Authored by the expert who managed and guided the team behind the Switzerland Property Pack
Everything you need to know before buying real estate is included in our Switzerland Property Pack
Switzerland's Lex Koller law makes property buying for foreigners one of Europe's most complex processes.
The rules vary dramatically depending on your residency status, with non-residents facing strict quotas and geographic limitations that can make property acquisition challenging. Understanding these permits is essential before considering any Swiss real estate investment.
If you want to go deeper, you can check our pack of documents related to the real estate market in Switzerland, based on reliable facts and data, not opinions or rumors.
Switzerland offers different property permits for foreigners: primary residence permits for B/C permit holders, secondary residence permits for non-residents in tourist areas, and unrestricted commercial property purchases.
Non-residents face strict limitations including annual quotas, geographic restrictions to tourist cantons, and prohibition on investment purchases, while residents with proper permits can buy primary residences anywhere in Switzerland.
| Buyer Category | Property Type Allowed | Restrictions | Permit Required |
|---|---|---|---|
| EU/EFTA Swiss Residents | Primary residence | None | No |
| Non-EU B/C Permit Holders | Primary residence | Must live and pay taxes in Switzerland | Limited (B) / No (C) |
| Non-Residents | Holiday/secondary home only | Tourist areas only, 200m² max, annual quotas | Yes |
| All Foreigners | Commercial properties | None | No |
| Non-Residents (Investment) | Not allowed | Cannot buy for rental/investment | N/A |
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Laurence Rapp 🇬🇧
Sales representative at Skiing Property
What types of property permits are available for foreigners in Switzerland?
Switzerland offers three distinct property permit categories for foreign buyers as of September 2025.
The Primary Residence Permit applies to foreigners holding Swiss B or C residence permits who want to purchase their main home. This permit has no size restrictions and allows purchases anywhere in Switzerland, provided you live and pay taxes there full-time.
The Secondary Residence or Holiday Home Permit targets non-residents or foreigners without B/C permits who want a vacation property. These permits are limited to specific tourist-designated areas and face annual local quotas that can fill up quickly in popular cantons like Valais and Grisons.
Commercial Property purchases require no special permits, allowing any foreigner to buy offices, shops, or other non-residential real estate without restrictions. This category excludes residential properties and focuses purely on business-related real estate investments.
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Who is eligible to apply for a property purchase permit in Switzerland?
Eligibility depends entirely on your residency status and nationality as of September 2025.
EU and EFTA citizens living in Switzerland can purchase property without special permits, enjoying the same rights as Swiss nationals for primary residences. Non-EU citizens with B or C residence permits can buy primary residences, but must prove they live and pay taxes in Switzerland.
Non-residents face the strictest limitations, being eligible only for secondary homes in designated tourist areas. These buyers cannot purchase for investment or rental purposes and are subject to annual quotas that limit the total number of permits issued each year.
Swiss nationals and those with settlement permits (C permits) have unrestricted property rights, while B permit holders may face some limitations depending on the specific canton and property type.
Do I need to be a Swiss resident or can I apply as a non-resident?
You can apply as a non-resident, but your options are severely limited compared to residents.
Non-residents can only purchase one holiday or secondary home in designated tourist areas throughout Switzerland. You cannot rent out this property long-term or buy it as an investment - it must be for personal use only. The property is restricted to specific tourist cantons and communes, typically in mountain regions and established vacation destinations.
Swiss residency is not required for the application process, but obtaining a residence permit separately does not happen automatically through property ownership. The permit application process for non-residents takes 1-3 months and requires proof that the purchase is genuinely for personal vacation use.
Residents with proper permits can buy primary residences anywhere in Switzerland without the geographic and usage restrictions that apply to non-residents.
How many square meters am I legally allowed to buy as a foreigner?
Switzerland imposes strict size limits on foreign property purchases, particularly for non-residents.
| Buyer Category | Maximum Living Area | Maximum Land Area | Number of Properties |
|---|---|---|---|
| Non-Residents | 200 m² (250 m² with special permission) | 1,000 m² (1,500 m² in special cases) | One property only |
| B Permit Holders | No restriction for primary residence | No restriction for primary residence | One primary residence |
| C Permit Holders | No restrictions | No restrictions | Multiple properties allowed |
| EU/EFTA Residents | No restrictions | No restrictions | Multiple properties allowed |
| Commercial Properties | No restrictions | No restrictions | No limits |
What are the specific cantons where foreigners can buy property, and are there restrictions depending on the canton?
Non-resident foreigners can only buy properties in designated tourist cantons and communes, not throughout all of Switzerland.
The main tourist cantons allowing foreign property purchases include Valais, Grisons, Vaud, Ticino, and parts of Bern. Each canton maintains its own quota system and may impose additional restrictions beyond federal law. Popular ski resort areas like Zermatt, St. Moritz, and Verbier fall within these designated zones.
Each canton distributes its allocated portion of the annual national quota (approximately 1,500 holiday home permits as of September 2025). High-demand cantons like Valais and Grisons often fill their quotas quickly, creating significant competition among buyers. Some cantons may also restrict purchases to specific communes or neighborhoods within their borders.
Residents with proper permits can purchase primary residences anywhere in Switzerland without geographic restrictions, while commercial property purchases face no location limitations for any foreign buyer.
How much does the permit application cost, and are there extra notary or administrative fees?
Swiss property permit costs vary significantly by canton and transaction value.
Permit application fees typically range from CHF 500 to CHF 2,000 depending on the canton and property value. These fees are paid directly to the cantonal authorities during the application process and are non-refundable regardless of the approval outcome.
Notary and administrative fees add substantial costs, typically ranging from 0.2% to 3% of the total purchase price. These fees cover legal documentation, property registration, and official transaction processing. Land registry fees and potential legal consultation fees create additional expenses that buyers must budget for.
Total transaction costs including permits, notary fees, and administrative charges often reach 2-5% of the property purchase price, making Switzerland one of Europe's more expensive countries for property acquisition from a fee perspective.
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How long does the permit approval process usually take from application to decision?
The Swiss property permit approval process typically takes 1 to 3 months from complete application submission to final decision.
Processing times depend heavily on cantonal administrative capacity and the completeness of your submitted documentation. Popular tourist cantons with high application volumes may experience longer delays, particularly during peak buying seasons in spring and early summer.
Incomplete applications significantly extend processing times, as cantonal authorities will request missing documents and reset the review timeline. Applications submitted early in the calendar year often receive faster processing since annual quotas are still available and administrative backlogs are typically smaller.
Emergency or expedited processing is generally not available for property permits, so buyers should factor this timeline into their purchase planning and financing arrangements.
What documents and proof of funds do I need to prepare before applying?
Swiss property permit applications require comprehensive documentation proving identity, financial capacity, and purchase intent.
- Valid passport or national identity card with current residency documentation if applicable
- Evidence of current residence status in Switzerland (B or C permit) if you hold one
- Signed purchase contract or official property reservation agreement with the seller
- Complete financial documentation including recent bank statements, mortgage pre-approval letters, and proof of sufficient funds
- Completed cantonal or municipal permit application forms specific to the property location
- Property details including exact address, size specifications, and intended use declaration
- Declaration that the property will be used for personal purposes only (for non-residents)
Financial documentation must demonstrate your ability to complete the purchase without borrowing more than legally permitted amounts. Some cantons require proof of income or tax returns to verify ongoing financial stability beyond the initial purchase.
Are there annual limits on the number of permits issued, and how does that affect my chances?
Switzerland maintains strict annual quotas that significantly impact permit availability for non-resident buyers.
The federal government sets a national limit of approximately 1,500 holiday home permits annually, distributed among participating cantons based on tourism capacity and local housing needs. This quota applies only to non-resident foreign buyers seeking secondary residences.
Popular cantons like Valais, Grisons, and Vaud often exhaust their allocated quotas within the first quarter of the year, creating intense competition among buyers. Applications are typically processed on a first-come, first-served basis once quotas open in January.
Your chances improve significantly if you apply early in the calendar year, have all documentation ready, and consider less popular but still designated tourist areas. Residents with proper permits face no quota limitations for primary residence purchases.
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Can I buy property for investment or rental purposes, or only for personal use?
Non-resident foreigners cannot buy Swiss property for investment or long-term rental purposes under current Lex Koller regulations.
Properties purchased by non-residents must be used exclusively for personal vacation or holiday purposes. Long-term rentals to third parties are prohibited, though short-term seasonal rentals (typically under 3 months) may be permitted in some tourist areas, subject to local regulations.
Residents with C permits can purchase property for investment and rental purposes without restrictions. B permit holders face limitations on investment property purchases but can typically rent out their primary residence if they move elsewhere within Switzerland.
Commercial property investments remain unrestricted for all foreign buyers, allowing investment-focused purchases in office buildings, retail spaces, and other non-residential real estate sectors without permit requirements.
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If I get the permit, does it automatically allow me to get a Swiss residence permit as well?
Property ownership in Switzerland does not automatically grant residence permits or rights to live in the country.
The property purchase permit and Swiss residence permit are completely separate legal processes with different eligibility requirements. Owning a Swiss property, even with a valid permit, does not provide any pathway to residency, work authorization, or citizenship.
You must apply for residence permits through the standard immigration channels based on employment, family reunification, investment visas, or other qualifying criteria. Property ownership may be considered as one factor in certain residence applications, but it does not guarantee approval.
Many foreign property owners maintain their vacation homes while residing primarily in other countries, visiting Switzerland only for holidays and short stays permitted under tourist visa regulations.
What happens if I sell or rent the property later—do I need a new permit or face restrictions?
Selling or renting Swiss property as a foreign owner involves specific permit and regulatory considerations.
When selling to another foreign buyer, the new owner must apply for their own property permit following the same process and quotas that applied to your original purchase. Swiss nationals or qualifying residents can purchase your property without permit requirements.
Rental restrictions depend on your residency status and the property's original permit type. Non-residents can typically only offer short-term seasonal rentals (under 3 months) to tourists, while long-term rentals to permanent residents are generally prohibited.
Additional property purchases as a non-resident remain prohibited even after successfully buying your first property. The one-property limit applies throughout your ownership period, preventing portfolio expansion without obtaining proper residency status.
Capital gains taxes and other selling costs may apply depending on ownership duration and your tax residency status, requiring consultation with Swiss tax professionals before any transaction.
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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.
Switzerland's property permit system reflects the country's commitment to maintaining housing availability for residents while allowing limited foreign investment in tourism areas.
Understanding these regulations before starting your property search can save months of delays and prevent costly mistakes in one of Europe's most regulated real estate markets.
Sources
- Official Swiss Government Property Purchase Guide
- Global Referral Switzerland Property Guide
- Properstar Switzerland Real Estate Guide
- Naef Prestige Foreign Property Purchase Guide
- SwissInfo Property Purchase Analysis
- Federal Department of Justice Property Acquisition
- Lawyers Switzerland Property Purchase Guide
- Charles Russell Speechlys Swiss Property Guide