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Foreigners can legally buy ski chalets in Switzerland, but strict regulations under the Lex Koller law govern who can purchase, where, and under what conditions.
As of September 2025, non-resident foreigners face annual quotas, size restrictions, and must obtain government permits before purchasing secondary residences in designated tourist areas. Swiss Alpine cantons like Valais, Graubünden, and Vaud offer the most accessible opportunities for foreign ski chalet buyers, though competition remains intense for premium resort locations.
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Foreigners can buy ski chalets in Switzerland under strict Lex Koller regulations, with annual quotas of around 1,500 permits nationwide and size limits of 200-250 m².
The process requires government approval, 30-40% down payment, and properties can only be purchased in designated tourist areas of Alpine cantons.
| Requirement | Details | Timeframe/Cost |
|---|---|---|
| Legal Status | Non-resident foreigners can buy secondary residences only | Lex Koller permit required |
| Annual Quota | ~1,500 permits per year for all Switzerland | Distributed by canton |
| Size Limits | Maximum 200-250 m² living space, 1,000-1,500 m² land | Canton-dependent |
| Down Payment | 30-40% of purchase price required | Mortgage rates ~1.5% |
| Transaction Costs | Transfer tax 2-3%, notary fees 0.5-2% | Total 2.5-5% of price |
| Permit Processing | Government approval mandatory | 8-12 weeks typical |
| Resale Restrictions | Minimum 5-year holding period | Capital gains tax applies |
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Skiing Property
Can foreigners legally buy a ski chalet in Switzerland?
Yes, foreigners can legally buy ski chalets in Switzerland, but the purchase process is strictly regulated under the Lex Koller law.
Non-resident foreigners are limited to purchasing secondary residences (holiday homes) in designated tourist and resort areas only. You cannot buy primary residences or properties in major cities like Zurich, Geneva, or Basel as a non-resident foreign buyer.
The Swiss government maintains tight control over foreign property ownership through annual quotas and mandatory permit requirements. As of September 2025, approximately 1,500 permits are issued nationwide each year for all foreign property purchases, making competition intense for desirable ski resort locations.
It's something we develop in our Switzerland property pack.
What specific restrictions apply to non-Swiss residents when purchasing property?
Non-Swiss residents face multiple layers of restrictions when buying ski chalets in Switzerland.
You can only purchase one property per family (tax household), meaning multiple holiday home ownership is generally prohibited. The property must be used exclusively as a secondary residence for personal vacation purposes, not as a primary residence or rental investment.
Size restrictions limit chalets to a maximum of 200-250 square meters of living space and land plots up to 1,000-1,500 square meters, depending on the specific canton regulations. These limits ensure properties remain within the "holiday home" category rather than becoming large commercial or residential developments.
Geographic restrictions confine purchases to designated tourist areas in Alpine cantons, excluding urban centers and agricultural zones where foreign ownership could impact local housing markets or food production.
Are there quotas or limits on how many chalets can be sold to foreigners each year?
Switzerland enforces strict annual quotas limiting foreign property purchases to approximately 1,500 permits per year across the entire country.
These quotas are distributed among individual cantons based on their tourist capacity and local housing markets. Popular ski resort cantons like Valais and Graubünden receive larger allocations, but demand consistently exceeds supply in premium locations like Verbier, St. Moritz, and Zermatt.
The quota system operates on a first-come, first-served basis once applications meet all legal requirements. Some cantons exhaust their annual allocations within the first few months of the year, particularly in sought-after resort areas where international demand is highest.
Certain developments, such as Andermatt Reuss, have received special federal exemptions from quota restrictions, making them more accessible to foreign buyers compared to traditionally regulated resort markets.
Which regions or cantons in Switzerland allow foreigners to buy ski chalets more easily?
| Canton | Key Ski Resorts | Foreign Buyer Accessibility |
|---|---|---|
| Valais | Verbier, Zermatt, Saas-Fee | High demand, competitive quotas |
| Graubünden | St. Moritz, Davos, Flims | Good availability in secondary resorts |
| Vaud | Villars, Leysin, Les Diablerets | Moderate accessibility, French-speaking |
| Bern | Gstaad, Adelboden, Wengen | Limited quotas, premium pricing |
| Ticino | Airolo, Campo Blenio | Lower demand, Italian-speaking |
| Neuchâtel | La Chaux-de-Fonds region | Good availability, more affordable |
| Fribourg | Charmey, Moléson | Moderate demand, family resorts |
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How large can a chalet be if I'm a foreign buyer—are there maximum size limits in square meters?
Foreign buyers face strict size limitations when purchasing ski chalets in Switzerland, with maximums typically set at 200-250 square meters of living space.
Land plot restrictions usually cap property size at 1,000-1,500 square meters, though exact limits vary by canton and specific municipality regulations. These restrictions ensure properties remain classified as holiday homes rather than large residential or commercial developments.
Some cantons allow exceptions for larger properties through special approval processes, but these require additional permits and often face longer processing times. The size limits also include any auxiliary buildings like garages, storage areas, or guest houses on the property.
Properties exceeding these limits may require different legal classifications and could be subject to even stricter foreign ownership restrictions or outright prohibitions in certain areas.
Can I rent out the chalet to tourists if I'm not living there full-time?
Yes, you can rent out your Swiss ski chalet to tourists for short-term vacation rentals when you're not using it personally.
Short-term tourist rentals to skiers and vacationers are generally permitted and even encouraged as they support local tourism economies. However, long-term rentals to permanent residents are typically prohibited under Lex Koller regulations, as this would convert the property from a holiday home to a rental investment.
Many municipalities have additional restrictions under the Lex Weber law, which limits secondary homes to a specific percentage of total housing stock in resort areas. This means new construction of rental properties is often restricted, but existing chalets can usually be rented short-term.
Local tourism taxes and registration requirements may apply to rental activities, and some resort areas require permits for commercial short-term rental operations.
What are the minimum down payment requirements and typical mortgage rates for foreigners in Switzerland?
Foreign buyers must provide a minimum down payment of 30-40% of the chalet's purchase price when securing a Swiss mortgage.
Swiss banks can typically finance 60-70% of the property value for foreign buyers, though this is lower than the 80% financing often available to Swiss residents. As of September 2025, mortgage rates for foreigners are approximately 1.5%, though rates vary based on credit history, loan term, and financial documentation.
Banks require extensive financial documentation including income verification, tax returns, bank statements, and proof of assets from your home country. The approval process for foreign borrowers typically takes 4-8 weeks and may require additional guarantees or collateral.
Some lenders offer specialized foreign buyer programs with competitive rates, particularly for high-net-worth individuals or buyers from countries with strong banking relationships with Switzerland.
How much property transfer tax, notary fees, and registration costs should I expect to pay?
| Cost Category | Typical Range | Notes |
|---|---|---|
| Property Transfer Tax | 2-3% of purchase price | Varies by canton |
| Notary Fees | 0.5-1.5% of purchase price | Mandatory for all transactions |
| Registration Costs | 0.2-0.5% of purchase price | Land registry and official documentation |
| Legal Fees | 0.3-1% of purchase price | Attorney representation recommended |
| Survey and Inspection | CHF 2,000-5,000 flat fee | Property condition assessment |
| Total Transaction Costs | 2.5-5% of purchase price | Combined upfront expenses |
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Switzerland versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
Do I need to apply for special permits or approvals before buying a chalet as a non-resident?
Yes, all non-resident foreign buyers must obtain a Lex Koller permit before completing any property purchase in Switzerland.
The permit application process has streamlined significantly in recent years, with typical processing times now ranging from 8-12 weeks compared to much longer waits previously. You must submit the application before signing any binding purchase agreements, as transactions cannot proceed without approved permits.
Required documentation includes proof of foreign residency status, intended use declarations, property details, financial statements, and purchase contract terms. The application must demonstrate that the property will be used as a personal holiday home rather than for commercial purposes or permanent residence.
Some cantons have additional local permit requirements beyond the federal Lex Koller approval, particularly in environmentally sensitive areas or historically protected resort zones.
It's something we develop in our Switzerland property pack.
Are there annual property taxes or second-home taxes specific to foreign owners?
Most Swiss cantons levy annual property taxes ranging from 0.1-0.3% of the assessed property value, which apply to all property owners regardless of nationality.
Many cantons impose additional second-home taxes or luxury property taxes specifically targeting holiday homes, which primarily affect foreign owners since most secondary residences are foreign-owned. These additional taxes can range from 0.2-1% annually depending on the property value and local regulations.
Some municipalities also charge tourist taxes or infrastructure fees to holiday home owners to help fund local services and maintenance of tourist facilities. These fees typically range from CHF 200-1,000 annually per property.
Wealth taxes may also apply in certain cantons if your total Swiss assets exceed specified thresholds, though these primarily affect very high-value property holdings.
If I sell the chalet later, are there capital gains taxes or restrictions on resale?
Switzerland enforces a minimum 5-year holding period before foreign owners can resell their ski chalets, with limited exceptions for financial hardship situations.
Capital gains taxes apply when selling the property, with rates varying significantly by canton and typically decreasing the longer you hold the property. Most cantons use progressive tax scales where properties held for 5-10 years face higher rates than those held for 15-20 years.
Resale restrictions may prevent selling to another foreigner if annual quotas are full or exceeded in that canton, potentially limiting your buyer pool. Some cantons give preference to Swiss buyers or residents in resale situations, which could affect pricing and timing.
Professional property valuation is often required for tax calculation purposes, and you may need to demonstrate that the sale price reflects fair market value rather than an artificial transaction designed to minimize taxes.
Is it easier to buy as an EU citizen compared to someone from outside the EU, and what are the differences?
EU citizenship provides no meaningful advantage for non-resident property buyers in Switzerland, as the key factor is Swiss residency status rather than nationality.
EU/EFTA citizens who hold Swiss residence permits (Permit B or C) are treated essentially like Swiss citizens and can buy primary residences anywhere in Switzerland without Lex Koller restrictions. However, non-resident EU citizens face the same limitations as non-EU foreigners when purchasing holiday homes.
The only practical difference for EU citizens is potentially easier banking relationships and mortgage approval processes due to closer financial integration between EU countries and Switzerland. Some Swiss banks may offer slightly more favorable terms to EU residents compared to buyers from more distant countries.
Residency status, not nationality, determines your property buying rights in Switzerland, making the distinction between EU and non-EU citizens largely irrelevant for non-resident holiday home purchases.
It's something we develop in our Switzerland property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Buying a ski chalet in Switzerland as a foreigner is entirely possible but requires careful navigation of strict regulations and competitive quota systems.
Success depends on understanding canton-specific rules, securing proper permits, and having adequate financing in place before beginning your property search in Switzerland's premium ski resort markets.
Sources
- PCC Wealth - How to Buy Property in Switzerland
- Barnes Switzerland - Swiss Real Estate for Non-Resident Foreigners
- Global Referral Group - Complete Guide to Buying Property in Switzerland 2025
- LinkedIn - Simple Guide for Foreigner Buyers Swiss Property
- The Super Prime - Swiss Ski Resorts Open to Foreign Property Buyers
- Alpine Property Finders - Swiss Purchase Process
- Investors in Property - Can a Foreigner Buy Property in Switzerland
- Skiing Property - Buying Ski Property in Switzerland
- Swiss Federal Office of Justice - Lex Koller Official Guide
- ICLG - Real Estate Laws and Regulations Switzerland