Dreaming of a house by the sea in Italy? The Riviera del Conero, on the Adriatic coast of Le Marche, is one of Italy’s most beautiful and still under-discovered stretches of coastline: white limestone cliffs, turquoise water, pebble coves and medieval hill towns such as Sirolo and Numana. As a RIBA Chartered Architect based in London and registered with the Ordine degli Architetti in Italy, and born in Le Marche, Lucia Piccinini explains what UK buyers should know before buying and renovating a seaside home on the Conero.

Why the Riviera del Conero?

The Conero promontory rises from the Adriatic just south of Ancona. Its coastline combines dramatic cliffs and protected nature with charming small towns: Portonovo with its secluded bay, Sirolo and Numana perched above the sea, and the beaches around Marcelli. Compared with Tuscany or the Amalfi Coast, Le Marche still offers authentic villages, excellent food and wine and a calmer pace of life, which makes it attractive both for a holiday home and for a long-term move.

Before you buy: the checks that protect your investment

The most expensive mistakes happen when buyers fall in love with a view and investigate later. Before signing a preliminary contract, an architect or surveyor should check:

• Planning and cadastral compliance (conformità urbanistica e catastale): whether the building, its extensions and any alterations match what was authorised and what is registered at the land registry. Irregularities are common in older rural houses and can delay or even block a sale or renovation.
• Landscape and park constraints: much of the area falls within the Parco Regionale del Conero, and land within 300 metres of the shoreline is protected by Italian landscape law. Works that change the external appearance usually need a landscape authorisation (autorizzazione paesaggistica).
• Structural condition and seismic safety: Le Marche is a seismic region, so the structure, roof and foundations of an older house should be assessed before you set a renovation budget.
• Access, services and boundaries: road access, water, drainage, rights of way and the exact boundaries of the land.

The purchase itself is completed before a notary (notaio), and you will need an Italian tax code (codice fiscale). Taxes and fees depend on your circumstances, so ask the notary for a clear estimate early on.

What can you change? Permits for renovating a house in Italy

Italian building permits depend on the type of work. Internal works without structural changes can often proceed with a simple notification (CILA), more substantial works need a SCIA, and new volumes or major changes require a full building permit (permesso di costruire). In a protected coastal landscape such as the Conero, any change to facades, roofs, windows or the garden may also require landscape approval. Knowing this before you buy tells you whether your dream of a new terrace, a larger window towards the sea or a pool is realistic.

Designing a seaside home that lasts

Sea air, salt and strong sunlight are hard on buildings. A good seaside renovation chooses materials and details that age well:

• Breathable lime plasters and natural stone, in the warm colours of the local landscape;
• marine-grade stainless steel or well-protected metal for railings, fixings and outdoor fittings;
• durable timber for shutters and doors, with protective finishes and regular maintenance;
• shading, cross-ventilation and good insulation, to keep the house cool in summer and comfortable in winter;
• terraces, pergolas and gardens with Mediterranean planting that needs little water.

Managing a renovation in Italy from London

If you live in the UK, the process can be organised to work at a distance: an initial feasibility study and site visit, a clear design and budget, permit applications with local professionals, and coordination of the works with regular updates, photos and site meetings when they matter. Having one architect who works in both countries, and speaks both languages, removes much of the uncertainty of buying abroad.

Buying a House by the Sea in Italy: Frequently Asked Questions

Can UK citizens buy a house in Italy?
Yes. UK citizens can buy property in Italy. You will need an Italian tax code (codice fiscale), and the purchase is completed before a notary (notaio), who can also give you an estimate of taxes and fees.

What checks should I make before buying a house in Italy?
Check planning and cadastral compliance (conformità urbanistica e catastale), landscape or park constraints, the structural and seismic condition of the building, access, services and boundaries. An architect or surveyor should do this before you sign a preliminary contract.

Do I need permission to renovate a house by the sea in Italy?
It depends on the works. Internal works may only need a simple notification, while bigger changes need a SCIA or a building permit. Near the coast and within the Parco del Conero, changes to the outside of a building usually also need landscape authorisation.

Can I manage a renovation in Italy while living in the UK?
Yes. With an architect coordinating the design, permits and works, and site visits at the key stages, many owners manage their Italian renovation from abroad.

Where is the Riviera del Conero?
On the Adriatic coast of Le Marche, just south of Ancona. It includes Portonovo, Sirolo and Numana, and is protected in large part by the Parco Regionale del Conero.

Thinking about a home on the Riviera del Conero or elsewhere in Italy? Book a free 30-minute consultation with Lucia Piccinini, RIBA Chartered Architect, to talk through the property, the checks to make before buying and what you could achieve with a renovation.