Can Expats Buy Property in Switzerland?

Switzerland continues to attract people from all over the world for its exceptional quality of life, strong institutions, and a rare mix of natural beauty and economic prosperity. For many expats, the desire to buy a home here is more than just a financial decision — it’s part of a long-term life plan.

But can a foreigner actually buy property in Switzerland?

The short answer is yes — but the full answer is more nuanced.

Real estate in Switzerland is subject to strict rules when it comes to foreign ownership, especially for non-residents. These restrictions are not arbitrary. They reflect the country’s careful land use policies, its commitment to keeping housing available for local residents, and a general political consensus to limit speculative foreign investment.

Yet for expats who plan to move to Switzerland and obtain legal residency, the path becomes much more open. In fact, every year thousands of foreign nationals buy homes and apartments here — not only in major cities, but also in scenic cantons like Ticino.

Understanding the framework — what’s allowed, what’s not, and how best to structure your purchase — is the first essential step toward making your property goals a reality.

Your Residency Status Defines What’s Possible

The most important distinction in Swiss property law is whether you are considered a resident or a non-resident.

This difference changes everything.

Residents, meaning individuals who hold a valid Swiss residence permit (typically a B or C permit), can buy property in Switzerland with relatively few restrictions. As a resident, you can purchase a primary residence freely, and in most cantons you are also allowed to purchase a secondary home, investment property, or even land.

In contrast, non-residents — that is, foreign nationals who do not live in Switzerland — face more limited options under a federal law known as the Lex Koller. This regulation restricts the acquisition of real estate by persons abroad, and it applies nationwide.

Under Lex Koller, a non-resident foreigner may only buy a holiday home (not a primary residence), and only in designated tourist zones. Even then, the transaction must be approved by cantonal authorities, and the property must meet specific requirements:

It cannot exceed a certain surface area (typically 200 m² of living space).
It must not be rented out for the first years of ownership.
There may be restrictions on resale, including minimum holding periods or pre-emptive rights for the canton.

As a result, many expats choose to obtain residency before buying. This not only opens the door to a broader range of properties, but also allows for greater flexibility in how the asset is used — whether as a home, an investment, or part of a broader relocation plan.

Why So Many Expats Are Drawn to Ticino

Among the 26 Swiss cantons, Ticino holds a special appeal for international families and investors alike.

On a financial level, the property market in Ticino offers a more accessible entry point compared to Zurich or Geneva. Prices per square meter are typically lower, while the long-term appreciation remains strong. The region has seen consistent interest from both Swiss and international buyers, particularly since remote work and flexible living arrangements have gained popularity.

Transactions in Ticino are handled with Swiss precision and security. Every sale must go through a public notary, who acts as a neutral party and verifies every element of the deal — including the land register, any mortgages, liens, or encumbrances. Funds are kept in escrow until the transaction is finalized, offering full protection to both buyer and seller.

But the appeal goes far beyond numbers.

Ticino delivers a unique lifestyle. It's Switzerland with an Italian flavor: a region where you can live in a lakeside villa surrounded by palm trees, walk cobblestone streets lined with cafés, and enjoy fresh pasta and gelato — all while benefiting from the structure, safety, and reliability of Swiss infrastructure. You’re also just one hour from Milan and the Italian fashion, design, and finance scenes.

For many expats, Ticino offers the best of both worlds — and is increasingly seen as the ideal place to build a new life.

What the Buying Process Looks Like

Once your residency status is clear, and you’ve found a property you love, the buying process in Switzerland is structured and predictable — but it still requires careful coordination.

The timeline is typically between 6 and 12 weeks, and the main steps include:

Finding the right property: You can work with a real estate agent or search independently, but it’s crucial to confirm early on whether the property is available to foreigners, especially if you’re not yet a resident.
Negotiation and reservation: Once your offer is accepted, the seller may ask you to sign a reservation agreement and place a deposit, securing the property while due diligence is underway.
Due diligence and legal checks: The notary verifies the title, checks for any encumbrances, confirms zoning, and prepares the necessary documentation. This is also when your tax advisor or cross-border expert should review the transaction structure.
Signing the public deed: Both parties appear before the notary to sign the official sales agreement, known as the acte de vente. At this point, the sale becomes legally binding.
Payment and registration: The notary submits the sale to the land registry, and the buyer transfers funds to the notary’s escrow account. Property transfer taxes and notarial fees (typically between 2–3% of the purchase price in Ticino) are also paid at this stage.
Final handover: Once the property is registered in your name, you receive the keys — and your new Swiss life can begin.

Throughout the process, communication, timing, and proper planning are essential. Working with a team that understands both the Swiss system and your cross-border needs will save you time, money, and stress.

Can You Get a Mortgage as an Expat?

Yes, but with conditions.

Swiss banks do finance property purchases for foreigners, though they apply conservative lending criteria. As a general rule:

Non-residents can obtain mortgages up to 60–70% of the property’s value.
Residents with solid financial standing can access higher loan-to-value ratios, sometimes up to 80%.

You’ll need to provide proof of income, tax declarations, asset statements, and possibly evidence of your connection to Switzerland. The bank will also review the value and condition of the property itself.

Mortgage interest rates in Switzerland remain very competitive, with long-term fixed-rate loans being the most common. Some expats also explore life insurance-based mortgages or foreign-sourced financing, particularly when looking to integrate the purchase into a broader wealth strategy.

In short, financing is available — but it pays to prepare.

Don’t Forget the Tax and Legal Implications

Purchasing property abroad brings tax consequences that should never be underestimated — and Switzerland is no exception.

You may be subject to:

Property taxes, which vary by canton.
Wealth tax, based on the net value of your assets.
Rental income tax, if you lease out the property.

In addition, if you become a Swiss resident, your worldwide assets and income may be subject to Swiss taxation — unless you are taxed under the lump-sum regime, which applies to certain high-net-worth individuals under specific conditions.

On the legal side, succession planning is crucial. Swiss inheritance law may restrict your freedom to allocate assets freely, especially as a resident. This is particularly relevant for families with international ties, or those used to systems like common law or civil law jurisdictions with greater flexibility.

For this reason, many expats use legal structures such as:

Swiss or international trusts
Life insurance wrappers for privacy and tax optimization
Holding companies for ownership and succession clarity

The right structure can help protect your property, your heirs, and your long-term strategy — both in Switzerland and beyond.

A Long-Term Move That Pays Off

Despite the regulatory complexity, buying property in Switzerland remains a highly attractive move for expats — not only financially, but personally.

You’re investing in one of the most stable and transparent markets in the world. You’re gaining access to a property that is likely to retain (and increase) its value over time. And perhaps most importantly, you’re putting down roots in a country known for safety, culture, education, healthcare, and overall quality of life.

And if your choice is Ticino, you’re embracing a unique lifestyle — where Alpine peaks meet Mediterranean charm, and where you and your family can grow in a welcoming, multilingual environment.

Let’s Turn Your Swiss Dream into an Address

At Knotted, we don’t just help you find a house. We help you make Switzerland home.

Whether you need assistance with eligibility checks, notarial coordination, financing advice, or structuring your purchase across borders, our team will guide you step by step — from first contact to moving day.

We specialize in helping international families and investors relocate to Ticino, combining deep local knowledge with an international mindset.

📩 info@knotted.ch

📱 WhatsApp us at +41 76 771 30 22

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