Property
Switzerland — Property: Can Foreigners Buy?
Switzerland restricts foreign real estate purchases under the Lex Koller federal law: non-resident foreigners generally need a cantonal permit to buy, and are capped at holiday-home/apartment purchases in designated tourist zones with quotas. However, foreign nationals holding a Swiss residence permit and living in Switzerland as their principal residence (B permit residents and above) can buy a primary residence without a Lex Koller permit, effectively equal to Swiss citizens for that purpose; EU/EFTA nationals with a C permit face no restrictions at all.
Why this matters
Lex Koller is the single biggest legal gate on foreign property purchase in Switzerland — establishing genuine Swiss residency first (not just visiting to buy) is usually the difference between being able to buy freely and being blocked or limited to a quota-restricted holiday home.
Key facts
- Foreign nationals resident in Switzerland (holding a B, C, or L permit) who buy a home as their principal, permanent residence are generally exempt from Lex Koller restrictions.
- C permit holders (permanent residence) and EU/EFTA nationals are treated essentially the same as Swiss citizens for property purchase purposes — no permit required.
- Non-resident foreigners (no Swiss residence) generally need a cantonal authorization to buy, and can typically only buy holiday homes/apartments in designated tourist areas, subject to strict annual cantonal quotas.
- Buying purely as an investment (buy-to-let, not a primary residence) by a non-resident foreigner is generally prohibited under Lex Koller regardless of permit status.
- Rules and quotas are administered cantonally, so exact application (which zones qualify as 'tourist areas', quota availability) varies by canton.
Steps
- Establish Swiss residency first — Obtaining a B or C permit and registering as resident removes most Lex Koller restrictions for a primary residence purchase.
- Confirm your permit category — C permit holders and EU/EFTA nationals face essentially no restriction; B/L permit holders can usually buy a primary residence but should confirm with a notary.
- Check cantonal quota if buying as a non-resident — Non-residents wanting a holiday home must apply for a cantonal authorization within an available quota in a designated tourist zone.
- Consult a notary or lawyer — Property law and Lex Koller application vary enough by canton that professional advice is standard practice before signing.
Timelines
- Cantonal Lex Koller authorization (non-resident holiday home purchase): Several weeks to a few months, subject to quota availability
Required documents
- Residence permit (B/C/L)
- Commune registration confirmation
- Lex Koller authorization application (if applicable)
Common mistakes
- Assuming any foreigner can buy property freely once they arrive — the exemption depends on genuine residency and using the property as a primary residence.
- Trying to buy an investment/rental property as a non-resident foreigner, which is generally blocked under Lex Koller regardless of funds available.
- Not checking canton-specific quota availability before committing to a holiday-home purchase as a non-resident.