1. EU/EFTA Citizens Residing in Switzerland

EU/EFTA citizens (European Economic Area and European Free Trade Association) who are permanent residents of Switzerland enjoy the same property rights as Swiss citizens. This means they can purchase any type of property—primary residences, secondary homes, land, or commercial real estate—without special permits. The key requirement is holding a valid residence permit (typically a B permit for temporary residents or a C permit for permanent residents). There are no quantitative limits or geographic restrictions, allowing them to invest freely across the country.

2. UK Citizens (Post-Brexit)

UK citizens represent a special case after Brexit. Those covered by the Withdrawal Agreement retain the same rights as EU/EFTA citizens, allowing them to buy property without restrictions. However, those not covered by the agreement (new residents after 2020) are subject to the same rules as non-EU citizens. In case of uncertainty about their status, they must consult the relevant cantonal authorities to check whether permits are required.

3. Non-EU/EFTA Citizens Residing in Switzerland

Citizens from third countries (e.g., the U.S., China, Russia) residing in Switzerland with a B permit face differentiated restrictions: while they can freely purchase their primary residence (provided they live there personally and do not rent it out), they need authorization for secondary homes, vacation apartments, or units in hotel residences. Those with a C permit (permanent residence) are fully equated to Swiss citizens. A strict rule applies to building land, requiring construction to begin within 12 months of purchase.

4. Cross-Border Workers (G Permit)

Cross-border workers from EU/EFTA countries benefit from a special regime: they can purchase a second home in the border region where they work, provided it is not rented out during their cross-border employment. This concession also applies to UK cross-border workers covered by the Withdrawal Agreement. However, the property must be for personal use and cannot generate rental income while they maintain cross-border status. Once they stop working in Switzerland, standard non-resident restrictions apply.

5. Non-Resident Foreigners

For foreign investors without Swiss residency, purchasing options are heavily restricted by Lex Koller. The only feasible option is vacation homes in tourist-designated cantons (e.g., Valais, Ticino), subject to strict annual quotas (1,500 nationally) and size limits (200 m² livable space). They may freely buy commercial properties (hotels, offices, shops). Each application must be approved by cantonal authorities, who assess the buyer’s ties to the area and the property’s intended use.

Special Conditions for Vacation Homes

Non-resident foreigners may only buy vacation homes in approved tourist zones and in cantons that allow exceptions (e.g., Valais, Ticino, Graubünden). Key conditions:

Maximum sizes: 200 m² livable space and 1,000 m² of land.

No long-term rentals: The property can only be rented short-term (e.g., seasonally), while secondary homes (non-vacation) cannot be rented at all.

Cantonal quotas: Switzerland sets a national limit of 1,500 vacation homes sellable to foreigners annually, allocated among cantons (e.g., Valais gets 330/year, others as few as 20).

Usage requirements: Buyers must prove a strong connection to the area (e.g., prior visits) and may own only one such property nationwide.

Authorization Process

To secure approval for a purchase under Lex Koller, foreigners must follow a multi-step process:

Cantonal application: Submitted before the transaction, with documentation proving intended use and local ties (e.g., tax records, proof of prior stays).

Cantonal review: Criteria vary. For example, Ticino often requires a declaration of non-primary residency, while Graubünden checks alignment with local tourism development.

Timing and validity: Approval may take up to 6 months. If granted, it is valid for 3 years, during which the purchase must be finalized.

Appeals: If denied, appeals are possible but rarely successful without new evidence.

Example: A U.S. citizen buying a chalet in Crans-Montana (VS) must:

Check Valais’ annual quota availability.

Prove prior visits (e.g., hotel receipts).

Ensure the property meets size limits and isn’t converted into a full-time residence

Exceptions: Some cantons like Geneva and Zurich never grant authorizations for vacation homes to non-residents. Others (e.g., Uri) approve them very rarely to preserve the local character. Meanwhile, in certain cantons or tourist destinations—such as Ticino or St. Moritz (Graubünden)—permits are much easier to obtain, even for non-EU citizens.