Switzerland restricts foreign real estate purchases under the Lex Koller federal law: non-resident foreigners generally need a cantonal permit to buy, and are capped at holiday-home/apartment purchases in designated tourist zones with quotas. However, foreign nationals holding a Swiss residence permit and living in Switzerland as their principal residence (B permit residents and above) can buy a primary residence without a Lex Koller permit, effectively equal to Swiss citizens for that purpose; EU/EFTA nationals with a C permit face no restrictions at all.
Lex Koller is the single biggest legal gate on foreign property purchase in Switzerland — establishing genuine Swiss residency first (not just visiting to buy) is usually the difference between being able to buy freely and being blocked or limited to a quota-restricted holiday home.
Key Facts
Foreign nationals resident in Switzerland (holding a B, C, or L permit) who buy a home as their principal, permanent residence are generally exempt from Lex Koller restrictions.
C permit holders (permanent residence) and EU/EFTA nationals are treated essentially the same as Swiss citizens for property purchase purposes — no permit required.
Non-resident foreigners (no Swiss residence) generally need a cantonal authorization to buy, and can typically only buy holiday homes/apartments in designated tourist areas, subject to strict annual cantonal quotas.
Buying purely as an investment (buy-to-let, not a primary residence) by a non-resident foreigner is generally prohibited under Lex Koller regardless of permit status.
Rules and quotas are administered cantonally, so exact application (which zones qualify as 'tourist areas', quota availability) varies by canton.
Steps
Establish Swiss residency first — Obtaining a B or C permit and registering as resident removes most Lex Koller restrictions for a primary residence purchase.
Confirm your permit category — C permit holders and EU/EFTA nationals face essentially no restriction; B/L permit holders can usually buy a primary residence but should confirm with a notary.
Check cantonal quota if buying as a non-resident — Non-residents wanting a holiday home must apply for a cantonal authorization within an available quota in a designated tourist zone.
Consult a notary or lawyer — Property law and Lex Koller application vary enough by canton that professional advice is standard practice before signing.
Timelines
Cantonal Lex Koller authorization (non-resident holiday home purchase): Several weeks to a few months, subject to quota availability
Assuming any foreigner can buy property freely once they arrive — the exemption depends on genuine residency and using the property as a primary residence.
Trying to buy an investment/rental property as a non-resident foreigner, which is generally blocked under Lex Koller regardless of funds available.
Not checking canton-specific quota availability before committing to a holiday-home purchase as a non-resident.