How to Buy a House in Italy: Theory vs Practice
A step-by-step guide to buying property in Italy as a foreigner. What the law says, what notaries actually do, and how to tell the difference.
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In Italian, we have a saying that goes, “Tra il dire e il fare c’è di mezzo il mare.” There is a sea between saying and doing. The ethos of the proverb is that the theory and practice differ quite a bit.
The law as written and the law as practiced are sisters, but they haven’t spoken in years. In Italy, perhaps more than in most places.
Nowhere is that gap wider than in real estate law. The civil code is precise. The agreement between countries is well established. The interpretation of the notary who enables your purchase might not be.
So this guide on how to buy property in Italy starts with eligibility: what the law says, what actually happens in the notary’s office, and where to go from there.
Costs and contracts will come later. Skip eligibility, and you can do everything else perfectly and still walk away with no property.
Who can actually buy a house in Italy
Let’s start with the good news. In principle, you don’t have to be Italian to buy a house in Italy. You don’t even need residence in Italy. (On the other hand, buying a property in Italy doesn’t grant you any rights either. You don’t get citizenship or even residency just for buying a house there.)
Where things get trickier is Italy’s reciprocity approach with other countries. The idea is simple: Italy will allow you to buy a house if your country allows Italians to buy a house there.
The notary verifies the international agreements before signing. The practice is where it gets interesting.
Let’s see what this means for citizens of various countries.
EU and EEA citizens
EEA citizens (so EU plus Iceland, Liechtenstein, and Norway) have the same rights as Italians, in theory and in practice. This is playing in easy mode. French, Germans, Irish, the lot, can all buy a house in Italy by simply bringing their passport and obtaining a codice fiscale. They’ll be treated as locals.
Swiss citizens enjoy the same practical rights through bilateral EU-Switzerland agreements, with minor limits in both directions tied to Swiss cantonal restrictions on foreign property buyers.
Americans, Brits, and clean-reciprocity countries
Americans and Brits face no reciprocity issue. Long-standing bilateral treaties let you buy without complications. Israel, Japan, China, South Africa, most of South America, and several other countries sit in the same easy category.
Australians
For Australians looking to buy a house in Italy, things look grim on the surface, but are much better in practice.
Australia restricts non-residents from buying most homes. You would expect Italy to respond in kind. However, there is a 1967 Canberra bilateral treaty establishing reciprocity. So Australians can legally buy in Italy (the relevant Italian law is in the Decreto del Presidente della Repubblica 9 dicembre 1970, n. 1430).
Most notaries know about this law. Some may not. So you may run into a notaio who refuses to sign. If you do, tell them to look up DPR 1430/1970. If they are still difficult, opt for a different notaio.
Annoying? Yes, but not a deal breaker.
New Zealanders
New Zealanders are largely restricted from buying properties in Italy. New Zealand banned foreign buyers, including Italians, and Italy responded in kind.
There is a small exception for the genuinely wealthy, however. In December 2025, the New Zealand government passed amendments allowing visa-holder investors to buy properties valued at NZ$5 million or more.
If you are just a regular Kiwi trying to buy a casale in Puglia for 400,000 euros, this does not apply to you. You are still restricted. If you are a wealthy investor buying a luxury villa in Italy, talk to an Italian real estate lawyer. There might be some wiggle room.
Canadians
This one hits close to home. Not for me, as I’m Italian born and raised, but for quite a few friends and students of mine.
Canada has a real estate inflation problem, and in an effort to curb it the government banned foreign buyers from purchasing residential property in most cities. The ban was broad, and Italians got swept up in it. The Italian government took notice and reciprocated. The Canadian ban was recently extended to January 1, 2027, so this restriction is going to stay active for a while.
So the theory is, you cannot buy property in Italy as a Canadian citizen. As we say in Italian, “fatta la legge, trovato l’inganno.” Made the law, found the loophole. In practice, notaries have a fair amount of discretion in the interpretation of the issue.
The escape hatches that consistently work:
Holding dual citizenship with a country that is on the allowed list
Holding a valid Italian residence permit (permesso di soggiorno)
Buying jointly with a spouse who is an EU citizen or an Italian permanent resident
The one that works sometimes:
Buying in smaller Italian comuni outside the major cities, where some notaries take a more flexible reading. Italians retain the right to buy in genuinely rural Canada (Atlantic Canada has become a quiet workaround for Italian buyers). Some Italian notaries mirror that logic when reading reciprocity for Canadian buyers. Others refuse on sight. My Canadian friends are seeing both.
If you’re Canadian, do not treat this section as a verdict on your specific case. Talk to an Italian real estate avvocato (lawyer) before you fall in love with a listing.
Get your codice fiscale first
Nothing legal happens in Italy without a codice fiscale, the Italian personal tax identifier.
You’ll need it for the house purchase, opening a local bank account, the utility contracts, and registration of the deed.
See my guide on how to obtain a codice fiscale. Follow the steps early. Not the week of the offer.
Finding the place: portals, agencies, and the buyer-agent question
OK, you’re eligible or are willing to take a chance. How do you go about actually finding an Italian house?
In Italy, we don’t have a single MLS the way the US and Canada do. There are a few sites/portals, each with its own set of listings.
Often, if the listing agent or property owner is diligent, the same property will appear on all the major real estate portals. But it pays off to check them all when you are actively house hunting.
Sometimes the listing for a property is only available on one portal, other times the price or the pictures are different.
A good chunk of the inventory actually never makes it online at all, and that’s where local agencies become an important asset. But let’s start with the portals.
The portals
Three sites cover most of what’s listed publicly:
Idealista is the most-used by both Italians and foreigners and has the cleanest interface. Start here.
Immobiliare.it has the largest raw inventory and is what most agencies push their listings to first.
Casa.it overlaps heavily with the other two. Worth a check, not essential.
If you want listings in English, Gate-Away is the only sizeable portal built for foreign buyers. Inventory is smaller (~45K listings) and skewed toward countryside and lifestyle properties, but it is useful for orientation and for finding agents who already work with international clients. Cross-check prices against the Italian portals; foreigner-targeted listings sometimes carry a premium.
For the south, Sicily, and the €1-house territory, also check the town’s own website. A surprising number of municipal auctions and below-market listings are only listed there.
The off-market problem
Unlike North America, a surprising amount of property in Italy is sold without ever hitting a portal. Word of mouth, cousin of a cousin, the agency proposing it to trusted clients, and so on.
Favorite listings online, set alerts for new properties on the portals, but actually walk into the local agencies when you are set on an area, during your scouting trip. They’ll have listings nowhere to be found on Idealista.
Working with an agency
To find an agency, simply search “agenzia immobiliare [town name]” on Google. The first three or four results, plus the office with the most listings on Idealista for that area, are a solid starting point.
Bigger national chains (Tecnocasa, Gabetti, RE/MAX Italia) have wider coverage and English-speaking staff in major cities. Smaller local agencies often have better off-market inventory and stronger local knowledge, but you’ll need at least functional Italian or a translator.
If you plan to speak in Italian, when you walk in, you can say: Sono un acquirente, non sto solo guardando. “I’m a buyer, not just browsing.” Italian agents prioritize serious buyers, and they read tire-kickers like a book.
Be prepared to say what your budget is, where you want to be (region, town, neighborhood), what type of property (apartment, house, with land, in the centro storico), and roughly when you want to close. If you can’t answer those four questions, you’re not ready to be in the agency yet.
The buyer agent surprise
If you are North American, you might expect your real estate agent to be your buyer agent; there to help you get the property as cheaply as possible.
In Italy, it doesn’t work that way. The typical real estate agent represents the deal, not the buyer. They’re paid by both sides, typically 2 to 4 percent plus VAT each.
Dedicated buyer’s agents (agenti di parte or property finders) do exist, mostly in markets with international demand: Tuscany, Lake Como, Rome, Milan, and parts of Puglia. They charge separately, typically 1 to 3 percent of the purchase price, and they actually work for you: they search off-market, they negotiate, they coordinate the geometra (licensed surveyor) and the lawyer.
For a foreign buyer who doesn’t speak Italian and is buying remotely, they can be worth the cost.
The honest middle path most foreign buyers use is a regular Italian agency for the listings, plus your own bilingual avvocato (lawyer) reviewing every document. The lawyer is not a buyer’s agent, but they will protect you, legally speaking.
Don’t trust listing prices
Italian sellers price aspirationally. It’s a wish more than a set-in-stone price.
Outside major urban and high-demand areas (Milan, central Florence, Rome’s prime neighborhoods, Lake Como, prime Tuscan towns), prices are not firm. Even in those markets, there’s room to negotiate on properties that have been sitting.
Houses in most of Italy don’t appreciate the way they do in America and Canada. They also don’t move within 30 days as they do in North America. So sellers are quite motivated to sell and generally willing to negotiate.
10-20% discounts are quite common. For older properties in poor energy class (Class G, especially), with original wiring, 30-year-old windows, or a roof that needs work, you can sometimes push to 25% off the asking price. The potential EU energy upgrade deadlines are giving buyers more leverage on these properties than they had even two years ago.
Bid reasonably low (e.g., 20% off the listing price) and see where it goes. Also, ask your agent what comparable listings have sold for recently. If they refuse to give you that information, it’s a sign that you’re likely being overcharged.
A quick note on paying the deposit (Tracciabilità)
Italian banks and notaries are paranoid about anti-money laundering rules. Every euro of your deposit and purchase price needs a clean paper trail showing where it came from; this is what Italians call tracciabilità.
Foreigners often get caught here trying to pay deposits via Wise, Revolut, or other fintech apps. Some Italian banks won’t accept the funds. Some notaries won’t sign on funds that arrived through routes they consider opaque.
The clean way: a standard international bank wire from a major bank in your name, or a dedicated currency broker (Currencies Direct, OFX, Wise Business), provided you have full documentation.
Keep every document showing the source of the funds, including bank statements and the sale proceeds of any property you sold to fund this one.
Your avvocato will tell you what your specific notary wants to see. Asking before you wire is much cheaper than fixing it after.
The “fuori busta” request
Some sellers may ask you to declare a lower price on the deed and pay the rest in cash. “Fuori busta” or “in nero”. They say it saves tax. It doesn’t. It’s tax fraud, and you’ll be on the hook if discovered. The only safe response is a firm no. If they insist, walk away. No lawyer or notary will safely back that deal. Pay and declare the real price, or find another seller.
The three steps of buying: proposta, compromesso, rogito
Once you have found the property you like and are ready to commit, it’s time to do some paperwork.
This is the part where Italian theory and practice mostly match.
Step 1: Proposta d’acquisto (the irrevocable offer)
In Italy, offers to the seller are a serious matter. Once you sign, provide a small deposit, and the seller signs back, it’s a binding contract.
If problems are discovered, you’re still on the hook. So don’t go around making offers willy-nilly. Insist that the offer has conditions to protect you, such as:
Subject to mortgage approval
Subject to a clean cadastral check
Subject to confirmed reciprocity (if you are Canadian or Kiwi)
Have your bilingual lawyer and geometra review the proposal before you sign.
Step 2: Compromesso (the preliminary contract)
After the proposta d’acquisto is completed and accepted, you enter into the compromesso, also known as the contratto preliminare.
The compromesso is an iron-clad obligation. At this point, you must provide a caparra confirmatoria (a deposit) of 10% to 30% of the purchase price and set a closing date. All terms of the sale are now locked in.
You will lose your caparra confirmatoria if you withdraw from the agreement without a legitimate reason. However, if the vendor withdraws from the agreement, then according to Article 1385 of Italy’s Civil Code, the vendor owes you twice the amount of your original caparra confirmatoria.
This may appear to be a fully protected position to be in. But it is not.
The double-caparra provision does not give you a right to obtain the title to the property but rather provides you with a monetary claim against the vendor.
In other words, if the seller decides to sell to someone else, you can sue them for twice the deposit, but the house can legally be transferred to the new buyer with no recourse. Pursuing claims against vendors in Italian civil courts is a lengthy and rarely enjoyable experience.
If you want the house, not just compensation, transcription is what protects you. To avoid losing your rights to the property once you have signed a preliminary contract, you need to have your compromesso registered in the official public real estate registry under Article 2645-bis. The cost depends on the property value, typically €1,500 to €5,500.
Most foreign buyers skip this step to save money. Most foreign buyers have not lived through the Italian seller who decides to “have a look around” while the closing is pending. In a hot market, transcribe.
Step 3: Rogito (the final deed)
Two to three months later, you and the seller sit in front of the notary (notaio in Italian). The notary reads the deed aloud. If your Italian isn’t fluent, you legally need a sworn interpreter present (budget €500 to €1,000). You wire the balance. The notary registers the property in your name with the catasto (land registry).
The seller is legally required to hand over the APE (Attestato di Prestazione Energetica, the energy performance certificate) at this stage. This document tells you the energy class of the property and is what you’ll be holding when the new EU energy upgrade deadlines start to bite. Don’t sign without knowing the energy classification of the property.
You now own a piece of Italy. Congratulations.
What buying property in Italy actually costs
The sticker price on the listing is not what you’ll pay. Total closing costs typically run 9 to 15 percent above the purchase price. The exact number depends on whether you qualify for prima casa (primary residence) tax relief, whether the property is new or resale, and the specific cadastral value of the unit (which is a value assessment, typically much lower than the purchase price).
The four big fees:
Registration tax (imposta di registro). 2 percent of cadastral value if the property qualifies as your prima casa, requiring you to move into your residence within 18 months and live there for more than six months a year. 9 percent if it’s a second home. The cadastral value is typically well below market price (often 30 to 60 percent below), so the actual cost is less ugly than the percentage suggests. New builds replace this with VAT (4 percent prima casa, 10 percent second home, 22 percent for luxury categories).
Notary fees. Roughly 1 to 2.5 percent of the purchase price, with a practical minimum of around €1,500 to €3,000. The notary collects the taxes and remits them to the state, so a chunk of your wire is just a pass-through.
Agent commission. Each side pays its own. The buyer typically pays 2 to 4 percent of the purchase price plus 22 percent VAT on that, and the seller pays a separate commission of a similar size. Yours is often due upon signing the preliminary contract, regardless of whether the sale completes, which trips up buyers who assume they pay at closing. Negotiate the percentage and the timing in writing.
Mortgage costs (if applicable). Italian banks have become stricter with non-residents in recent years. Loan-to-value ratios now typically run 50 to 70 percent (so 30 to 50 percent down), depending on the bank and your profile. Talk to them before you start shopping.
Prima casa is the single biggest tax lever foreign buyers can pull. It also locks you into actually moving there. If your plan is a vacation home you’ll visit four weeks a year, it’s going to cost you more.
The notary doesn’t check what you think they check
This is the part that costs unprepared buyers the most money.
The notary verifies legal title and cadastral records. Are you buying from the actual owner? Are there mortgages or liens registered? Are taxes paid? Does the property’s cadastral data match the deed?
The notary does not verify that what’s physically standing matches what was permitted to be built. They check that the seller’s urban planning declarations (dichiarazioni urbanistiche) are present and consistent on paper, but they rely on what the seller declares rather than independently inspecting the building.
Abusivismo edilizio is the Italian term for construction without proper permits, or in violation of approved plans, or in protected zones. Consequences run from fines to demolition orders to the inability to register or resell the place.
A patio that became a sunroom. A garage converted to a bedroom. An entire third floor that doesn’t exist on paper. The problem is most severe in southern coastal regions (Campania, Calabria, Sicily, Lazio, Puglia), where decades of weak enforcement have left whole neighborhoods only loosely connected to their building permits.
There’s a related trap that bites foreigners in particular: the Certificato di Agibilità (the habitability certificate, formerly called Abitabilità). A house can be perfectly legal in the catasto and still lack agibilità because the wiring is dangerous, the plumbing doesn’t meet current code, or the windows don’t allow enough light by modern standards.
Old village houses fail this all the time. Without agibilità, you legally don’t have a habitable home, even if you bought one. Banks balk. Insurance complications follow. Make sure the certificate exists, or that you’ve budgeted for the work needed to obtain it.
Italian property is sold as-is. Once the rogito is signed, the previous owner’s illegal balcony is your illegal balcony. Banks generally refuse to finance properties with unauthorized works. If you ever try to refinance or resell, you’ll be the one paying to demolish or regularize.
The fix is hiring your own geometra before the compromesso. Not the seller’s geometra. Yours.
They compare what’s physically built against what’s registered with the comune (the municipality) and the catasto, they verify that the original permits actually authorize what’s standing, and they check that agibilità is in order.
Budget €500 to €1,500. It’s the cheapest insurance in the entire transaction.
The €1 houses are mostly a marketing scheme
You’ve seen the headlines. Sambuca in Sicily. Mussomeli. Cantiano in Marche. Houses for one euro. Woah! I can buy 4 for the cost of a Starbucks coffee.
Not so fast. Here’s the actual structure. You bid (auctions usually start at €1 and rise quickly), you post a deposit of €1,000 to €5,000, you commit to renovating to municipal standards within three years, and you spend a meaningful sum to make the place habitable. Think 20,000 to 100,000 euros, once you’ve replaced a roof, redone the wiring, and fixed the leaky boiler.
The towns offering these properties tend to be remote. They’ve often lost half their population in fifty years. Internet can be patchy. Skilled labor is scarce. Healthcare is a long drive away. They are not investments in any conventional sense.
They are renovation projects with a steep entry penalty for failure (you lose the deposit if you don’t finish on time).
If you have the cash, the time, and a romantic streak about restoring an abandoned stone house in inland Sicily, go for it.
If you’re looking for value, you’re looking in the wrong place. Calabria and Molise have proper housing for €500-1000 per square meter that comes with running water and an internet connection.
After you have the keys
Owning Italian property generates some ongoing obligations:
IMU (Imposta Municipale Unica): annual property tax, generally 0.4 to 1.06 percent of cadastral value. Primary residences are usually exempt unless classified as luxury.
TARI: waste collection tax, based on size and occupants. Typically a few hundred euros per year.
Condominio fees: if you bought into a building, expect anywhere from €600 to €3,000 per year for shared maintenance. The higher end of the range is for luxury buildings with a doorman on staff.
Energy class upgrades: the EU’s revised Energy Performance of Buildings Directive (in force since May 2024) requires member states, including Italy, to reduce average residential energy use by 16% by 2030 and 20–22% by 2035. Class G properties are already being discounted due to likely upgrade costs. Buy a property with a decent energy rating or budget for costly renovations (up to five figures).
And the part foreign buyers often forget: owning property in Italy doesn’t grant you the right to live there.
You still need a visa for stays beyond 90 days in any 180-day window. Owning property strengthens an elective residence application. It doesn’t replace one.
For remote workers, the Digital Nomad Visa (DNV), fully streamlined in 2024 and 2025, has become the practical path for Americans, Brits, and other non-EU buyers to actually live in the house they just bought.
It requires a remote-work contract or self-employment income above a threshold, plus proof of accommodation (which the house solves) and health insurance. For retirees and the financially independent, the elective residence visa remains the standard route.
My article on living in Italy legally covers the details.
What this whole thing actually demands
Most Western nationalities can legally buy properties in Italy. It’s also a slow, paperwork-heavy process that doesn’t reward shortcut taking.
Foreign buyers who treat the process like an American real estate transaction will be frustrated by how much slower it is. If you come with the right expectations, hire a lawyer and a geometra, you’ll do just fine.
The order you follow matters. Confirm your eligibility, get your codice fiscale, find a lawyer and geometra (one can recommend the other), and talk to a local agency.
Look at properties, find one, make your proposta knowing it’s binding, transcribe the compromesso if you are in a hot market and you must have that specific home, then show up for the rogito.
Reciprocity is the hardest limit. Everything else is a matter of money and patience.
The Italian theory and the Italian practice may be sisters who don’t speak, but they both agree on one thing: the buyer who didn’t ask the right questions early pays for them later on.
Frequently Asked Questions
Can foreigners buy property in Italy?
Most foreigners can. EU, EEA, and Swiss citizens buy on the same terms as Italians. Americans, Brits, Australians, Israelis, and citizens of most developed economies have full reciprocity. Canadians and New Zealanders currently face restrictions because their home countries restrict Italians from buying residential property. The notary at closing interprets this and makes the final call.
How much are closing costs when buying a house in Italy?
Closing costs in Italy typically run 9 to 15 percent above the purchase price. The biggest variable is whether the property qualifies as your prima casa (primary residence), which drops registration tax from 9 percent to 2 percent of cadastral value. Other line items include notary fees (1 to 2.5 percent), agent commission (2 to 4 percent plus VAT), and a sworn translator at signing if your Italian isn’t fluent. The optional geometra and lawyer you should hire are reasonable, but additional costs.
Do I need to live in Italy to buy a house there?
No. Non-residents can purchase property in Italy without holding any visa or residence permit, provided their nationality has reciprocity. You will need a codice fiscale (Italian tax code). Buying as a non-resident does mean higher closing costs (no prima casa tax break), tighter mortgage terms, and ongoing IMU property tax with no exemption.
What is a compromesso in Italian real estate?
The compromesso, or contratto preliminare, is the binding preliminary contract signed after both parties accept an offer and due diligence is complete. The buyer pays 10 to 30 percent of the purchase price as a deposit (caparra confirmatoria), both sides commit to a closing date, and all terms are locked. If the buyer backs out, the deposit is forfeited. If the seller backs out, they owe the buyer double under Article 1385 of the Civil Code. For full protection against the seller reselling to a higher bidder, the compromesso should be transcribed in the public real estate registry for additional fees.
How long does it take to buy a house in Italy?
Three to six months from accepted offer to keys in hand is typical. The proposta d’acquisto and compromesso usually take a few weeks. The gap between compromesso and rogito (final deed) is normally two to three months, driven by mortgage approval if applicable, the geometra’s structural and cadastral checks, and the notary’s title verification.
Do I need a lawyer to buy property in Italy?
A lawyer is not legally required, but a bilingual avvocato (lawyer) specializing in Italian real estate is strongly advised for foreign buyers. The notary represents the legality of the transaction, not your interests. The agent represents the deal, not the buyer. A lawyer is the only professional in the chain whose duty is to you. Expect to pay around €1,500 to €5,000, depending on the complexity of the purchase.
Can I get a mortgage in Italy as a non-resident?
Yes, but on tighter terms than residents. Italian banks typically lend non-residents 50 to 70 percent of the property value (so 30 to 50 percent down), where residents can sometimes borrow 80 percent. Interest rates are slightly higher, and approval timelines are longer, often six to twelve weeks. Banks will require proof of income, tax returns from your home country, and documentation showing the source of funds.
What does the notary actually do in Italy?
The notaio is a public officer who verifies legal title, confirms there are no liens or unpaid taxes against the property, ensures cadastral records match the deed, collects the registration taxes and remits them to the state, and registers the new ownership in the public registry. The notary does not verify that what’s physically standing matches what was permitted to be built (that’s why you hire your own geometra), and does not represent the buyer’s interests in negotiation (that’s what your lawyer is for). The buyer pays the notary fee and chooses which notary to use.
Are 1 euro houses in Italy a good deal?
Rarely, in the way the headlines suggest. The €1 price is the auction starting bid, not the realistic cost. Buyers commit to a renovation deposit, must restore the property to municipal standards within three years, and typically spend €20,000 to €100,000 minimum to make the place habitable. The houses are usually in remote depopulated towns with patchy services and scarce skilled labor. €1 houses can work for buyers with cash, time, and a romantic streak about restoration. They’re not investments and not value plays.
What taxes do you pay when buying a house in Italy?
For a resale property, the main tax is the registration tax (imposta di registro): 2 percent of cadastral value as prima casa (if you move there), 9 percent as a second home (your Italian vacation home). New builds substitute VAT (4 percent prima casa, 10 percent second home, 22 percent for luxury) for the registration tax. There are also small fixed cadastral and mortgage taxes (€100 to €200 total). After purchase, expect annual IMU property tax (0.4 to 1.06 percent of cadastral value, exempt for non-luxury primary residences), TARI waste tax, and condominio fees if applicable. Nothing too crazy, but it’s an ongoing cost.
Does buying property in Italy give you residency?
No. Property ownership grants no right to live in Italy beyond the standard 90 days in any 180-day period that any tourist gets under the Schengen rules. To stay longer, you need a separate visa: most often the elective residence visa for the financially independent, the digital nomad visa for remote workers, or a work, student, or family visa, depending on your situation. Owning property strengthens an elective residence or digital nomad application by showing accommodation, but it doesn’t replace the visa itself.
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Disclaimer
I’m not a lawyer or notary, and this article isn’t legal, tax, or financial advice. What I am is someone who’s researched the topic exhaustively and spoken with friends and former students who have actually closed on properties across Italy. Their experiences and the data behind this guide shape what’s here, but they don’t substitute for someone qualified looking at your specific case.
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