How many years of payslips do I need for a mortgage?

For permanent employees, 3 months of payslips are sufficient. For fixed-term employees, at least 2 years of work history are needed. For self-employed/VAT number holders, 2 income declarations (last 2 years) with stable or growing income are required.

Can I get a 100% mortgage without the Consap guarantee?

It is very rare. Some banks lend up to 90–95% with additional guarantees (parental guarantor, pledge on securities). 100% without state guarantee is practically impossible for individuals.

Can I renegotiate or transfer my mortgage to another bank?

Yes. Subrogation (portability) is free and allows you to transfer your mortgage to another bank with better terms. No new notarial costs. The original bank cannot refuse. Renegotiation happens with the same bank.

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First home mortgage 2026: how to get it, rates, benefits

Getting a first home mortgage is the most important and complex step in purchasing property. In Italy, banks finance up to 80% of the property value (or 100% with state guarantee for under-36s). This guide covers: income requirements, documents, fixed vs variable rate comparison, and how to use 2026 benefits.

Authority

Consap — Fondo Prima Casa

Time

3–4 ore

Updated

Apr 2026

What you need

✓Last 3 months payslips or tax declaration
✓Tax code and identity document
✓Signed purchase proposal or preliminary contract
✓Property land registry report
✓ISEE (for under-36 benefits)
✓Last 3 months bank statements

Step-by-step procedure

Assess affordability: the 30% rule

The monthly mortgage payment should not exceed 30% of net monthly income. Example: if you earn €2,000 net/month, the maximum sustainable payment is €600. With a 25-year fixed mortgage at 3.5%, €600/month corresponds to financing of approximately €120,000. Use major bank calculators to simulate.

Banks verify your debt-to-income ratio. If you have other active loans, they reduce the maximum amount they'll lend.

Choose between fixed and variable rate

Fixed rate: payment stays the same throughout the term. Security but higher initial payment. Ideal if you plan to keep the mortgage long-term. Variable rate (Euribor + spread): payment can rise or fall. Currently Euribor 3M ~3.5% (Apr 2026). Bank spread adds 0.8–1.5%. Mixed rate: starts fixed then becomes variable (or vice versa).

Compare the APR (Annual Percentage Rate), not just the nominal rate — it includes all mortgage costs.

Request pre-approval

Before making an offer on a property, ask 2-3 banks for pre-approval: they assess your income and credit profile and tell you how much they're willing to lend. It's non-binding but free and gives you negotiating power with the seller. Bring: payslips, tax declaration, bank statements, identity document.

Compare at least 3 banks or use a mortgage broker (free for the client — paid by the bank). Sites like Mutuionline.it aggregate offers.

Under 36? Use the 100% state guarantee

If you are under 36 with ISEE below €40,000, you can access the First Home Guarantee Fund (Consap): the State guarantees up to 80% of the mortgage, allowing banks to finance up to 100% of the property value (instead of the standard 80%). Additionally: exemption from substitute tax (0.25% → 0%) and income tax benefits. Apply through the bank at mortgage application.

The Consap guarantee is not automatic: you must explicitly request it from the bank. Not all banks offer it — check first.

Sign the mortgage and manage the notarial deed

After approval, the bank issues the final decision. The notarial deed occurs on the same day for purchase + mortgage: the notary signs both the sale contract and the mortgage deed. The bank disburses funds directly to the seller via cashier's check or wire transfer. Typical costs: notary €1,500–3,000, mortgage tax €200, mandatory property insurance.

The mortgage is tax deductible: in your 730 you can deduct 19% of interest payments on a maximum of €4,000/year (max saving €760/year).

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Fondo Garanzia Prima Casa — Consap

Consap

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Frequently asked questions

Responsible authority

Authority

Consap — Fondo Prima Casa

Phone

06.4270.1

Certified email

Website

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The information in this guide is for orientation only and does not constitute legal or tax advice. Always verify on the official portal of the responsible authority.

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