Summary
Holiday homes in Switzerland for foreigners are subject to specific legal restrictions under the federal framework commonly referred to as Lex Koller. These rules regulate when non-resident foreign nationals may acquire secondary residences in Switzerland.
This becomes relevant where a foreign buyer seeks to purchase a second home in Switzerland but is subject to restrictions relating to authorisation, location, and use.
Holiday home acquisitions are permitted only under defined conditions and are assessed through cantonal procedures before ownership can be registered.
Restrictions on holiday homes form part of the broader system governing foreign property ownership under → Property Law in Switzerland
Key Legal Characteristics of Holiday Homes for Foreigners in Switzerland
- Foreign ownership of holiday homes is restricted under Lex Koller
- Purchases generally require cantonal authorisation
- Only designated tourist areas are eligible for foreign buyers
- Quotas may limit the number of properties available to foreigners
- Use of the property is subject to legal restrictions
- Approval is required before registration in the land registry
What Holiday Home Ownership Means for Foreign Buyers
Holiday home ownership refers to the acquisition of a secondary residence in Switzerland by a person who does not use the property as their primary place of residence.
For foreign buyers, such acquisitions are regulated under Swiss law and are generally permitted only under specific conditions.
In practice, the ability to purchase a holiday home depends on nationality, residence status, property location, and whether authorisation is granted.
When Foreign Buyers Can Purchase a Holiday Home in Switzerland
Foreign buyers may acquire a holiday home only where legal conditions under Swiss law are satisfied.
Typical situations where purchase may be possible include:
- acquisition of property in approved tourist regions
- purchase of a designated secondary residence
- compliance with cantonal quota systems
- obtaining required authorisation under Lex Koller
Where these conditions are not met, acquisition may not be permitted.
Who Can Buy a Holiday Home in Switzerland
Eligibility depends on the legal status of the buyer.
- Foreign Non-Residents
May acquire holiday homes only under restricted conditions and with authorisation - Non-EU Nationals Without Residence Rights
Subject to stricter limitations and approval requirements - Foreign Residents in Switzerland
May be subject to different rules depending on permit status and use of the property
The legal framework distinguishing these categories is explained under
→ Non-EU Property Restrictions in Switzerland
Main Restrictions on Holiday Homes for Foreigners
Foreign ownership of holiday homes is limited by several legal and regulatory constraints.
- Designated Tourist Areas
Holiday homes may generally only be acquired in approved tourist regions. Properties outside these zones are typically not eligible for foreign ownership - Quotas on Foreign Ownership
Many cantons apply quotas limiting the number of holiday homes that may be sold to foreign buyers. Once quotas are reached, authorisation is no longer granted - Property Size Limitations
Restrictions may apply to the size of properties, limiting both living space and land area that can be acquired - Use Restrictions
Holiday homes are subject to conditions on use, including restrictions on permanent residence, limits on rental activity, and conditions affecting resale or transfer
These restrictions are applied cumulatively and may prevent acquisition even where one condition is satisfied.
Legal Requirements to Purchase a Holiday Home in Switzerland
Holiday home acquisitions by foreigners require satisfaction of defined legal conditions.
- Authorisation Requirement
Purchases generally require approval from cantonal authorities before completion - Eligible Property Classification
The property must qualify as a holiday home within an approved area - Compliance with Quotas
The transaction must fall within applicable cantonal quota limits - Buyer Eligibility
The purchaser must fall within a category permitted to acquire such property
Failure to meet these requirements may result in refusal of the transaction.
How Holiday Home Purchases Are Assessed in Practice
Holiday home acquisitions are reviewed before ownership can be registered.
In practice:
- The buyer submits an application for authorisation
- Authorities assess eligibility of the buyer and property
- Quotas and location restrictions are reviewed
- A decision is issued by the competent cantonal authority
- If approved, the transaction proceeds to registration in the land registry
Approval is required before legal ownership is recognised.
Typical Outcomes of Holiday Home Applications
Applications for holiday home purchases may result in:
- approval of the transaction where all legal conditions are satisfied
- refusal where eligibility, quotas, or location requirements are not met
- delay where additional information or clarification is required
- conditional approval subject to specific use or ownership restrictions
Outcomes depend on cantonal assessment and compliance with legal requirements.
When Holiday Home Purchases Are Refused or Restricted
Administrative issues may arise where legal conditions are not met.
Common reasons include:
- refusal of authorisation by cantonal authorities
- exhaustion of foreign ownership quotas
- property not located within an approved tourist zone
- failure to meet eligibility requirements under Lex Koller
These situations prevent completion of the acquisition.
How Holiday Home Rules Are Applied Across Cantons
Holiday home regulations are implemented at cantonal level within the federal framework.
This may affect:
- designation of eligible tourist areas
- allocation and availability of quotas
- administrative procedures and documentation requirements
- language and procedural handling
As a result, practical application may vary between cantons.
Situations Where Legal Interpretation Becomes Necessary
Legal interpretation may be required where eligibility, restrictions, or authorisation decisions are unclear or contested.
This may include:
- disputes regarding eligibility to purchase
- challenges to refusal decisions
- interpretation of use restrictions
- issues arising during property transfer
Where legal interpretation becomes necessary:
→ Real Estate Lawyers in Switzerland
Relationship to Other Property Law Topics
Holiday home restrictions form part of the broader system governing foreign property ownership.
The full framework is explained under
→ Foreign Property Ownership in Switzerland
Related processes include:
→ Buying Property in Switzerland
→ Property Transfer in Switzerland
Disputes may arise under
→ Property Disputes in Switzerland
Legal Framework Governing Holiday Homes in Switzerland
Holiday home ownership by foreign nationals is governed primarily by:
- Federal Act on the Acquisition of Real Estate by Persons Abroad (Lex Koller)
- Cantonal regulations on property and land use
These rules define when foreign buyers may acquire secondary residences and how authorisation is granted.
Official legal text:
→ https://www.fedlex.admin.ch
Frequently Asked Questions About Holiday Homes in Switzerland for Foreigners
Can foreigners buy holiday homes in Switzerland?
Yes, but only under defined conditions, including location restrictions, quotas, and authorisation requirements.
Do foreign buyers need approval to purchase a holiday home?
Yes. In most cases, cantonal authorisation is required before the purchase can proceed.
Are there limits on where foreigners can buy property?
Yes. Holiday homes may generally only be purchased in designated tourist areas.
Can a holiday home be used as a primary residence?
No. Holiday homes are typically subject to restrictions preventing permanent residence.
What happens if a purchase does not meet legal requirements?
The transaction may be refused, and ownership cannot be registered in the land registry.
Sources
- Swiss Federal Government
- Federal Act on the Acquisition of Real Estate by Persons Abroad (Lex Koller)
→ https://www.fedlex.admin.ch
Disclaimer
This page explains the legal framework governing holiday home ownership by foreigners in Switzerland. It does not constitute legal advice.
Last Reviewed
March 2026