Can you still buy a holiday home in Ticino?

The 3-point orientation

Yes, in principle, you can still buy a holiday home in Ticino. Restrictions apply in particular in municipalities with a second home share of over 20%: In principle, new second homes may no longer be approved there. However, existing, old or already approved as a holiday home can often continue to be bought and used as holiday property. Persons abroad may be subject to additional authorisation requirements under Lex Koller.

The principle: Buying is possible, but not equally easy everywhere

The answer to the question Can you still buy a holiday home in Ticino? says: Yes, in principle, the purchase is possible. This applies in particular to Swiss citizens and to people who legally live in Switzerland and do not fall under any special restrictions when purchasing real estate. Nevertheless, the market is not completely legally free.

The most important difference is between a first home and a second home. A first home is the main residence. A second home or holiday home, on the other hand, is only used temporarily, for example on weekends, during holidays or seasonally. It is precisely this use that is strictly regulated in many tourist communities.

In Ticino, this particularly affects regions with high demand for holiday homes, such as parts of Locarnese, Luganese, Gambarogno, Vallemaggia, Verzasca, Onsernone and other tourist attractions. If you want to buy a holiday home, you must therefore not only check the price and location, but also the approved usage status.

The 20% rule: Why it's so important

The central rule comes from the Swiss Second Homes Act, often also mentioned in connection with Lex Weber. In municipalities where the proportion of second homes is above 20%, new second homes may generally no longer be approved. The aim is to limit so-called cold beds and protect living space for the local population.

This 20% limit does not mean that no one can buy a holiday home anymore. In particular, it means that the construction of new second homes is severely restricted. Anyone buying an existing holiday home must check whether this property has already been allowed to be used as a second home or whether it is subject to a usage restriction.

In practice, this means that in a municipality over 20%, a new house can often only be approved as a first home. On the other hand, an existing holiday home with permitted use of a second home may still be of interest. It is precisely this distinction that determines the value and the possible uses.

Existing holiday homes: Often still available for purchase

Many holiday homes in Ticino were built or approved before today's Second Homes Act. Such so-called old-law apartments or existing second homes can continue to be freely used, sold, inherited or transferred under certain conditions. However, the specific status must be checked on a case-by-case basis.

For buyers, it is therefore crucial whether the property is admissible as a second home. This should not only be confirmed verbally by the seller or real estate agent. Written evidence is important: land register, building records, usage permit, municipal confirmation or information in the purchase contract.

An existing holiday home can therefore be particularly valuable. In communities with a limited supply of second homes, properties with secure holiday use are scarcer. This scarcity can support real estate prices in Ticino, particularly in attractive locations with lake views, good accessibility or tourist demand.

New buildings: Significantly stricter rules

The situation is more difficult when it comes to new buildings. In municipalities with a secondary home share of over 20%, new freely usable second homes may generally no longer be approved. So anyone who wants to buy a plot of land and build a new holiday home on it has clear limits in many Ticino holiday regions.

Special models, such as apartments managed by tourists, remain possible under certain conditions. Such properties must generally be professionally rented out or integrated into a tourist usage concept. They are not the same as a freely available private holiday home that you only occasionally use yourself.

For buyers, this means that a new construction project in Ticino must be examined very carefully. Municipal quota, building permit, usage requirement, rental obligation, tourist concept and resale restrictions are decisive. If you just want a private holiday home for yourself, you should be particularly careful with new buildings.

Municipalities below 20%: More leeway, but no guarantee

In municipalities with a second home share of less than 20%, the construction or purchase of a holiday home is generally less restricted. There, new second homes can be approved earlier, provided that municipal building law, usage planning and other regulations are complied with.

However, this does not mean that every property can automatically be used as a holiday home. Municipalities under 20% can also be aware of spatial planning requirements, building zones, design plans, first home shares or local rules. In addition, the share of second homes in a municipality can change over time.

The federal government regularly updates the lists and housing inventories. In 2026, for example, new municipalities with a second home share of over 20% were identified, including Ticino municipalities such as Tenero-Contra and Muzzano in the audit process. Such changes show that you should always check the current municipal status before buying.

Locarno, Ascona and Lake Maggiore: Check particularly carefully

The area of Locarno, Ascona, Minusio, Muralto, Gambarogno, Brissago and the surrounding area is particularly popular for holiday properties. It is precisely there that the issue of second homes is very relevant. Many municipalities have high shares of second homes or are close to the legal limit.

Media reports from 2026 show that, according to a new calculation, Locarno has slipped above the 20% threshold and can therefore no longer be approved for new second homes, provided that the legal consequences are definitive. Surrounding communities also frequently cross this border. This is a clear warning sign for buyers: The specific municipal audit is essential.

Anyone who wants to buy a holiday home in this region should pay particular attention to the status. An existing property with secure second home use can be very attractive. On the other hand, a new building or a conversion may be legally restricted.

Lugano and the surrounding area: Different municipal statuses

There are also big differences in the Lugano area. Municipalities close to the city, lakeside areas, hillsides and smaller villages can have very different shares of second homes and building regulations. Paradiso, Collina d'Oro, Morcote, Melide, Porza, Vico Morcote and other municipalities each have their own framework conditions.

For buyers, it is therefore not only whether the property is located in the Lugano region, but also in which municipality and with which usage status. An apartment in the center can be treated differently than a holiday home on a slope or a villa with a lake view.

Particularly for high-quality properties, the legal review should be carried out before a reservation payment is made. A beautiful view or an attractive price is of little use if the desired holiday use is not permitted later on.

Rustici and old houses: fantastic but sophisticated

Many people dream of a rustic house in Ticino. These traditional stone houses are often located in valleys, on slopes or in small villages. They can be very attractive as holiday properties, but they bring with them special legal and construction issues.

Not every rustic house can easily be used or expanded for residential purposes. Construction zone, development, monument protection, previous use, water, sewage, electricity, access and municipal regulations are decisive. Conversion to a holiday home may also be restricted.

If you want to buy a rustic house, you should therefore check it particularly carefully. In addition to second home law, construction law, protection of nature and cultural heritage, renovation costs and accessibility are decisive. A low purchase price can be deceptive if the renovation is legally or technically difficult.

Lex Koller: What applies to foreign buyers?

Buying a holiday home is generally easier for Swiss buyers than for people abroad. Anyone wishing to buy a holiday home in Ticino as a Swiss citizen must primarily consider second home law, construction law, financing and taxes.

There are additional rules for people abroad in accordance with Lex Koller. The purchase of land by people abroad is restricted in Switzerland and may require a permit. Ch.ch declares that EU/EFTA nationals residing in Switzerland generally have the same rights as Swiss citizens when purchasing real estate and do not require a permit.

On the other hand, anyone who lives abroad or lives in Switzerland as a third-country national without a corresponding permanent residence permit must be particularly careful. The purchase of a holiday home may be subject to approval and may be subject to quotas. In addition, in 2026, the Federal Council opened a consultation to tighten Lex Koller, including with regard to holiday homes by people abroad.

Buy a first home instead of a holiday home

Buying as a first home is an important alternative. Anyone who moves their main residence to Ticino and actually lives in the property themselves is in a different legal situation than someone who is just looking for a holiday home. Many restrictions of the Second Homes Act are aimed at second homes, not first homes.

However, this does not mean that you can only register a first home as a ticket. The primary residence must be real. Center of life, tax domicile, registration, length of stay and actual use must match. A bogus first home can trigger legal and tax problems.

If you seriously want to move to Ticino, this can give you more options. If you only want to go on vacation occasionally, on the other hand, you must comply with the second home rules.

Short term rentals and Airbnb

A holiday home in Ticino is often not only used by yourself, but also rented out. This raises additional questions about short-term rental, platforms such as Airbnb, tourist taxes, reporting requirements, condominium regulations and local rules. The Federal Housing Office points out that since 2018, the Canton of Ticino has limited repeated short-term rentals to 90 days per year.

This rule is important for buyers who calculate with rental income. A holiday apartment that can only be rented out for a limited period of time has a different return profile than a property with free tourist use. Condominium owner associations may also be aware of restrictions.

Anyone who wants to buy a holiday home as an investment should therefore not only look at the purchase price and occupancy, but also permits, rental limits, administrative costs, cleaning, tourist taxes and tax consequences.

Taxes on a holiday home in Ticino

A holiday home in Ticino has tax consequences. Owners must take into account assets, property value, potential income and, until the imputed rental value is abolished, also the imputed rental value or valore locativo. Renting out creates additional taxable income.

Anyone who lives in another canton and owns a holiday home in Ticino will be partially taxed in Ticino for the property. There is an intercantonal tax split. This involves the division of income and wealth between the canton of residence and the canton of real estate.

Property gains tax in the canton of Ticino is also relevant for subsequent sales. Buyers should therefore not only check the mortgage and purchase price before purchasing, but also current taxes, service charges, maintenance and subsequent sales costs.

Financing a holiday home

The financing of a holiday home is often stricter than with a self-occupied main residence. Banks often require more equity, loan-to-value ratio and particularly solid affordability. From the bank's point of view, holiday homes are considered less imperative to live and sometimes riskier.

While a loan of up to 80% is often possible for owner-occupied residential property, a lower loan may be loan-to-value ratio holiday properties. In addition, retirement benefits from a pension fund or pillar 3a may generally not be used for pure holiday homes because these funds are tied to owner-occupied residential property as the main residence.

For buyers, this means that a holiday home in Ticino often requires more free equity. Anyone who plans financing only with pension funds or very limited affordability will quickly reach the limits of a holiday property.

Prices: Why approved holiday homes can be expensive

Second home rules are shortening the supply of newly approved holiday homes in many municipalities. This can make existing properties with secure second home use more valuable. When new holiday homes can no longer be built, the importance of the existing market increases.

Prices can therefore remain high, particularly in attractive locations with lake or mountain views, good accessibility and tourist demand. In regions such as Ascona, Locarno, Lugano, Morcote, Brissago or Gambarogno, the price depends heavily on the possible use, quality of location and the condition of the property.

For buyers, this means that a property with a clear holiday home permit can be more expensive than a comparable first home without a free secondary use option. The legal status is therefore a real value factor.

What should be regulated in the sales contract

When buying a holiday home in Ticino, the purchase contract should represent the usage status as clearly as possible. Buyers should pay attention to whether the property is considered a first home, a second home, an old-law apartment or a touristically managed unit. Unclear wording can be expensive later on.

The seller's conditions or assurances are also useful, provided that the desired use is decisive for the purchase. In complex cases, written confirmation from the municipality or a legal review should be obtained before signing the contract.

Condominium regulations, easements, building requirements, letting rules and renewal funds should also be reviewed. Especially in the case of holiday apartments in apartment buildings, the regulations can have a strong influence on usage.

What buyers should check before making a reservation

Before making a reservation payment, it should be clarified whether the property can actually be used as a holiday home. A reservation agreement without legal review can be risky if it later emerges that use is restricted.

Municipal information, land register extract, building records, usage permit, second home status, condominium regulations, any rental requirements and financing are important. For foreign buyers, the Lex-Koller test is added.

Only when these points have been clarified should a binding payment be made. Especially in Ticino, with its tourist regions, rustici and second home rules, caution is better than disappointment later.

Common mistakes when buying a holiday home in Ticino

A common mistake is the assumption that every existing house can automatically be used as a holiday home. That is not always true. The legal usage status is decisive. An object may be approved as a first home and may not be freely used as a second home.

A second mistake is to reduce the 20% rule to new buildings only. Although it particularly affects new second homes, it also influences the conversion, conversion, replacement construction, value and market availability of existing properties.

A third mistake is to overestimate foreign buyer rights. People abroad are not always able to buy freely. Approval requirements, quotas, property size and cantonal practice must be checked in advance.

Practical recommendation: Negotiate status before price

If you want to buy a holiday home in Ticino, you should first clarify the legal status and only then assess the price. A cheap property without secure holiday use can end up being worth less than a more expensive property with a clear second home permit.

The most important checklist is: municipal quota below or above 20%, existing usage status, old legal qualification, building permits, land register, condominium regulations, leasing rules, Lex Koller, financing and tax consequences. These points should be clarified in writing before purchase.

Anyone who cleans this test can still find an attractive holiday home in Ticino. Anyone who only decides on the basis of outlook and price risks legal restrictions that severely impair the holiday home dream.

Conclusion: Yes, but the rules are decisive

The answer to the question Can you still buy a holiday home in Ticino? says: Yes, in principle, you can. In particular, existing holiday homes or secondary homes under old law can continue to be purchased, provided that their usage status is assured. However, in communities with more than 20% second homes, new second homes are severely restricted.

For Swiss buyers, the focus is primarily on second home law. For people abroad, Lex Koller is added. New buildings, rustici, conversions, short-term rentals or tourist properties require particularly detailed clarifications.

Anyone who wants to buy a holiday home in Ticino should therefore not only check the location, price and views, but above all the legal use. A holiday home is only really a holiday home if it can also be legally used as such.

Glossary for buying a holiday home in Ticino

Second home: Apartment or house that is not used as a main residence, but for holidays, weekends or seasonal stays, for example.

Second Homes Act: Federal law that severely restricts new second homes in municipalities with more than 20% second homes.

Old legal apartment: Apartment that existed or was approved before the current second home rules came into force and can often be used more freely.

Lex Koller: Federal rules that restrict the purchase of land by people abroad.

Touristically managed apartment: Second home with a special usage concept, which cannot be freely used as a private holiday home.