Usufruct and Bare Ownership Calculator 2026 — Ministerial Tables
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Usufruct and Bare Ownership Calculator 2026
Value of the lifetime usufruct and of the bare ownership using the ministerial percentages
The calculator uses the ministerial table of coefficients for lifetime usufruct, confirmed for 2026 by the D.M. 24 dicembre 2025 (Ministerial Decree of 24 December 2025, reference rate 2.5%). These are the percentages used for tax purposes for registration tax, inheritance and gifts: the actual price of a sale remains freely agreed between the parties. The table provides no coefficients beyond age 99 and does not cover fixed-term usufruct (for example in favour of companies). Informational tool: for an actual deed, consult a notary.
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Calculating usufruct and bare ownership in 2026: how it works
Usufruct is the right to use a property and enjoy its fruits (for example living in it or renting it out) without being its owner; bare ownership is what remains to the owner "stripped" of this right. When you sell the bare ownership of a house, donate a property while reserving the usufruct for yourself, or handle an inheritance, you need to know how much each of the two rights is worth. This free calculator does it with the ministerial percentages in force in 2026: enter the value of full ownership and the age of the usufructuary, and you get the tax value of the lifetime usufruct and of the bare ownership. The calculation takes place entirely in your browser.
The formula: age of the usufructuary and ministerial percentages
The value of a lifetime usufruct depends on the age of its holder: the younger the usufructuary, the longer they will enjoy the asset, and the more the usufruct is worth (and the less the bare ownership is worth). The percentages are set by a ministerial table, annexed to D.Lgs. 139/2024 (Legislative Decree 139/2024) and confirmed for 2026 by the MEF (Ministry of Economy and Finance) decree of 24 December 2025:
Usufruct value = Full ownership value × percentage for age
Bare ownership value = Full ownership value − usufruct value
| Age of the usufructuary | Usufruct | Bare ownership |
|---|---|---|
| 0–20 years | 95% | 5% |
| 21–30 years | 90% | 10% |
| 31–40 years | 85% | 15% |
| 41–45 years | 80% | 20% |
| 46–50 years | 75% | 25% |
| 51–53 years | 70% | 30% |
| 54–56 years | 65% | 35% |
| 57–60 years | 60% | 40% |
| 61–63 years | 55% | 45% |
| 64–66 years | 50% | 50% |
| 67–69 years | 45% | 55% |
| 70–72 years | 40% | 60% |
| 73–75 years | 35% | 65% |
| 76–78 years | 30% | 70% |
| 79–82 years | 25% | 75% |
| 83–86 years | 20% | 80% |
| 87–92 years | 15% | 85% |
| 93–99 years | 10% | 90% |
A useful detail for 2026: the legal interest rate has fallen to 1.60% (D.M. 10 dicembre 2025), but for these coefficients the law sets a minimum threshold of 2.5% (art. 46, paragraph 5-ter, of the consolidated law on registration tax and art. 17, paragraph 1-ter, of the consolidated law on inheritance and gifts). For this reason the percentages in the table remain those calculated at 2.5%, identical to those of 2024 and 2025.
Calculation example
A 70-year-old parent donates to their child the bare ownership of a house worth 200,000 €, reserving the usufruct:
| Item | Amount |
|---|---|
| Value of full ownership | 200,000.00 € |
| Age of the usufructuary → band 70–72 | usufruct 40% |
| Value of the usufruct | 80,000.00 € |
| Value of the bare ownership | 120,000.00 € |
For the bare ownership, the taxable base is the difference between the full value and the value of the usufruct: the taxes on the deed are therefore calculated on 120,000 €, not on the full value of the property. With a 55-year-old usufructuary the bare ownership would be worth 35% (70,000 €), with an 85-year-old one 80% (160,000 €): age changes the result a lot, which is why it is worth simulating your own case.
What these values are used for
The percentages in the table are those used for tax purposes: they determine the taxable base of the registration tax and of inheritance and gift taxes when the deed concerns a usufruct or a bare ownership. The starting value to enter, cadastral or market, depends on the type of deed and the tax: the notary will indicate it. The actual price of a bare ownership sale, on the other hand, remains free: the parties may agree on different amounts, and the market often factors in other elements too. Two honest limits of this tool: the table provides no coefficients beyond 99 years of age, and the calculator covers lifetime usufruct — fixed-term usufruct (for example in favour of a company) follows a different rule. For an actual deed, the reference is always the notary.
Frequently asked questions
How is the value of the usufruct calculated in 2026?
You multiply the value of full ownership by the percentage corresponding to the age of the usufructuary in the ministerial table: 95% up to age 20, then decreasing down to 10% for the 93–99 band. The bare ownership is the complement: full value minus the value of the usufruct. The table in force in 2026 is the one annexed to D.Lgs. 139/2024, confirmed by the MEF decree of 24 December 2025.
Why is the 2.5% rate used if the 2026 legal interest rate is 1.60%?
Because the law sets a threshold: below a reference rate of 2.5% the coefficients are not updated. The 2026 legal interest rate has fallen to 1.60%, so the coefficients calculated at 2.5% remain valid, the same as in 2024 and 2025.
Who pays IMU, the usufructuary or the bare owner?
The usufructuary: they are the taxpayer liable for IMU (Italian municipal property tax), because they have the enjoyment of the property. The bare owner does not owe the tax. Ordinary maintenance costs follow the same logic and are borne by the usufructuary, while extraordinary repairs remain with the bare owner.
How much is the bare ownership of a house worth?
For tax purposes it is worth the value of full ownership minus the value of the usufruct: with a 70-year-old usufructuary, for example, 60% of the full value. On the market the sale price is free and may differ from the tax value: the ministerial table is used for taxes, it does not set the negotiated price.
Related tools: the gift tax calculator (entering the value of the bare ownership as the donated value), the IMU calculator (the tax paid by the usufructuary) and the inheritance and succession calculator.
