Italy taxes your rental first. Your Self Assessment comes second.

Since Brexit nothing changed about where your Italian rent is taxed: the UK–Italy double tax convention still gives Italy the primary right to tax income from property situated in Italy. What changed is everything around it — you are now a non-EU resident for some Italian purposes, and the paperwork trail HMRC expects has become less forgiving.

The two-country picture

The credit is only as good as your evidence. HMRC wants the amount of Italian tax paid, the year it relates to, and proof of payment. A filed Italian return with the F24 receipts is that evidence; a platform statement showing 21% withheld is not, on its own, enough.

Three things that catch British owners

The tax years do not line up. Italy runs on the calendar year, the UK from 6 April. Your Italian 2026 figures straddle two UK years, and the credit is claimed in the UK year in which the foreign income arose — apportionment needs doing deliberately, not by eye.

Airbnb's 21% is not a settlement. It is a withholding on account. Without an Italian return it is never reconciled — and if you let more than one property, the rate above the first is 26%, so the withholding is short.

Non-EU status affects the fee, not the tax. Professional fees charged to a private client resident outside the EU fall outside the scope of Italian VAT (art. 7-septies, DPR 633/72). For a UK client the €470 is therefore normally net of Italian VAT — confirmed in writing on your quote.

What we hand your UK accountant

A one-page annual summary in English: gross rent declared in Italy, regime elected, Italian tax charged, IMU paid, and the payment receipts, dated. It is designed to be forwarded without translation or explanation. If you file your own Self Assessment, the same page is what you copy from.

What it costs

£-equivalent pricing is not the point — the fee is fixed in euro: €470 a year for one property, everything above included, each additional property €120. No hourly billing, and no Italian phone calls at any stage.