Under what conditions does Lex Koller allow foreigners without a C permit to buy real estate?

Lex Koller purchase conditions 2026

Foreigners without a C permit may buy real estate in Switzerland under two main conditions: EU/EFTA citizens residing in Switzerland (B permit) are treated as nationals and may purchase a main residence or other real estate without restriction. Non-EU/EFTA citizens (third countries) with a B-card may only purchase a main residence at their place of actual residence, provided that they live in it themselves and do not rent it out. In both cases, holiday apartments are subject to cantonal quotas and a strict permit requirement.

The status check: Who is considered a “person abroad”?

Lex Koller does not primarily differentiate according to nationality, but according to legal status and place of life. In 2026, the distinction between EU/EFTA and third countries is the basis of every purchasing strategy.

1. EU/EFTA citizens with B-permit

If you are a national of an EU or EFTA country and have a residence permit B, you enjoy almost the same rights as Swiss citizens.

• acquisition: You can buy main homes, secondary homes or investment properties without restrictions.
• permit: No special Lex Koller permit is required. The entry in the land register is the same as for a Swiss person.

2. Non-EU/EFTA citizens (third countries) with B permit

Lex Koller is significantly more restrictive here. A purchase is only possible under the following conditions:

• main apartment: The purchase is only allowed for personal use at the place of residence.
• Prohibition of sale: You may not buy the apartment purely as a capital investment or rent it out completely during your stay.
• plot size: As a rule, the purchase is limited to a plot of approx. 3,000 m².

The exception: commercial real estate does not require a permit

An important aspect that is often overlooked at Lex Koller is the exemption of permanent property. This is a key lever for entrepreneurs and investors in 2026.

Investing in the economy

Real estate that is used for economic activity (offices, factory buildings, hotels, medical practices) is not subject to Lex Koller.

• No permit: People abroad or companies with foreign control can also buy these properties without restrictions.
• Mixed use: Be careful when it comes to properties with residential shares. Here, the residential share must be subordinate, otherwise the permit requirement for this part of the building applies again.

Holiday apartments: The bottleneck of quotas

Buying a holiday home in the Alps (e.g. Valais, Grisons or Bernese Oberland) is the biggest challenge for foreigners without a C permit. The system of cantonal quotas governs here.

Quotas and Lex Weber

Switzerland only provides around 1,500 permits each year for the sale of holiday homes to foreigners.

• Cantonal allocation: Each tourist canton receives a fixed quota. Once this is exhausted, you have to wait for the following year.
• Lex Weber: In addition to Lex Koller, Lex Weber limits the construction of second homes to 20% per municipality. This further shortens the supply.
• Usage restrictions: Holiday apartments may often only be rented out temporarily and are subject to residency requirements (not pure vacancy).

Strategy instead of chance: The buying process for expats

Due to legal complexity, tenant due diligence (or buyer verification) is essential for foreigners. An error in the sales contract may result in the invalidity of the transaction.

Tips for a smooth process

• Proof of funding: Banks check Lex-Koller objects particularly rigorously. Have your application file, including an employment contract and a copy of your permit, ready.
• Preliminary notarial review: The notary at the location of the property is obliged to check the Lex-Koller compliance. Have the exemption from permission confirmed in writing.
• enforcement: Only when the cantonal authority (land registry inspectorate) gives the green light will the final entry be made in the land register.

Conclusion: System beats luck through legal knowledge

Under what conditions does Lex Koller permit purchase? In short: If you live here (B-pass) and buy a main apartment or if you invest in business. For holiday properties, you need patience and a quota.

In summary, it can be stated that the Lex Koller is not a general prohibition, but a precise control instrument. Anyone wishing to purchase residential property in Switzerland as a foreigner in 2026 must know exactly their legal status and take into account the special features of the cantons. Use heyloft.ch's data power to find objects that are legally accessible for your status. With the right strategy, your perfect match — legally secure and stable in value — is within reach.

glossary

• People abroad: Legal term for foreigners without permanent residence permit C or companies based abroad or foreign control.
• main apartment: The real estate that forms the actual center of life. For third-country nationals, this is the only form of residence that does not require a permit.
• quota: Maximum annual number of permits that a canton may issue for the sale of holiday homes to foreigners.
• Tenant due diligence (buyer check): The systematic review of the Lex-Koller relevance of an object and the minutes of the condominium owners' association before notarization.