The data collected by the Osservatorio di MutuiOnline.it in the first months of 2026 outlines clear contrasts between people financing a second home and those applying for a first-home mortgage. Requests for a second property account for 8.6% of loan applications, while first-home financing represents 70.6% of the total. Age profiles differ noticeably: the typical second-home borrower is about 45 years old, roughly eight years older than the average first-home applicant at 37 years and 2 months. These figures reflect distinct financial positions, priorities and risk tolerances among borrowers.
Beyond demographics, the pattern of choices—loan length, borrowing amounts and the share of value covered—shows systematic separation between the two groups. A second-home buyer often approaches financing with more equity available and a different plan for repayment, which in turn affects the loan structure lenders propose. Understanding these differences is essential for anyone comparing offers or preparing documentation, because what looks like a small difference in percentage points or months can translate into meaningful changes in monthly outlays and total cost of credit.
National figures: durations, amounts and loan-to-value
When comparing average terms, loans for a primary residence tend to stretch longer: the mean duration for first-home mortgages is 26 years and 3 months, while second-home loans average 21 years and 10 months. The average loan requested for a second home stands at €130,000, compared with €154,500 for first homes. Typical property values also differ: second homes average €200,600 and first homes around €221,000. This produces a different Loan-to-Value ratio: 64.8% for second-home loans versus 69.9% for first-home loans. Here Loan-to-Value (LTV) means the percentage of the property’s value that the bank agrees to lend against.
Rates, accessory charges and practical examples
Nominal rates and the final cost of credit are shaped not only by the TAN but also by fees and tax treatment. In practice, the same nominal interest can produce different effective costs because of auxiliary outlays. In mortgage language, TAN refers to the nominal annual rate and TAEG to the annual percentage rate of charge, which incorporates fees. That distinction is central when the borrower compares offers: a slightly lower TAN can be offset by higher fixed charges or taxes, and this is often what differentiates a second-home offer from a first-home one.
Fixed-rate example
To make the gap tangible, consider a fixed-rate mortgage of €130,000 over twenty years with a TAN of 2.99%. On the reference portal, the best available combination on 14 May showed a TAEG of 3.32% for a first-home loan and 3.52% for a second-home loan. The spread is mainly due to differences in non-interest charges and tax treatment rather than the headline interest alone. Because the TAEG bundles recurring interest with one-off and periodic costs, it is the most useful single figure for comparing real borrowing costs between the two purposes.
Variable-rate offers and accessory costs
Even with a variable-rate example—say a TAN of 2.37%—the TAEG remains higher for second-home financing (2.83%) than for first-home financing (2.63%) when identical or greater accessory fees apply. In the scenarios analyzed, administrative fees such as the instruction fee were about €1,000 for both profiles, while the substitute tax was a key driver: approximately €2,600 on the second-home loan versus €325 on the primary residence, a difference of €2,275. The impact of these one-off charges can noticeably change monthly affordability and the total cost over the life of the loan.
Regional snapshot: Basilicata and provincial contrasts
Basilicata reveals how local market conditions can overturn national trends. For the region in 2026 the average duration for second-home loans was 21 years and 6 months, compared with 24 years and 5 months for first-home loans. Ages follow the national pattern but with regional nuances: second-home buyers averaged 47 years and 7 months, while first-home buyers averaged 37 years and 9 months. Requested loan amounts and values differ starkly in Basilicata: second-home requests averaged €169,750 versus €126,783 for first homes, and estimated property values averaged €285,222 for second homes against €174,085 for primary residences.
Within the region provincial data highlights more variation. In Matera second-home loans had the longest average duration (23 years and 6 months), the highest average loan amount (€208,792) and the highest average property value (€320,625), while Potenza featured shorter durations (17 years and 8 months) and a lower LTV (42.8%). Age of second-home applicants peaks at Potenza with 55 years and 6 months and is lowest in Matera at 43 years and 8 months, underscoring how local dynamics shape borrower profiles and lender offers.
In practical terms, financing a second home usually means shorter terms, sometimes smaller loans by nominal amount but often higher effective costs because of taxes and fees. Monitoring LTV, comparing TAN against TAEG, and factoring in regional variations will help borrowers align strategy with goals. A careful read of the numbers can reveal whether the lower proportional LTV on a second home offsets its higher accessory charges or whether extending duration or choosing a different rate type would better fit one’s budget and long-term plan.
