Real estate agency software in Italy: what it should do

Agency software in Italy, which Italians call a gestionale, keeps properties, owners and buyers in one database, matches buyer requests against the portfolio, publishes listings on the property portals and on the agency's website, stores signed mandates and documents, runs the diary and viewings from a phone, and helps with the anti-money laundering checks that Italian law places on estate agents. The right one is the one you have tried for a few weeks with your own listings, after asking how the data from your current system will be brought across.

This guide is written for foreign agencies, developers and investors working in the Italian market. It sets out the features to insist on, the questions to ask before signing, and a table of the most widely used Italian products with what they offer and the prices they publish. The last part covers what the software holds but you prepare separately: the property's documents and the data on the building and the area.

What agency software should do in Italy today

Database and matching

The core is still the database: the property record with photos, floor plan, land registry details, price and mandate status, and the client record with what each buyer is looking for. When a new property comes in, the software suggests the matching buyers; when a new request arrives, it finds what is already in the portfolio. Automatic matching is now standard almost everywhere. What sets products apart is the search criteria (an area drawn on the map, price band, floor, energy class) and being able to send the proposal by email or WhatsApp straight from the record.

Portals and the agency website

A listing written once should reach Immobiliare.it, Idealista, Casa.it, Wikicasa, Subito and the other portals the agency uses, and every change of price or photos should update itself. Immobiliare.it, the largest Italian portal, describes this integration as real-time publishing from the agency software, with changes reflected on the portal straight away. The same database feeds the agency's own website, which many suppliers build and host. Enquiries from the portals come back into the software as requests, already linked to the listing.

Mandates, forms and e-signature

The mandate (incarico, the agreement under which the owner instructs the agency), the purchase offer and the client's privacy consent are filled in from the property record, signed remotely with an electronic signature and filed next to the property. In Italy, the standard forms an agent uses to set contract terms must be lodged beforehand with the Chamber of Commerce (Camera di commercio), under Law 39/1989, Article 5(4). It makes sense to load exactly those lodged forms into the software.

Diary, viewings and the app

Viewings, valuations and appointments at the notary's office sit in a shared diary, synchronised with Google Calendar or Outlook. The mobile app earns its keep during the viewing: open the record, note the outcome and book the second visit while still on site.

Anti-money laundering

Agents carrying out property brokerage and registered with the Companies Register (Registro delle imprese) are among the parties bound by Italy's anti-money laundering law, including for lettings where the monthly rent is 10,000 euros or more (Legislative Decree 231/2007, Article 3(5)(e), in Italian). In practice the agency carries out customer due diligence (adeguata verifica) when it takes on the mandate (Article 17), keeps documents and data for 10 years (Article 31) and reports suspicious transactions to the UIF, Italy's financial intelligence unit, based at the Bank of Italy (Article 35). Good software keeps the due diligence form linked to the client and the mandate, with attachments and dates, and brings it up in one click if an inspection comes.

Statistics and team roles

How many new instructions a month, how many viewings per property, which portal sends the enquiries that turn into sales: these are the numbers an owner needs to decide where to spend. With several agents you also need roles: who sees clients' sensitive data, who can change a price, who works on a single branch. The supplier processes that data on the agency's behalf, so the contract includes the data processing agreement required by the GDPR (Regulation (EU) 2016/679, Article 28).

How to choose: a checklist

1. Free trial with your own listings. Almost every supplier offers a trial or a demo. Run it with ten real properties and two agents, for at least two weeks.
2. Data migration. Ask whether they import properties, clients, photos and history from your current system, in what format and at what cost. Some do it on a trial account you check before the final switch.
3. Supported portals. Get the exact list of connected portals, which ones synchronise automatically and whether enquiries flow back into the software.
4. Cost per user and per branch. Work out the cost for the number of agents you will have in a year, plus the extras: signatures, text messages, land registry searches, websites.
5. Contract length. Check the minimum term and whether renewal is automatic.
6. Support. Phone, email or remote support, which hours, and whether initial training is included. If your staff work in English, ask which languages the interface and the support team cover.
7. Exit. Ask how you export your data on the day you decide to move.
8. Links to other tools. Calendar, phone system, Italian electronic invoicing (the SDI system), and the option to open outside services from the property record.

The most widely used products in Italy

Here is what some of the most popular products state on their official websites, in alphabetical order. On its page of recommended software, Immobiliare.it names Getrix as the most used system on the portal and lists, among others, Agestanet, Apimo, Gestionale Immobiliare and onOffice. Prices are those published by the suppliers; where the website does not publish them, the table says "on request". IVA is Italian VAT. Checked on 22 October 2026: price lists and offers change, so check them again on the supplier's site before deciding.

The prices are not directly comparable: some count users, others properties or branches, and portal subscriptions are paid separately to the portals themselves. Run the numbers for your own agency with the checklist above.

What to pair with the software: the property's documents

The software is where documents are kept; gathering them is the agency's job, and the sooner the better. The visura catastale (the land registry extract) with the cadastral sheet, parcel and unit number, the registered floor plan, the APE (the energy performance certificate), whose ratings already have to appear in the listing (Legislative Decree 192/2005, Article 6, in Italian), and for land the CDU (the planning use certificate issued by the Comune, the local council). What each one is for, who issues it and what it costs is explained in visura, survey, APE, CDU and area report: what you need and when. The full list, from offer to completion, is in documents for buying a house in Italy.

Data on the building and the area, on the property record

Alongside the documents, buyers want to know about the place: whether the area floods, how seismic it is, what homes nearby cost per square metre, whether there is a bus or tram stop close by. The report answers these questions from an address, from the sheet and parcel numbers or from the coordinates of a point. It produces a document of more than 30 pages with 32 topics from 50 sources, each with its source, licence and data date.

It covers flood and landslide hazard on the plot from ISPRA's national maps (ISPRA is Italy's environmental protection agency), the seismic zone with the expected ground acceleration, local prices per square metre as the minimum and maximum of the OMI values published by the Italian Revenue Agency, and the cadastral plot. In Lombardy, Veneto, the province of Bolzano and the metropolitan city of Turin it also shows what the municipal plan sets out for the plot; in Lombardy and Piedmont, the energy classes of the certificates lodged with the Region for the building and the area. Then come services and public transport on foot, air quality, noise, summer heat, fast internet, and a closing guide with the questions to ask and the documents to request. You can see all of it in the full sample report.

For an agency the report becomes an attachment to the property record: the PDF is uploaded next to the photos and sent to anyone who enquires, or to the owner during the valuation. Free, straight after the search, you see the liveability index for the area and the sheet and parcel numbers for the address.

The report also opens from a link with the address in it: for example, this one opens Via Dante 7 in Milan. The link formats, the partner code, the widget and the API are on the Integrations page. Agency software can therefore add a button to the property record that builds this link from the record's address and opens the property page with the search already done. It is a light integration any supplier can add, and for software developers it is one more service to offer their clients.

For agencies handling many properties there are two annual plans, with prices on the Prices page:

• Pro: unlimited reports, side-by-side comparison of properties, export to Excel or CSV with address, cadastral plot and the outcome of every topic, 30 monitored properties with an alert when something changes, API on request to create and read reports from your software, and a widget with the liveability index for the listings on the agency's website;
• Studio: as Pro, with up to 5 accounts that see their colleagues' reports, 200 monitored properties and the agency's brand on the PDF.

Details are on the Professionals page and on the page for estate agents.

Frequently asked questions

Is there free agency software in Italy?

Yes. Realgest, for example, has a FREE plan with no expiry, unlimited properties and users, a diary, MLS and a website on a subdomain; publishing to the main portals is part of the paid plan. Most of the others offer a free trial, often for 30 days.

How much does Italian agency software cost?

In the price lists published and checked on 22 October 2026, an agent or a small agency starts from 360 euros a year (Gestim Personal), 400 euros a year (Gestionale Immobiliare Basic), 420 euros a year (Realgest PRO) or 499 euros a year with 3 users (Miogest), always excluding IVA. Plans with more users and features reach 99 or 139 euros a month, or are priced per user. For Getrix, AgestaNET and onOffice you ask the supplier for a quote.

How do you move from one system to another?

First ask the old supplier for a full export of properties, clients, photos and documents, then ask the new one to import it: some do this on a trial account you check before the final switch, and charge for it separately (Gestionale Immobiliare lists 350 euros). Make the move in a quiet month, keep both systems running for a few weeks and reconnect the portals only once the listings have been checked.

Sources

• Legislative Decree 231/2007, Article 3 (property brokers among the obliged parties), Article 17 (customer due diligence), Article 31 (record keeping), Article 35 (suspicious transaction reports), in Italian.
• Law 39/1989, Article 5 (lodging of the broker's standard forms), in Italian.
• Legislative Decree 192/2005, Article 6 (energy performance certificate and listings), in Italian.
• Regulation (EU) 2016/679, Article 28 (processor).
• Immobiliare.it, recommended management software, in Italian.
• Official websites of the products, checked on 22 October 2026: AgestaNET, Apimo, Gestim, prices, Gestionale Immobiliare, price list, Getrix, Miogest, prices, onOffice, Realgest, price table.