Switzerland is a popular place to buy a home — and a tightly controlled one, for foreigners. The law that governs this is the LFAIE (Loi fédérale sur l'acquisition d'immeubles par des personnes à l'étranger), better known by its nickname, Lex Koller. It decides, in plain terms, who may buy what. The single most useful thing to know before you even start looking: your residence matters more than your passport, and eligibility must be settled on paper before you commit to a purchase.
Short answer: A foreigner who lives in Switzerland can normally buy and occupy their own primary home without restriction. A non-resident — or a foreigner living abroad — generally needs LFAIE authorisation to buy a holiday or second home, subject to cantonal quotas, size limits and conditions; buying purely as an investment is usually not allowed. Check your personal situation first, because the answer depends on where you live, not just your nationality.
Disclaimer
This article explains the general framework in plain language and is not legal advice. The LFAIE is applied canton by canton and cases vary. Always have your specific situation assessed before pursuing a purchase.
In this guide
Residents vs non-residents
The key dividing line in the LFAIE is residence. A foreigner who resides in Switzerland — for example with a B or L permit, or as a cross-border worker in certain cases — may normally acquire the residential property they actually live in, without being treated as a restricted "person abroad". Nationality is not the automatic test: the place of residence is.
Primary home vs holiday home
For residents, buying their primary residence is the core, protected use. The LFAIE restrictions hit hardest on holiday and second homes bought by people living abroad. These require authorisation and are typically subject to conditions: the property must be used as a holiday home, in an area where the quota allows such sales, often with a maximum size (for example a generous cap on floor area).
The authorisation procedure
When authorisation is required, the purchase is conditional on a cantonal decision. The buyer applies through the competent authority; the process takes time and is not guaranteed, so the sale contract is normally made conditional on authorisation. This is exactly why eligibility should be confirmed before signing anything.
Canton quotas & size limits
Each canton may restrict how many holiday-home units can be sold to non-residents, and some add size or use limitations. What is possible in one region may be unavailable in another. The practical upshot: a "can I buy here?" question only has a reliable answer canton by canton, for your specific property and situation.
Why investment purchases are restricted
The LFAIE exists partly to keep residential property from being bought up as pure investment or rental assets. In practice, a non-resident generally cannot acquire residential property in Switzerland merely as an investment to let out. This is what makes the line between a genuine holiday home and an investment property so important — and why professional advice before buying matters. (For clarity: the authors of this article are restricted to LFAIE-compliant activity by our own registration.)
Practical steps before you buy
- Confirm your residence status and permit — this drives everything.
- Assess which category the property falls into — primary home or holiday home.
- Check the specific canton's rules and quota for that property type and area.
- Make any offer conditional on LFAIE authorisation.
- Get the authorisation process started early — it runs before the notarial signing.
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Talk to Riviera Host ImmobilierFrequently asked questions
Can a foreigner buy an apartment in Switzerland?
It depends. A foreigner who is a resident in Switzerland can normally buy and occupy their own home. A non-resident, or a foreigner living abroad, needs authorisation under the LFAIE (Lex Koller) to buy a holiday or second home, which is subject to cantonal quotas and conditions.
What is the Lex Koller law?
The LFAIE (Loi fédérale sur l'acquisition d'immeubles par des personnes à l'étranger), known as Lex Koller, restricts the acquisition of Swiss real estate by foreigners living abroad. It mainly affects holiday and second homes, with some cantons further restricting how many units can be sold to non-residents.
Are EU citizens exempt from the rules for buying property in Switzerland?
Having an EU/EFTA nationality alone does not automatically exempt you. What matters is where you live and your residence permit: a resident buying their primary home is generally not affected by the LFAIE, whereas a non-resident is, regardless of passport.
Can non-residents buy a holiday home in Switzerland?
Often yes, but with conditions and limits. You need cantonal authorisation, the property must qualify as a holiday home in an area where quotas allow it, and there are often size restrictions. The rules are applied canton by canton.
Is buying property in Switzerland for investment allowed for foreigners?
In most cases no: non-residents generally cannot acquire residential property in Switzerland purely as an investment or rental asset. Authorisations are mainly for holiday homes with limits on use. Commercial investment property has different rules. Always check your specific situation.
Related reading: How to buy property in Switzerland, step by step · Financing a purchase in Switzerland · Short-term vs long-term rental in Montreux
Founder of Riviera Host & Riviera Host Immobilier. 8+ years managing short-term rentals on the Swiss Riviera; registered for real-estate brokerage and property management.