Can foreigners buy property in Switzerland? Yes – in many cases. Whether you need an authorisation depends on your nationality, where you live and how you will use the property. The rules are set out in the Federal Act on the Acquisition of Real Estate by Persons Abroad (BewG), commonly known as Lex Koller.
Who counts as a «person abroad»?
Lex Koller only applies to «persons abroad». Not affected are: Swiss citizens, EU/EFTA citizens with a lawful and actual residence in Switzerland (usually B or C permit), and citizens of other countries with a valid C permit who actually live in Switzerland. They can buy like Swiss residents. A permit and a registration with the municipality alone are not enough – the authorities may ask for proof that you really live here.
Overview by status
| Your status | Main residence | Second / holiday home | Residential rental property |
|---|
| EU/EFTA citizen living in Switzerland (B or C permit) | Yes, no authorisation | Yes, no authorisation | Yes, no authorisation |
| Other nationality with C permit, living in Switzerland | Yes, no authorisation | Yes, no authorisation | Yes, no authorisation |
| Other nationality with B permit, living in Switzerland | Yes, no authorisation – one unit at your place of residence, which you live in yourself | Only with a cantonal authorisation (see below) | Not possible |
| EU/EFTA cross-border commuter (G permit) | – | A second home in the region of your workplace without authorisation, for your own use | Not possible |
| Living abroad | Possible immediately before moving to Switzerland (confirmation by the canton required) | Only with a cantonal authorisation (see below) | Not possible |
Main residence with a B permit: the conditions
- Only one residential unit (a single-family house with a separate granny flat does not qualify).
- You must live there yourself; renting out – even partially – is not allowed while it serves as your main residence.
- The purchase must be in your own name, not through a company.
- The plot may not be larger than needed; land registries usually refer plots over 3,000 m² to the cantonal authority.
- If you buy building land, construction must start within about one year.
If you later move away, you do not have to sell: you may keep, use or rent out the property. Buying a main residence with the intention of renting it out is, however, a violation of the law.
Second and holiday homes for persons abroad
Persons abroad (including other nationalities with a B permit) can only buy a holiday home with a cantonal authorisation: in designated tourist resorts, within annual quotas, and only in cantons that provide for this. Living space is generally limited to 200 m² and the plot to 1,000 m². Some cantons also allow a second home where you have exceptionally close economic, scientific or cultural ties. Holiday homes may be rented out periodically, but not all year round; second homes may not be rented out.
Commercial property
Property used for business purposes (offices, shops, workshops, hotels) can be bought without authorisation by anyone, also as an investment. Residential rental property, on the other hand, cannot be bought by persons abroad (apart from rare exceptions such as social housing in some cantons).
Planned changes
In April 2026 the Federal Council proposed tightening Lex Koller, among other things by making the purchase of a main residence by non-EU/EFTA citizens subject to authorisation and by restricting holiday homes. The consultation ended on 15 July 2026. These changes are not in force (status: November 2026) – the current rules above still apply. We follow the process and check the current status for every case.
Financing a property as a foreign resident
Once you are allowed to buy, Swiss lenders apply largely the same rules as for Swiss residents:
- Equity: usually at least 20 % of the property value, of which at least 10 % must be «hard» equity (savings, gifts, securities – not pension fund assets).
- Affordability: lenders calculate with an imputed interest rate of usually 5 %, plus maintenance costs and amortisation. These costs should not exceed about one third of your gross income.
- Permit and stay: a regular income and a good credit record are essential. Some lenders look at how long you have lived in Switzerland and at your type of permit – requirements differ between banks, insurers and pension funds.
- Income in foreign currency: lenders often apply a currency discount when assessing affordability.
Because lenders treat foreign residents so differently, comparing offers makes a real difference. We compare more than 50 banks, insurance companies and pension funds for you.
Taxes and pension assets
Buying property in Switzerland also has tax implications, for example property transfer tax in some cantons and the imputed rental value on owner-occupied property, which is due to be abolished as part of an approved system change. Pension and tax matters are not part of our core services; on request we put you in touch with trusted partners.
Talk to us
We advise you in English from our offices in Zurich and Bottighofen. Request a mortgage offer · Our services in English · +41 71 508 55 65
Sources: Federal Act on the Acquisition of Real Estate by Persons Abroad (BewG, SR 211.412.41) and Ordinance (BewV, SR 211.412.411); Federal Office of Justice, fact sheet «Acquisition of real estate by persons abroad» (status 19 March 2026) and page «Revision Lex Koller»; Canton of St. Gallen, «Hauptwohnung». General information, no legal or tax advice – in a specific case, the authority of the canton where the property is located decides. Status: November 2026.
