First: free or restricted?
There are two markets in the Ladin valleys: homes of people who live there and holiday homes. A home that under provincial rules may only be lived in by residents, or that is classified as a main residence, is not sold to the same buyers or at the same price as an unrestricted one. So the first step is to look at the land register extract (in South Tyrol and Trentino) and ask the town council how the property is classified.
The rules in the three provinces
| Valleys | Province | What to check before selling |
|---|---|---|
| Val Gardena, Val Badia | Bolzano (South Tyrol) | Resident-only restriction ("convenzionamento"), shown in the land register extract |
| Val di Fassa | Trento | Classification of the home (residence or holiday use) under provincial planning law; land register extract |
| Fodom, Ampezzo | Belluno (Veneto) | Standard documents: title deed, cadastral plan, building compliance, energy certificate; the notary tells you which register to check |
For South Tyrol, see the full guide on selling a resident-only home.
Who buys a holiday home
Buyers of a second home in the Dolomites often come from elsewhere: the rest of Italy, Germany, Austria, Switzerland. What matters is the location relative to the slopes and the village, parking or a garage, the view and the condition of the building. Many buyers also look at whether the flat can be let to tourists: if you already do so, have the figures for recent seasons ready, checked by your accountant.
Tax when you sell a second home
If you sell within five years of buying, capital gains tax is usually due on the difference between the sale and purchase price plus documented costs, with exceptions; after five years it is generally not. There are special cases, for example inherited homes, and different rules may apply in your country of tax residence: work it out with the notary and your tax adviser before setting the price.
If the home has a special view, see also what the view of a home in the Dolomites is worth.
How to set the price
In the Ladin valleys the average for the municipality tells you little: between a flat next to the lifts and one in a hamlet further down, the price per square metre can differ many times over. Start with the estimate by address, which uses the exact OMI zone, then have the home seen by someone who knows the local market. Use the free valuation by address to get started.