Can I easily buy a holiday home as a second home in the canton of Valais?

The 3-point orientation

In principle, you can buy a holiday home as a second home in the canton of Valais, but not easily everywhere. In municipalities with more than 20% second homes, new freely usable second homes may generally no longer be approved. However, existing or old-law holiday apartments can often continue to be sold and used. Anyone who is not domiciled in Switzerland or is considered a person abroad must also comply with the Lex Koller, cantonal permits and quotas.

The principle: Buying is possible, but status is decisive

Buying a holiday home in Valais is generally possible. However, this does not mean that every apartment can be freely used as a second home. Especially in tourist communities, the legal status of a property is often more important than the purchase price.

An apartment can be classified as a first home, second home, old-law apartment, tourist-managed apartment or with special usage requirements. For buyers, this classification is decisive. If you only want to use an apartment occasionally for holidays, you need a property that legally allows this use.

Especially in Valais, caution is important. Many attractive holiday resorts are above the 20% limit of the Second Homes Act. There, the construction of new freely usable holiday apartments is severely restricted. Existing objects may still be tradable.

The 20% rule in the Second Homes Act

The Second Homes Act states that in municipalities with a second home share of over 20%, new second homes may no longer be approved. This rule affects many tourist communities in Valais, particularly towns with a strong holiday home market.

For buyers, this means that a new apartment in such a municipality may often only be used as a first home or must fall under a special model. A new holiday home that can be used freely is not possible in many cases.

However, the law does not mean a complete purchase ban. Anyone who buys an existing apartment that can legally be used as a second home can often continue to use it as a holiday home. This is precisely why existing second homes in popular towns in Valais are particularly scarce and valuable.

Old legal apartments: Particularly important in Valais

An old-law apartment is an apartment that legally existed or was approved before today's second home rules. Under certain conditions, such apartments can continue to be freely used, sold, inherited and used as holiday homes.

For buyers, this is a key point. An old-law apartment in Zermatt, Verbier, Crans-Montana or Saas-Fee can be significantly more attractive than an apartment with a first home requirement. The reason is simple: Freely usable holiday apartments can no longer be created at will in many municipalities.

However, the status should never only be confirmed verbally. Buyers should require written documents: building permit, land register extract, municipal confirmation, usage requirements and sales contract clauses. Without clear documents, there remains a risk.

New buildings and first home requirements

The situation is particularly sensitive for new buildings in Valais. In municipalities with over 20% second homes, new holiday homes are usually not eligible for free approval. New construction projects are therefore often built as first homes or must be managed for tourism purposes.

An apartment with a first home requirement must not simply be used as a holiday home. It must serve as the main residence. If you only want to use them on weekends or during holidays, you risk legal problems.

For buyers, a first home can still be interesting if they actually want to move to Valais. However, it is not suitable for pure holiday use. Therefore, before buying, it must be clear whether the apartment meets the desired purpose.

Touristically managed apartments

In certain cases, the law allows apartments managed by tourists. However, these are not the same as private holiday homes. They often have to be professionally rented out, integrated into a company or made available to third parties during a large part of the year.

For buyers, this model may be of interest if they are looking for a combination of private use and rental. However, it is less vacant than a classic holiday home. The operator contract, personal use, costs, utilization, return and resale must be carefully examined.

Anyone looking for a holiday home for personal use should therefore be careful. A touristically managed unit may be legally permitted, but less flexible in everyday life than expected.

Lex Koller: When buyers live abroad

Buying is generally easier for Swiss citizens and for people legally residing in Switzerland. However, anyone considered a person abroad must also comply with Lex Koller. This limits the purchase of land by foreign persons without Swiss residence.

The Canton of Valais has reasons for approving holiday apartments; however, the number of such purchases is contingent. This means that even if an object is suitable, it requires approval and the availability of a quota. The purchase is therefore not free.

It is also important: Buying a holiday home does not provide you with a right of residence in Switzerland. Acquisition of real estate and residence permit are separate topics.

Which places are particularly affected

The rules are particularly relevant in well-known holiday resorts such as Zermatt, Verbier, Crans-Montana, Saas-Fee, Leukerbad, Nendaz, Grächen, Bettmeralp, Riederalp, Fiesch, Veysonnaz or Val d'Anniviers. In such markets, the share of second homes is often high, and freely available holiday homes are scarce.

The situation may be different in less touristic communities or regional centers such as Sion, Sierre, Brig, Visp or Martigny. There, the main residential market is more often in the foreground. Nevertheless, the specific usage status must also be checked there.

The following applies to buyers: It is not the cantonal name that decides, but the individual municipality and the specific property.

Financing and equity

Financing a holiday home in Valais also differs from owner-occupied residential property. Banks often require more equity for second homes and check the affordability more rigorously. As a rule, retirement benefits from a pension fund or pillar 3a may not be used for purely holiday homes.

In addition, buyers should consider ongoing costs: ancillary costs, condominium owner contributions, renewal funds, administration, tourist taxes, insurance, maintenance, cleaning and any rental costs.

A holiday home is therefore not just an emotional decision. It must remain financially sustainable in the long term, even if interest rates, energy prices or maintenance costs rise.

What buyers should check before making a reservation

Before making a reservation payment, buyers should clarify several points in writing: Can the apartment be used as a second home? Is it old law? Is there a first home requirement? Is the municipality above 20%? Are there rental obligations? Does condominium law apply with restrictions?

In addition, land register, building permit, regulations, renewal funds, protocols, service charges and restructuring requirements are important. For foreign buyers, the Lex-Koller test is added.

Anyone who only checks these points after the reservation has been made is taking a risk. In the worst case, the apartment does not legally fit the planned use.

Common misconceptions

A common misconception is that existing holiday homes are automatically freely usable. That is not always true. Existing objects may also have requirements, regulations or restrictions.

A second mistake is that a new apartment in a holiday resort may automatically be used as a holiday home. Especially in municipalities over 20%, the opposite is often the case.

A third mistake is to confuse Lex Koller and the Second Homes Act. The Second Homes Act concerns the admissibility of use as a second home. The Lex Koller concerns the question of whether a person is even allowed to buy abroad.

Conclusion: Not problem-free, but possible with a good test

The answer to the question Can I easily buy a holiday home as a second home in the Canton of Valais? is: Basically yes, but not without problems and not everywhere. The municipality, share of second homes, property status, year of construction, usage requirements and, for people abroad, Lex Koller are decisive.

In many Valais holiday resorts, new freely usable second homes are severely restricted. However, existing or old-law holiday apartments can still be purchased. It is precisely these properties that are often particularly sought after and are correspondingly expensive.

Anyone wishing to buy a holiday home in Valais should therefore have the usage status checked in writing before signing the contract. The best view is of little use if the apartment cannot legally be used as a holiday home.

Glossary of holiday apartments in Valais

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

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

Old legal apartment: Apartment that legally existed or was approved before today's second home rules.

Lex Koller: Federal law restricting the purchase of land by people abroad.

First home requirement: Restriction of use, according to which an apartment must be used as a main residence.