Authored by the expert who managed and guided the team behind the Switzerland Property Pack
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Switzerland is known for being safe, stable, and predictable, but its rules for foreign property buyers are among the strictest in Europe.
The main law you need to know about is called Lex Koller, and it controls who can buy residential property based on residency status, not just nationality.
We constantly update this blog post to keep it accurate and useful for foreign buyers exploring the Swiss property market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Switzerland.
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Skiing Property
Do foreigners have the same rights as locals in Switzerland right now?
Can foreigners legally buy residential property in Switzerland in 2026?
As of early 2026, foreigners can legally buy residential property in Switzerland, but the real question is whether you are classified as a "person abroad" under the Lex Koller law, because that classification determines everything.
Foreigners who are properly resident in Switzerland with the right permit (like an EU/EFTA citizen with a C settlement permit) can generally buy a primary residence just like a Swiss citizen would.
However, if you are classified as a "person abroad," your options narrow significantly, and you will typically need cantonal authorization to purchase, with most opportunities limited to designated holiday home zones in tourist areas.
The type of property also matters: buying an apartment in a resort commune is often possible for non-residents, while purchasing a standalone house or building land usually faces stricter scrutiny or outright restrictions.
We cover all these things in length in our pack about the property market in Switzerland.
Do foreigners have the exact same ownership rights as locals in Switzerland in 2026?
As of early 2026, foreigners who have legally acquired property in Switzerland enjoy strong ownership rights that are very similar to those of Swiss citizens, but the ability to acquire property in the first place is where the differences appear.
The most significant difference is that Lex Koller creates a gatekeeping system where many foreigners need authorization before they can even reach the point of ownership, while Swiss citizens face no such barrier.
Once you legally own property in Switzerland, both foreigners and locals share the same rights to use, rent out, renovate, and sell their property, with the same legal protections under Swiss civil law.
Are there any foreigner-only restrictions in Switzerland in 2026?
As of early 2026, Switzerland has a formal foreign acquisition restriction regime called Lex Koller that specifically limits property purchases by foreigners domiciled abroad and certain foreigners living in Switzerland without a C settlement permit.
The most impactful restrictions include the requirement to obtain cantonal authorization, strict quotas on the number of holiday homes that can be sold to foreigners in each canton, and limitations on property size (often capped at around 200 square meters of living space for holiday homes).
The official rationale behind Lex Koller is to prevent excessive foreign ownership of Swiss real estate, particularly to protect the housing market from speculative purchases and to preserve local communities from being hollowed out by absentee owners.
The most common legal workaround is to establish genuine residency in Switzerland with the appropriate permit status, which can reclassify you from a "person abroad" to someone who can buy without authorization for a primary residence.
Can foreigners buy property freely anywhere in Switzerland, or only specific areas in 2026?
As of early 2026, foreigners classified as "persons abroad" cannot buy property freely anywhere in Switzerland and are generally limited to purchasing in designated tourist communes and resort areas where cantons allow holiday home sales to non-residents.
Most of Switzerland's urban areas like Zurich, Geneva, Basel, and Bern are effectively off-limits for non-resident foreign buyers seeking residential property, as these are not classified as tourist zones.
The main reason for these geographic restrictions is that Switzerland wants to ensure local housing remains available for residents while channeling foreign demand into areas where tourism is already the economic base.
The most popular areas where non-resident foreigners commonly purchase property include Verbier, Crans-Montana, and Zermatt in Valais; St. Moritz, Davos, and Klosters in Graubunden; Gstaad in the Bernese Oberland; and the special case of Andermatt in Uri, which received a federal exemption for a large resort development.
Can foreigners own property 100% under their own name in Switzerland in 2026?
As of early 2026, foreigners can own property 100% under their own name in Switzerland when the acquisition is legally permitted or properly authorized, as Switzerland does not require foreign buyers to have a local partner or co-owner.
All property types that a foreigner is legally allowed to purchase, whether apartments in resort areas or primary residences for those with proper permits, can be registered fully in the foreign buyer's name in the Swiss land registry.
The registration process requires standard documentation including proof of identity, evidence of your permit status or cantonal authorization for the purchase, and completion of the notarized purchase contract, which the notary then submits to the cantonal land registry office.
Is freehold ownership possible for foreigners in Switzerland right now in 2026?
As of early 2026, freehold ownership is absolutely possible for foreigners in Switzerland, as the country has a strong tradition of private property rights, and the limitation is about who gets authorization to buy rather than the type of ownership available.
The key difference in Switzerland is that freehold means you own the property and, if applicable, your share of the land outright and indefinitely, while leasehold (which is rare in the Swiss residential market) would involve time-limited land rights.
Since leasehold is uncommon for Swiss residential property, foreigners do not typically need an alternative structure; the main hurdle remains obtaining the right to purchase in the first place through proper residency status or cantonal authorization.
Can foreigners buy land in Switzerland in 2026?
As of early 2026, foreigners face the strictest scrutiny when trying to buy residential land in Switzerland, as the FOJ guidelines explicitly state that acquiring building land for single-family homes or apartments is subject to authorization for persons abroad.
Agricultural land is generally not available to foreigners at all, commercial and industrial land may be possible in some circumstances with proper business justification, but residential building plots are the hardest category and typically require the same authorization process as buying a completed home.
Since direct land ownership is so restricted, some foreigners with proper residency status focus on buying existing apartments or houses rather than attempting to purchase a plot and build, as the existing property route is often more straightforward.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Switzerland. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Does my nationality or residency status change anything in Switzerland?
Does my nationality change what I can buy in Switzerland right now in 2026?
As of early 2026, your nationality matters in Switzerland mainly because it affects how easily you can obtain the right residency permit, but the property rules themselves focus on your legal status in the country rather than your passport.
There are no specific nationality bans in Swiss property law; you will not be blocked from buying simply because you come from a particular country, though Swiss authorities do require standard compliance checks.
EU and EFTA citizens benefit from bilateral agreements that make obtaining Swiss residence permits much easier, which in turn makes property acquisition simpler, while citizens from other countries face a longer path to the permit status that unlocks full buying rights.
Do EU/US/UK citizens get easier property access in Switzerland?
EU and EFTA citizens have a significant advantage because their pathway to Swiss residency is smoother under bilateral agreements, and once properly resident, they are often not classified as "persons abroad" under Lex Koller.
The specific advantage for EU citizens is that they can more easily obtain B residence permits and eventually C settlement permits, which removes most property acquisition restrictions for a primary residence.
US and UK citizens do not receive any special property purchasing privileges in Switzerland; they must follow the standard non-EU/EFTA pathway, which typically means either establishing proper long-term residency or being limited to authorized purchases in designated holiday home areas.
If you're American, we have a dedicated blog article about US citizens buying property in Switzerland.
Can I buy property in Switzerland without local residency?
Non-residents and tourist visa holders can purchase property in Switzerland, but only through the narrow holiday home pathway in designated tourist communes, and this always requires cantonal authorization.
Residents have a major advantage: those with the right permit status can buy a primary residence without the authorization requirement and without being limited to resort areas, while non-residents are confined to the quota-controlled holiday home market.
As a tourist visa holder, you would need to apply for cantonal authorization, provide documentation of your finances and intended use, accept size limitations (often around 200 square meters), and understand that owning property does not grant you any right to Swiss residency.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Switzerland here.
Buying real estate in Switzerland can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What are the biggest legal grey areas for foreigners in Switzerland?
What are the biggest legal grey zones for foreigners in Switzerland in 2026?
As of early 2026, there are three major legal grey zones that cause real problems for foreign property buyers in Switzerland: uncertainty about your "person abroad" classification, the treatment of corporate or indirect ownership structures, and arrangements that give you owner-like control without formal title.
The single most risky grey zone is entering into any arrangement where someone else holds title on your behalf or where a company structure is designed primarily to help you acquire residential property, because Swiss authorities can treat these as regulated acquisitions and void the transaction.
The best precaution is to get a clear written determination of your status from the relevant cantonal authority before committing to any purchase, and to work only with a notary and lawyer who specialize in foreign buyer transactions and can identify red flags before they become enforcement problems.
We have built our property pack about Switzerland with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in Switzerland?
Using a local nominee to hold property on your behalf as a foreigner in Switzerland is one of the riskiest strategies you can pursue, because Swiss law explicitly addresses fiduciary arrangements and the consequences include potential invalidity of the transaction and enforcement action.
The main legal risk of using a non-spouse nominee is that Swiss authorities can treat the arrangement as an attempt to circumvent Lex Koller, which means the purchase could be declared void, you could lose your investment, and both you and the nominee could face legal consequences.
Buying through a local spouse can be safer, but only if the acquisition is genuinely compliant, meaning the spouse is not simply acting as a straw owner; marriage alone is not a magic shield against enforcement if the real intent is to evade the rules.
Buying through a Swiss company is also scrutinized carefully, and if the company's main purpose is to hold residential property for a foreign owner, Swiss authorities can still treat it as a regulated foreign acquisition subject to authorization or prohibition.
What happens if a foreigner dies owning property in Switzerland?
When a foreigner dies owning property in Switzerland, the inheritance process is generally smoother than the initial purchase because Swiss law provides exemptions for inheritance situations, though the heirs may still face restrictions depending on their own status.
Foreign heirs typically need to provide death certificates, proof of their relationship to the deceased, and documentation of their own legal status; if the heirs are themselves "persons abroad," they may need to determine whether they can retain the property long-term or must eventually sell.
Foreign heirs generally do not face restrictions on reselling inherited property, but they should plan carefully because if they cannot lawfully hold the property long-term under Lex Koller, a forced or rushed sale could result in unfavorable terms.
The most common complication is when heirs did not plan ahead and discover they are classified as "persons abroad" who cannot retain the Swiss property indefinitely; the best way to avoid this is to include Swiss property in your estate planning and ensure heirs understand their status before inheritance occurs.
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.
Can foreigners realistically get a mortgage in Switzerland in 2026?
Do banks give mortgages to foreigners in Switzerland in 2026?
As of early 2026, Swiss banks do offer mortgages to foreigners, but the bank will first verify that you are legally allowed to buy the specific property, and typical loan amounts for qualifying buyers range from around CHF 400,000 to CHF 2 million (roughly USD 450,000 to USD 2.2 million, or EUR 410,000 to EUR 2 million), depending on the property and your financial profile.
The main eligibility requirements include proof that your purchase is authorized or exempt under Lex Koller, sufficient equity (usually at least 20% for residents and often 30% to 50% for non-residents), stable income documentation, and passing the bank's affordability stress test which typically assumes a higher interest rate than current market rates.
You can also read our latest update about mortgage and interest rates in Switzerland.
Are mortgage approvals harder for non-residents in Switzerland in 2026?
As of early 2026, mortgage approvals are materially harder for non-residents in Switzerland, with banks typically requiring significantly more equity and applying stricter income verification compared to resident buyers.
For residents buying a primary home, banks often lend up to 80% loan-to-value (meaning 20% equity, around CHF 200,000 or USD 220,000 or EUR 205,000 on a CHF 1 million property), while non-resident buyers for holiday homes should realistically expect to provide 40% to 50% equity (CHF 400,000 to CHF 500,000 or USD 440,000 to USD 550,000 or EUR 410,000 to EUR 510,000 on the same property).
Non-residents typically must provide more extensive income documentation including international tax returns, proof of assets in stable currencies, and sometimes a larger portion of equity held in Swiss francs, whereas residents with local employment can rely on standard Swiss payslips and tax assessments.
We have a whole document dedicated to mortgages for foreigners in our Switzerland real estate pack.
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Are foreigners protected by the law in Switzerland during disputes?
Are foreigners legally protected like locals in Switzerland right now?
Foreigners in Switzerland enjoy strong legal protection in property matters, as the Swiss Federal Constitution guarantees equality before the law for all persons, which means courts treat foreign property owners and Swiss citizens with the same procedural rights.
Both foreigners and locals share equal rights to bring property disputes to court, to appeal decisions, to have contracts enforced, and to receive compensation for breaches, with no distinction based on nationality in how the legal system processes claims.
The main protection gap is not in the courts but before purchase: Lex Koller can prevent you from buying in the first place, but once you legally own property, you have the same enforcement rights as any Swiss owner.
The most important legal safeguard before buying is to have all contracts and authorization documents reviewed by a Swiss lawyer specializing in foreign acquisitions, and to ensure the property is properly registered in the land registry with no encumbrances or disputes.
Do courts treat foreigners fairly in property disputes in Switzerland right now?
Swiss courts have a strong reputation for fairness and impartiality toward all parties regardless of nationality, with a structured appeals process that can reach the Federal Supreme Court for significant Lex Koller decisions.
Resolving a property dispute through Swiss courts typically takes one to three years depending on complexity and appeals, with legal costs ranging from CHF 10,000 to CHF 100,000 (roughly USD 11,000 to USD 110,000 or EUR 10,000 to EUR 100,000) for a contested case including attorney fees.
The most common disputes foreigners bring to court involve unauthorized acquisition challenges, contract disputes with sellers or developers, and disagreements about property boundaries or condominium regulations.
Alternative dispute resolution options include mediation (increasingly popular and often faster), arbitration for commercial disputes, and cantonal conciliation authorities that handle smaller claims before formal court proceedings.
We cover all these things in our list of risks and pitfalls people face when buying property in Switzerland.
We made this infographic to show you how property prices in Switzerland compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What do foreigners say after buying in Switzerland in 2026?
Do foreigners feel treated differently during buying in Switzerland right now?
Based on available feedback and our own research, a significant majority of foreign buyers in Switzerland report feeling that the process is more bureaucratic and document-intensive than they expected, with many noting that the authorization process feels like an extra hurdle locals do not face.
The most commonly reported way foreigners feel treated differently is during the cantonal authorization stage, where they must prove their intent, face size limitations, and wait for approval while Swiss buyers can simply proceed with a notarized purchase.
On the positive side, foreigners frequently praise the professionalism and transparency of Swiss notaries and land registry officials, noting that once the authorization is granted, the actual purchase process is efficient, predictable, and legally secure.
Find more real-life feedbacks in our our pack covering the property buying process in Switzerland.
Do foreigners overpay compared to locals in Switzerland in 2026?
As of early 2026, there is no official statistic showing foreigners pay a specific premium over locals for identical properties, but foreign demand is concentrated in supply-constrained resort markets where prices are already 20% to 50% higher than comparable properties in non-tourist areas, meaning foreigners often pay CHF 15,000 to CHF 20,000 per square meter (USD 16,500 to USD 22,000 or EUR 15,500 to EUR 20,500) in places like Verbier or St. Moritz.
The main reason foreigners end up paying more is not discrimination but market structure: Lex Koller channels foreign buyers into a small number of resort communes with strict quotas on available properties, creating artificial scarcity that drives prices higher than what locals face when buying in unrestricted areas.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Switzerland, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Swiss Federal Office of Justice (FOJ/BJ) | The federal authority responsible for Lex Koller guidance. | We used it to anchor what Lex Koller covers and who it applies to. We cross-checked all core foreign acquisition rules against this primary source. |
| FOJ/BJ Lex Koller Guidelines PDF | Official federal guidance consolidating the law and cantonal implementation. | We used it as the rulebook for definitions, acquisition rules, and enforcement consequences. We verified each practical statement against this document. |
| ch.ch (Swiss Government Portal) | Official citizen-facing portal explaining property rules in plain language. | We used it to corroborate Lex Koller rules for holiday homes. We connected technical rules to real-life buying situations. |
| State Secretariat for Migration (SEM) | Federal authority for migration and residence permits. | We used it to validate permit definitions (B, C permits). We confirmed how permit status affects property buying rights. |
| FINMA (Swiss Financial Market Authority) | Switzerland's financial regulator overseeing mortgage market risk. | We used it to frame how regulators view mortgage lending. We avoided overly optimistic claims about bank lending practices. |
| Swiss Bankers Association (SBA) | Banking industry body publishing mortgage self-regulation standards. | We used it to confirm underwriting rules for equity and amortization. We triangulated what banks require with FINMA recognition. |
| Swiss National Bank (SNB) Price Indices | Central bank portal with official real estate price data. | We used it to frame housing market context as of early 2026. We triangulated price trends with FSO data. |
| Federal Statistical Office (FSO) IMPI | Official transaction-based residential property price index. | We used it to cite how the official price index is built. We supported market movement statements with official methodology. |
| Swiss Federal Constitution (via Refworld) | The highest-level legal baseline for Swiss property rights. | We used it to ground equality and property protection statements. We avoided vague claims about fairness by citing the constitution. |
| Swiss Parliament (Andermatt Dossier) | Official parliamentary record of federal decisions on exemptions. | We used it to support the Andermatt special case claim. We kept exception discussions evidence-based rather than marketing-driven. |
We have made this infographic to give you a quick and clear snapshot of the property market in Switzerland. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.