Advisory Guide
Non-resident foreign nationals face the most significant restrictions under Lex Koller. This guide explains what is possible, what is not, and the pathway that exists for those seeking to acquire Swiss property without residing in Switzerland.
Advisory disclaimer: This page provides general information only and does not constitute legal advice. Always obtain independent legal advice from a qualified Swiss notary or lawyer before proceeding.
A non-resident foreign national — a foreign citizen who does not reside in Switzerland and holds no Swiss residence permit — is the category most significantly restricted by Lex Koller. This is the category for which the law was primarily designed.
Non-resident foreign nationals are subject to the full force of Lex Koller restrictions. They may not freely acquire residential property in Switzerland. The only pathway available to them is the acquisition of a holiday home in a designated tourist zone, subject to cantonal authorisation and annual quotas.
Holiday home in a designated tourist zone
Subject to cantonal authorisation and annual quota. Living space approximately 200 m² maximum; land plot approximately 1,000 m² maximum. Property must be used as a holiday home.
Residential property in cantons without designated tourist zones (Geneva, Zurich, Basel, Lucerne, etc.)
Primary residences (non-residents are not resident in Switzerland)
Secondary residences outside designated tourist zones
Residential investment properties
Properties exceeding the approximate size limits (200 m² living space / 1,000 m² land)
A second holiday home in Switzerland (generally only one authorisation per person)
Properties in tourist zone communes where the annual quota has been exhausted
Properties in communes where the Weber Act 20% cap prevents new second home construction
Non-resident foreign nationals who wish to acquire a holiday home in a designated Swiss tourist zone must follow the Lex Koller authorisation process:
Identify a qualifying property
The property must be in a designated tourist zone commune. Confirm zone status with the cantonal authority or notary before proceeding.
Engage a Swiss notary
A Swiss notary is required for all property transactions. The notary will manage the Lex Koller authorisation process as part of the transaction.
Check quota availability
The notary or cantonal authority can advise on current quota availability. If the quota is exhausted, the transaction cannot proceed until the following year.
Submit authorisation application
The notary submits the authorisation application to the competent cantonal authority on behalf of the buyer.
Receive authorisation
If authorisation is granted, the purchase contract is prepared and executed. The authorisation will be subject to conditions regarding size and use.
Complete the transaction
The purchase contract is signed, payment is made and the transfer is registered in the land registry.
Some international private clients who wish to acquire Swiss residential property — particularly in non-tourist zone locations such as Geneva, Lausanne, Montreux or Zurich — consider establishing Swiss residency as a precondition for acquisition.
Switzerland offers several residency pathways for high-net-worth individuals, including:
Establishing Swiss residency is a significant decision with substantial legal, tax and personal implications. It should be considered carefully with qualified Swiss legal and tax advisers. Swiss Private Group can facilitate introductions to relevant specialists.
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Advisory
Swiss Private Group advises non-resident international private clients on Swiss holiday home acquisition and can facilitate introductions to Swiss legal and residency specialists.
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