Who can buy in Switzerland in 2026?

Buying Property in Switzerland in 2026: Rules, Restrictions, and Opportunities

Buying Property in Switzerland in 2026

Buying real estate in Switzerland attracts families, long-term expatriates, and international buyers every year. Before getting started, it’s essential to understand the legal framework, because access to the Swiss property market depends on both your residency status and the intended use of the property. In 2026, two legal pillars remain central. The Federal Act on the Acquisition of Real Estate by Persons Abroad (LFAIE), better known as the Lex Koller, which regulates purchases by “persons abroad.” And the Federal Act on Second Homes, often referred to as the Lex Weber, which limits the creation of new second homes in certain municipalities.

A key point to remember from the outset: buying property in Switzerland does not grant you a residence permit. Immigration rules and real estate acquisition rules are separate.

Lex Koller 2026: what it actually covers?

The Lex Koller is designed to prevent large-scale transfers of Swiss land into foreign hands. It does not depend solely on nationality, but primarily on whether you qualify as a “person abroad,” which includes non-residents and certain residency situations in Switzerland. In practice, the competent cantonal authority determines whether a transaction requires authorization and, if so, whether it can be approved. Specific requirements can vary by canton and depending on the type of property.

Who can buy freely in Switzerland in 2026?

Swiss citizens

Swiss citizens can generally buy real estate freely in Switzerland, whether it is a primary residence, a second home, an investment property, or a commercial asset, subject to zoning and building regulations and, for second homes, the restrictions that apply in certain municipalities.

EU and EFTA nationals living in Switzerland

EU or EFTA nationals who live in Switzerland generally benefit from the same purchase rights as Swiss citizens. The decisive factor is effective and legal residence in Switzerland.

Holders of a C permit

People holding a Swiss C permit, including non-EU/EFTA nationals, are in principle treated like Swiss citizens for real estate acquisitions. They can buy without Lex Koller authorization.

Non-EU/EFTA residents in Switzerland: what is allowed in 2026

For non-EU/EFTA nationals living in Switzerland without a C permit, the rules are more nuanced. In 2026, purchasing a primary residence is generally possible without authorization, provided specific criteria are met.

Buying your primary residence

You typically do not need authorization to buy your primary residence if the following conditions are met:
You hold a valid residence permit, usually a B permit.
You live in the property and do not rent it out.
If you buy a building plot for your primary residence, construction must be able to start within one year of acquisition.

Buying a second home or a “holiday-type” property

By contrast, authorization may be required to buy:
A second home.
A holiday home.
A unit in an aparthotel or serviced residence.

These categories are the ones that most often trigger Lex Koller requirements for non-EU/EFTA residents in Switzerland who do not hold a C permit.

Non-residents: buying in Switzerland in 2026, in which cases

For people living abroad, purchasing residential real estate in Switzerland is strictly regulated. Access is mainly limited to holiday properties in approved tourist zones, subject to quotas and usage conditions.

National annual quota

The number of holiday homes and similar units that can be purchased by foreign non-residents is limited by a national quota of around 1,500 authorizations per year, allocated across the cantons. In practice, availability can be very limited depending on the canton and the year.

Typical conditions for a holiday home

Exact conditions depend on the canton and the property type, but common principles include:
The property must be located in an approved tourist area.
Living space is limited, often around 200 m², and land size is often capped around 1,000 m².
Letting is not unrestricted year-round. For holiday homes it is generally allowed only temporarily, and for second homes it may be prohibited.
Under this regime, a buyer cannot own multiple holiday homes or second homes.

Cantons where this is not possible

In some cantons, non-resident purchases of holiday homes are not permitted. This is an important point to know if you are targeting Geneva or Zurich, where such acquisitions are typically excluded in practice.

Cross-border commuters: the G permit in 2026

EU/EFTA nationals holding a G permit may, in certain cases, buy a second residence in the area where they work without authorization. In return, renting out that property is generally prohibited as long as the commuter status in that region is maintained. This point should be verified at cantonal level, as implementation can vary.

Lex Weber 2026: second homes and the 20% rule

The Lex Weber stems from a federal vote held in 2012. It aims to limit the construction of new second homes in municipalities where second homes already represent 20% or more of the housing stock. In these municipalities, new second homes are only possible under specific conditions, reducing supply in many tourist resorts and highly sought-after areas.

A practical consequence for buyers in 2026: even if you are allowed to buy, you must also verify whether the property can legally be used as a second home and whether the municipality still permits that type of designation. This is a crucial check before making any offer, especially in mountain resorts and tourist regions.

Commercial real estate: a more open regime

As a general rule, acquiring property used for professional, commercial, or industrial purposes does not require Lex Koller authorization. This is a major difference compared with residential real estate. However, some specific categories—particularly those involving development or the rental of residential units—may be treated differently depending on the circumstances. A cantonal confirmation remains a prudent step.

International civil servants in Geneva: specific rules

Employees of international organisations and permanent missions in Geneva may benefit from specific arrangements depending on their legitimation card, length of assignment, and personal situation. In practice, each case is assessed individually and should be validated through the relevant official channels. For a purchase project, planning ahead is essential, as the required documentation and conditions can be specific.

Buying in Geneva, Lausanne, Zurich, or in Alpine resorts: what really changes

In Geneva and Zurich, non-resident purchases of holiday homes are, in practice, highly restricted or impossible, which tends to redirect foreign demand to other cantons and, above all, to approved tourist zones. Around Lausanne and more broadly in the canton of Vaud, demand is strong, but feasibility depends on the property type, its intended use, and the municipality. In Alpine resorts, two constraints often apply at once: Lex Koller (for non-resident buyers) and Lex Weber (for municipal limits on second homes).

Conclusion 2026: yes, you can buy in Switzerland—but do it methodically

Buying property in Switzerland in 2026 remains an excellent lifestyle and wealth-building opportunity, but it is a highly regulated market. The golden rule is simple: your right to buy depends on your residency status, the property type, and its future use, and the municipality may impose additional restrictions for second homes.

Before signing, it is strongly recommended to be supported by a professional who understands the legal framework and cantonal practices, to secure your project, confirm whether authorization is required, and validate the permitted use designation of the property.

Request a free evaluation of your property with Stone Invest.