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Once completed, a gift cannot be withdrawn because of a change of mind: it can be revoked only for ingratitude or the birth of children. If it infringes the share reserved to close relatives, it can be reduced after the donor’s death. Anyone who buys a gifted property, and anyone who receives one as a gift, must know the risks and the changes introduced by Law 182/2025. With good planning many problems can be avoided.
Giving the home to your children seems the simplest way to “sort things out”. Often it is, but not always: a badly made gift can generate disputes between siblings, difficulties with banks and doubts for buyers. This guide explains the most frequent problems, how to defend yourself and how the Firm assists you.
Legal and case-law references
What a gift is and how it is made
A gift is the contract by which one party, out of a spirit of liberality, enriches the other, by disposing of one of their own rights or by assuming an obligation towards them (art. 769 c.c.). A gift must be made by public deed, on pain of nullity (art. 782 c.c.). The exception is a gift of modest value consisting of movable property, which is valid even without a public deed if delivery has taken place (art. 783 c.c.).
A gift can also be made indirectly, for example by paying the price of a home bought by the child: here the problem, often, is to understand whether it is a true indirect gift and how it affects the succession.
For deeds that require a notary the Firm uses the notary Marco Fiorentino, whose notarial office is autonomous and separate; each client is free to choose the notary.
Frequent case
A problem that often arises. Frequent case described in general terms: names, places and details do not refer to real persons or files.
Two parents give their eldest child the family apartment, thinking they are doing “a favour”. When the parents die, the other child discovers that the value of the home greatly reduces their reserved share and asks to reopen the question of the gift.
The most frequent problems
- Infringement of the reserved share: gifts whose value exceeds the disposable portion are subject to reduction down to that portion, and only after the value of the assets disposed of by will has been exhausted (art. 555 c.c.); reduction can be requested by the forced heirs (art. 536 c.c. and art. 557 c.c.).
- Collation: children, their descendants and the spouse who take part in the succession must bring into account for the co-heirs what they have received as a gift, unless exempted, which applies only within the limits of the disposable portion (art. 737 c.c.).
- Revocation: a gift can be revoked for ingratitude or for the birth of children (art. 800 c.c. and following).
- Purchase of gifted property: anyone who buys an asset that comes from a gift has always feared that the forced heirs may take action; Law 182/2025 (art. 44) addressed the issue.
- “Hidden” gifts or gifts made by bank transfer: liberalities resulting from acts other than a gift (for example a bank transfer or payment of the price of a purchase made by others) are subject to the rules on revocation and reduction (art. 809 c.c.); a direct gift without a public deed, by contrast, is null (art. 782), except for modest-value movable property with delivery (art. 783).
Do you have a similar case? You can submit your documents to the Firm for an assessment, including remotely.
Book a consultationGiving safely: the possible routes
There is no solution valid for everyone: the choice depends on assets, family and objectives.
| Route | When it makes sense | What to consider |
|---|---|---|
| Direct gift | You want to transfer an asset immediately | Effects on the reserved share, on collation and on a future sale |
| Gift with reservation of usufruct | The donor wants to keep using the asset | Tax costs and risks in case of sale |
| Sale instead of gift | The child has their own means to pay | Proof of payment: a simulated sale is a risk |
| Will | There is no need to transfer now | Respect for the reserved share |
| Family pact (patto di famiglia) (art. 768-bis c.c.) | You want to transfer a business or company shares to one or more descendants | The spouse and all the forced heirs take part, and must be compensated unless they waive; a public deed is required on pain of nullity; what is received is not subject to collation or reduction |
Are you in this situation? Let’s talk.
The news in Law 182/2025 on gifted property
Law 182/2025 (art. 44), in force since December 18, 2025, amended the rules on the action of forced heirs against those who acquire assets coming from a gift. What matters is the date on which the donor’s succession opens: the new rules apply to successions opened after December 18, 2025. For successions opened earlier, the previous text remained applicable if the application for reduction, or a notice of opposition to the gift, was served and registered within six months, that is, by June 18, 2026; once that deadline has passed, the new rules also apply to earlier successions. Under the new rules reduction does not prejudice third parties who have purchased from the donee, who must compensate the forced heirs in money (art. 563 c.c.); encumbrances and mortgages remain effective (art. 561 c.c.).
We have devoted two in-depth articles: the reform of art. 563 and Law 182/2025 and purchase of gifted property: what changes with Law 182/2025.
How to defend yourself
If you have received a gift: keep the deed, proof of payments and documents on the value of the assets; before selling or mortgaging, assess with a lawyer your financial exposure to the forced heirs: an asset sold or mortgaged as a rule does not go back from third parties, but the donee remains bound to compensate in money.
If you are a forced heir whose share has been infringed: the action for reduction has precise rules and deadlines, and a forced heir who has not accepted the inheritance with benefit of inventory cannot, as a rule, request reduction of gifts (art. 564 c.c.); see action for reduction and infringement of the reserved share and calculation of the share with fictitious reunion. Before a lawsuit, mediation is, as a rule, required, because this is a dispute concerning inheritance succession (art. 5 of Legislative Decree 28/2010).
If you want to buy a gifted home: check where the asset comes from, whether the donor’s succession has already opened and when (before or after December 18, 2025), and whether applications for reduction or notices of opposition have been registered; ask for a consultation before the preliminary contract.
How the Firm assists you
- Planning of the gift, comparing the alternatives.
- Checking the origin of properties before a purchase or a mortgage.
- Action for reduction, collation and division among the heirs.
- Mediation and negotiation to end family disputes.
- Remote consultations throughout Italy.
For deeds that require a notary the Firm uses the notary Marco Fiorentino, whose notarial office is autonomous and separate; each client is free to choose the notary.
Where the Firm sees clients
Studio Legale Fiorentino sees clients by appointment in Naples (Piazza Giovanni Bovio 22, main office, and Via Monte di Dio 14), in Rome (Via Giorgio Ribotta 21) and in Bari (Corso Giuseppe Mazzini 61). It assists individuals and businesses in Naples and its province and in Campania and, through remote consultations, throughout Italy: documents are sent online and the meeting takes place by phone, on WhatsApp or by video call.
For details see the page Where we are and contacts.
Frequently asked questions
QCan a gift be revoked?
ANot for a simple change of mind. A gift is null if the public deed is missing (art. 782) and can be revoked for ingratitude or for the birth of children (art. 800).
QDoes giving the home to your children avoid the succession?
ANo: the gift does not cancel the share reserved to the other relatives, who after the death can ask for it to be reduced.
QIs it better to give or to sell?
AIt depends on the case. A simulated sale is risky; a well-made gift may be suitable. An assessment is needed first.
QWhat changes with Law 182/2025?
AFor successions opened after December 18, 2025 reduction does not prejudice those who purchased from the donee, who must compensate the forced heirs in money. See the related in-depth articles.
QIs a notary needed to make a gift?
AAs a rule yes, because a public deed is required on pain of nullity; the only exception is modest-value movable property with delivery. The Firm uses the notary Marco Fiorentino, whose office is autonomous and separate; each client is free to choose the notary.
QCan I be assisted remotely?
AYes, from anywhere in Italy.
Related guides and pages
Do you need to give, receive or buy a gifted property in Naples?
Every situation must be assessed on the documents of the specific case. You can contact the Firm from anywhere in Italy, even without coming to the office: the consultation takes place remotely, with documents sent online, by phone, on WhatsApp or by video call. Offices by appointment in Naples (Piazza Giovanni Bovio 22 and Via Monte di Dio 14), Rome and Bari.
Official sources
Informational content updated on October 4, 2026. It does not constitute legal advice.
Main page for this subject: Inheritance and gifts in Naples: all the guides and how to contact the Firm →
The route that usually makes sense
The possible routes
- Direct gift, if you want to transfer the asset immediately.
- Gift with reservation of usufruct, if you want to keep using the home.
- Sale, if the buyer has their own means to pay.
- Will, if there is no need to transfer now.
Which one usually makes sense and why
It depends on the case. Assets, family and your objectives matter. A well-made gift may be suitable, but it affects the share reserved to close relatives and a future sale. A simulated sale is risky, because payment must be proved. The structure should be assessed before signing, because a mistake is usually discovered many years later.
What to do right away
- Put together deeds, proof of payments and documents on the value of the assets.
- Check the origin of the property and whether applications for reduction have been registered.
- Have the structure assessed by the lawyer and the notary before the preliminary contract or the deed.
Every situation must be assessed on the documents of the specific case: this indication is not a promise of any outcome.
How Avv. Fiorentino can assist you
- If you are buying a home that comes from a gift, ask for a consultation before the preliminary contract.
- If you have received an asset as a gift, before selling or mortgaging it assess with a lawyer your financial exposure to the forced heirs.
- If you think your reserved share has been infringed, check the deadlines of the action for reduction and remember that, as a rule, mediation is required first.
The Firm offers consultations remotely as well, with documents sent online, and gives you a written quote before the engagement. I see clients by appointment in Naples, Rome and Bari.
To learn more about gifts and assets
- Calculation of the reserved share and fictitious reunion (art. 556 c.c.)
- Family assets fund (fondo patrimoniale): what it protects against creditors and the risk of clawback
- Destination restriction under art. 2645-ter: worthiness and creditors
- Separation of property and companies: simulated registrations and fraud on creditors
- Inheritance division lawsuit: how long it lasts and how much it costs
Other guides on home, condominium and property sales
- Challenging a condominium resolution: deadlines and procedure
- Preliminary contract and confirmatory deposit: if the other party does not sign the deed
- Real estate auction: how to stop or avoid it
- Apartment in Chiaia in a historic building: rent and condominium
- Extraordinary expenses for children after separation
Read also
- Digital inheritance: online accounts, cryptocurrencies, accounts
- Joint will, succession agreement and foreign trust with assets in Italy
- Mandatory mediation before a lawsuit on division or on the inheritance: how it works
Read also: Gifts in Naples: advice on the deed, risks and revocation
(Read also): Legal guides from Studio Legale Fiorentino · Home received as a gift: sale and mortgage after the 2025 reform · Buying a gifted home: what changes with Law 182/2025 and the checks to make
Translated from the Italian original; updated on October 18, 2026.