Advisory Guide
Buying Swiss Real Estate as a Foreigner
Switzerland maintains a structured legal framework governing the acquisition of residential property by foreign nationals. Understanding that framework — and its canton and commune-level specifics — is essential for any international private client considering Swiss real estate.
Advisory disclaimer: the information on this page and throughout this section is provided for general advisory and informational purposes only. It does not constitute legal advice. Swiss property acquisition by foreign persons depends on nationality, residence status, property type, canton, commune and individual authorisation. Rules change and quota availability varies annually. You must obtain independent legal advice from a qualified Swiss notary or lawyer before proceeding with any property transaction. Swiss Private Group does not provide legal or tax advice.
The Swiss Legal Framework for Foreign Property Buyers
Switzerland maintains one of the most structured and carefully regulated residential property markets in the world. The primary legislation governing the acquisition of Swiss residential property by foreign nationals is the Federal Act on the Acquisition of Real Estate by Persons Abroad — widely known as Lex Koller (formally BewG, Bundesgesetz über den Erwerb von Grundstücken durch Personen im Ausland).
Lex Koller restricts the acquisition of residential property in Switzerland by foreign nationals who are not resident in Switzerland. The law applies to natural persons and to certain legal entities. Its purpose is to limit foreign ownership of Swiss residential property and to prevent speculative foreign investment in the Swiss residential property market.
This legal framework is not a blanket prohibition. It is a structured system of exemptions, authorisations and quotas. Whether a foreign national can acquire Swiss property — and on what terms — depends on a combination of factors: nationality, residence status, property type, location and the availability of cantonal authorisations.
The second significant piece of legislation is Lex Weber, which since 2012 limits the proportion of secondary residences in any Swiss commune to 20% of the total housing stock. This restriction applies independently of Lex Koller and affects the availability of new-build secondary residences in many popular resort areas.
Key Legislation
- —Lex Koller (BewG) — Federal Act restricting foreign acquisition of Swiss residential property
- —Lex Weber — Federal initiative limiting second homes to 20% of commune housing stock
- —Cantonal regulations — Each canton administers its own tourist zone designations and annual quotas
Swiss Private Group Advisory
Our advisory team works with international private clients navigating Swiss property acquisition rules. We provide market access, property search and transaction coordination — and introductions to qualified Swiss legal professionals.
Submit an EnquiryWho Can Buy Swiss Property — and on What Terms
A summary by permit type and residence status. Detailed information is available on the relevant sub-pages.
Status
Swiss Citizen
Swiss nationals
Lex Koller Status
Exempt — Lex Koller does not apply
Property Rights
May acquire any residential property in Switzerland without restriction.
Status
C Permit (Settlement Permit)
Foreign nationals who have resided in Switzerland for a qualifying period (typically 5–10 years depending on nationality)
Lex Koller Status
Exempt — treated as Swiss nationals for Lex Koller purposes
Property Rights
May acquire any residential property in Switzerland without restriction, including primary residences, secondary residences and investment properties.
Status
B Permit (Residence Permit)
Foreign nationals with a valid Swiss residence permit, typically for employment, self-employment, family reunification or study
Lex Koller Status
Partially exempt — EU/EFTA nationals with B permit are treated as Swiss nationals. Non-EU/EFTA nationals with B permit may acquire a primary residence only.
Property Rights
EU/EFTA nationals with B permit: may acquire any residential property without restriction. Non-EU/EFTA nationals with B permit: may acquire a primary residence (the property they live in). Secondary residences and holiday homes require authorisation.
Status
L Permit (Short-Term Residence)
Foreign nationals with a short-term residence permit (typically up to one year)
Lex Koller Status
Subject to Lex Koller restrictions
Property Rights
L permit holders are generally subject to Lex Koller restrictions. Acquisition of residential property is generally not permitted without authorisation.
Status
G Permit (Cross-Border Commuter)
Foreign nationals who work in Switzerland but reside in a neighbouring country
Lex Koller Status
Subject to Lex Koller restrictions
Property Rights
G permit holders are generally subject to Lex Koller restrictions for residential property acquisition. They do not reside in Switzerland and therefore cannot acquire a primary residence.
Status
Non-Resident (No Swiss Permit)
Foreign nationals with no Swiss residence permit who do not reside in Switzerland
Lex Koller Status
Fully subject to Lex Koller restrictions
Property Rights
May only acquire holiday homes in designated tourist zones, subject to cantonal authorisation and annual quotas. Living space limited to approximately 200 m²; land plot limited to approximately 1,000 m². Cannot acquire primary residences, secondary residences outside tourist zones, or investment properties.
Property Types and Their Legal Treatment
The legal treatment of a property under Lex Koller depends significantly on its classification and use.
Primary Residence
A property used as the buyer's principal place of residence in Switzerland. The buyer must be physically resident in Switzerland and registered at the address.
Non-resident foreign nationals cannot acquire a primary residence in Switzerland under Lex Koller, as they are not resident in Switzerland. Residency must be established first.
Secondary Residence
A property used as a secondary place of residence, in addition to a primary residence elsewhere. The buyer may or may not be resident in Switzerland.
Non-resident foreign nationals may only acquire a secondary residence in Switzerland in designated tourist zones, subject to cantonal authorisation and annual quotas.
Holiday Home
A property used exclusively for holiday and leisure purposes. In the context of Lex Koller, this is the primary category under which non-resident foreign nationals may acquire property in Switzerland.
This is the most common route for non-resident foreign nationals to acquire property in Switzerland. Strict conditions apply regarding size, use and location.
Investment Property
A residential property acquired primarily for investment purposes, including rental income. This category is distinct from a holiday home or primary residence.
Non-resident foreign nationals generally cannot acquire residential investment properties in Switzerland under Lex Koller. Commercial real estate is generally not subject to Lex Koller.
Commercial Property
Property used for commercial purposes, including offices, retail, industrial and mixed-use commercial developments.
Commercial property is generally accessible to foreign buyers without Lex Koller restrictions. Specialist legal advice is recommended to confirm the classification of any specific property.
The Approximately 200 m² / 1,000 m² Rule for Holiday Homes
When a foreign national non-resident acquires a holiday home in a designated Swiss tourist zone under Lex Koller, the authorisation is subject to standard size restrictions applied by cantonal practice and federal guidelines:
- —
Living Area: Approximately 200 m²
The usable living area of the property should not significantly exceed approximately 200 m². This is a guideline applied in cantonal authorisation practice, not an absolute legislative maximum in all cantons.
- —
Land Area: Approximately 1,000 m²
The land plot associated with the property should not significantly exceed approximately 1,000 m². This is also a guideline applied in practice. Larger plots may require special justification or may not be authorised.
These restrictions reflect the policy purpose of Lex Koller: to permit reasonable holiday home acquisition by foreign nationals in tourist areas while discouraging the accumulation of large residential estates by foreign non-resident buyers.
Important Note
These are approximate guidelines, not absolute legislative limits. Cantonal practice varies. Some cantons apply stricter thresholds; others may permit modest deviations with justification. The applicable limits for a specific property and canton must be confirmed with the relevant cantonal authority and a qualified Swiss notary.
Canton and Commune-Level Rules
Lex Koller is federal legislation, but its application is administered at the cantonal level. Each canton designates its own tourist zones, administers the annual authorisation quota and applies the law through its own cantonal authority. Commune-level restrictions may add further conditions.
Cantons with Designated Tourist Zones
The following cantons have designated tourist zones where foreign national non-residents may potentially acquire holiday homes, subject to authorisation and quotas:
Cantons Without Tourist Zones
The following major cantons do not have designated tourist zones. Lex Koller applies in full. Foreign national non-residents generally cannot acquire residential property in these cantons:
Detailed Advisory Guides
Each topic in this section is covered in a dedicated advisory guide. Select a guide below for detailed information.
Lex Koller Explained
The federal law governing Swiss residential property acquisition by foreign nationals — scope, exemptions and the authorisation process.
Holiday Homes for Foreign Buyers
How foreign national non-residents can acquire holiday homes in designated Swiss tourist zones, including size restrictions and quota rules.
Second Residence Rules in Switzerland
The legal framework for secondary residences in Switzerland, including Lex Weber and its interaction with Lex Koller.
Buying Swiss Property with a B Permit
What EU/EFTA and non-EU/EFTA B permit holders can acquire in Switzerland and on what terms.
Buying Swiss Property with a C Permit
C permit holders are fully exempt from Lex Koller and may acquire any residential property in Switzerland without restriction.
Buying Swiss Property as a Non-Resident
The rules, restrictions and limited pathways for foreign nationals who do not reside in Switzerland.
Buying Through a Swiss Company
Whether acquiring Swiss residential property through a Swiss legal entity circumvents Lex Koller — and why it generally does not.
Foreign Buyer Rules by Canton
A canton-by-canton overview of Lex Koller application, tourist zone designations and foreign acquisition conditions.
Foreign Buyer Rules by Commune
Detailed commune-level data for key Swiss resort and residential markets in Valais, Vaud, Graubünden, Bern and Ticino.
Selected Properties
Properties Available to Foreign Buyers
Hors marchéMontreux · Swiss Riviera · Vaud
Domaine lacustre exclusif hors marché
6·Approx. 542 m²
Montreux · Swiss Riviera
Exceptionnel Duplex Penthouse avec Vue Panoramique sur le Lac Léman
4·Approx. 199 m² interior · 240 m² weighted · 116 m² terraces
Anières · Geneva Lake · Geneva
L'une des villas privées les plus exceptionnelles de Genève
6·Approx. 750 m²
Propriétés sélectionnées
Découvrez les propriétés en Suisse
Parcourez notre sélection de propriétés résidentielles à travers la Suisse.
Private Advisory
Speak with a Foreign Buyer Specialist
Our advisers work with international buyers navigating Lex Koller compliance, permit requirements and the full acquisition process. All enquiries are handled with complete confidentiality.
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