agreement. By this time, needless to say, there is significant pressure on all parties to come to a quick resolution and it is the unscrupulous agency who has all the negotiating power.
Whatever fee you negotiate, it’s important that you’re getting fair value for your money. Under Italian law agencies are obligated to be impartial and advise buyers of any legal issues which might affect a property. Construction or modification of a property without the property permits is the most common of these issues here in Sicily. Especially if you’re buying remotely, we recommend you ask early for a copy of the plans and be very direct in checking that they match the images you’ve seen online. A good agency will have no problem going back to the property with a tape measure or sending you photos and video from an angle you request.
We pride ourself on our integrity and international business practices, and we sell over 90% of our properties to overseas purchasers. Our testimonials and reviews are a point of enormous pride to us and we are delighted to say that in many towns and villages (especially in the province of Palermo and the Nebrodi Natural Park) we can even introduce you to new neighbours who have bought their homes through this site.
If you find a property listed with another agency and would like the reassurance of being able to conduct the transaction in your language, you can always ask us to speak to the listing agency on your behalf. We have often reached agreements with local firms to collaborate with them or take on the oversight of a sale in its entirety. This would be particularly advantageous if you have any doubts about their practice or willingness to meet your needs.
Remember: we can only approach another agency in this manner if you speak to us before you contact the other agency.
Even if you would prefer to work directly with another agency, we are always available to talk about the logistics of buying a property in Sicily and starting a new life here. While we would obviously be delighted if that becomes a working relationship, we are also happy to share the benefit of our experience in an informal consultation. There are certainly some pitfalls which we can point out. We would be very happy to share positive accounts of the many trustworthy realtors in Sicily, but we can also mention some agencies which we might advise you to be extra cautious around, even if we have nothing to do with the deal ourselves.
Above all, our hope is that your experience of moving to Sicily is every bit as positive as that of our own family. If you think we can help with that in any way, please don’t hesitate to get in touch.
The best real estate agency for you is one that can fully support your transaction in your language and understands the needs of international buyers.
Many Sicilian agencies focus primarily on the local market and may not be equipped to manage an entire transaction in English or other foreign languages, especially when the buyer is purchasing remotely.
When evaluating an agency, request an informal consultation and assess not only their market knowledge, but also their willingness to explain legal, technical, and procedural aspects clearly. Transparency and clarity are essential in Sicily’s complex property environment.
Check verified testimonials and reviews, and ask whether the agency can introduce you to existing clients who have purchased in the area you are considering. Agencies that regularly attend international property exhibitions — such as A Place in the Sun (UK), Second Home Expo (Benelux), or the International Property Show (Dubai) — often demonstrate stronger experience with overseas buyers and greater professional accountability.
All legitimate real estate agencies in Sicily must be registered with the Chamber of Commerce and can be verified through Registroimprese.it. Agents must be listed specifically as Agente in Affari e Mediazione Immobiliare or Intermediario nella Mediazione Immobiliare, categories that require passing professional exams and meeting strict legal criteria.
Agencies registered under generic categories (such as “assistenza generale”) do not meet these standards and should be avoided.
Be cautious of duplicated property listings appearing on multiple websites with identical photos and descriptions, which may indicate unauthorised intermediaries. Always request written proof of the agency’s mandate to sell the property. A reputable agency will provide this immediately.
Full fee transparency from the outset is essential. Unethical operators sometimes inflate asking prices above the seller’s agreed figure, retaining the difference as hidden commission — a practice that only becomes apparent late in the transaction.
FIAIP (Federazione Italiana Agenti Immobiliari Professionali) is the foremost Italian association and minimum requirement for legitimate practice. Membership guarantees compliance with Law 39 of 3rd February 1989 and adherence to the FIAIP Code of Ethics.
For international specialists, AIPP (Association of International Property Professionals) offers 20 years’ standing and impartial ombudsman dispute resolution. Other recognised bodies include FIABCI (International Real Estate Federation), CEPI (European Association), and NAR (National Association of Realtors). NAR membership, notably, is the only qualification permitting use of the term REALTOR® to describe services. Over 100 agencies worldwide hold NAR international membership.
These affiliations demonstrate commitment to professional standards beyond basic legal requirements and provide buyer protection mechanisms.
All real estate intermediaries must be licensed and registered at the relevant Chamber of Commerce, having passed stringent professional exams. Practice is governed by Law 39 of 3rd February 1989, which establishes standards for all property transaction intermediaries. Agents must demonstrate impartiality and actively advise buyers of any legal issues affecting properties, particularly construction or modifications completed without proper permits, the most common issue in Sicily.
FIAIP members must additionally follow the association’s Code of Ethics, providing enhanced buyer protections. Fees must be fair, proportional, and completely transparent from the outset. Agents are legally obligated to disclose their fee structure clearly and cannot inflate advertised prices above seller agreements to disguise commission. Professional registration subjects agents to ongoing scrutiny and accountability mechanisms which are not available when working with unlicensed operators.
Fees are typically in the range of 3-5%, although low-cost transactions may be subject to minimums. Italian law requires estate agency fees to be fair, proportional, and completely transparent. No specific percentage is mandated, but the structure must be disclosed clearly from the first contact.
Reputable agencies establish fee agreements that both buyer and seller understand before viewings begin. Any evasiveness about fee structure or reluctance to provide documentation should be treated as a red flag.
Some unethical operators list properties above the seller’s agreed price, pocketing the difference as undisclosed commission. To avoid unpleasant surprises at closing, request written confirmation of the total price breakdown, including agency fees, and verify this matches what the seller has agreed.