Ticino property prices are too high: what should I compare?

There is no single saving for everyone. Compare the price or mortgage payment, additional costs, transport, health insurance and taxes for the chosen Italian municipality and for Ticino.

How can longer travel times be managed when working in Switzerland and living in Italy?

Compare train, bus and car on the actual route, including travel time, passes, parking and possible delays. Also check the current home-office rules with your employer and the relevant authorities.

Which tax rules apply to frontier workers between Switzerland and Italy?

It depends on the applicable regime. “Old frontier workers” covered by the transitional regime are taxed exclusively in Switzerland on Swiss remuneration; “new frontier workers” are generally taxable in Switzerland and Italy, with Swiss tax credited in Italy to avoid double taxation. Check the personal situation with the Swiss Federal Tax Administration or a qualified professional.

Buying a House in Italy: When Ticino Is Too Expensive

Di Redazione Frontaliere Ticino · Published on 17 February 2026 · Updated on 24 September 2026

View of the village of Gandria on Lake Lugano, an ideal destination for buying property across the border.

More and more Ticino residents, especially young families, are moving to Italian border areas to buy property, becoming cross-border commuters.

Context

At a glance

Housing in Ticino can be expensive, but there is no fixed ratio with neighbouring Italian areas: prices, rents and property types vary by municipality.
Moving to Italy can reduce housing costs, but it brings logistical, tax and administrative challenges.
Commuting can reduce the savings, especially when it increases reliance on a car.

Key facts

What: Moving to Italy can be an option for people who live in Ticino and continue working in the canton, but the calculation is case-specific.
Where: The phenomenon mainly concerns Italian areas close to the Ticino border.
Who: Ticino residents who change their place of residence and keep working in Ticino; this figure is not the same as the number of home purchases.
When: The latest Ustat series records 545 transitions from Ticino resident to cross-border worker in 2024, compared with 872 in 2020.
Challenges: Commuting means longer travel times and greater reliance on cars, affecting quality of life and savings. Administrative procedures also differ between Italy and Switzerland.
Tax: Since 2024, treatment differs between “old” and “new” frontier workers; it is not correct to say that everyone declares Swiss income in Italy in the same way.

Buying a home in Canton Ticino can be difficult for many people. It is not accurate, however, to assign the phenomenon an unsupported four-digit annual figure: the latest Ustat series records 545 transitions in 2024, down from 872 in 2020, and measures a change of status rather than home purchases across the border.

Anyone considering a move should include the property price, additional costs, transport, health insurance and taxation in the comparison. Italian homes may offer more space or a different purchase price, but the saving is not automatic and depends on the municipality and household situation.

Operational details

The possible financial advantage comes with new challenges. Daily life for those living across the border and working in Switzerland means longer travel times, traffic on cross-border routes and greater car dependence. Commuting can affect quality of life and reduce some of the initial saving.

Prices and rents vary substantially between municipalities: for the offered rental market alone, Ustat’s 2025 report gives 2024 median annual figures of CHF 243/m² in Lugano and CHF 180/m² in Chiasso. These are rental data, not sale prices or a direct comparison with Italy; they show why a fixed ratio cannot replace an up-to-date check of the property and location.

Buying in Italy is not straightforward either: procedures differ, timelines can vary, and local professionals should be consulted about taxes, financing, land registers and purchase requirements.

Key points

If you are considering living in Italy and working in Ticino, compare the cost of living in detail. Use our cost-of-living comparator to calculate rent or mortgage payments, expenses, transport and taxes, and check whether the move really pays off.

Tax treatment must also be checked before signing: the Swiss Federal Tax Administration distinguishes “old frontier workers”, who fall under the transitional regime and pay Swiss withholding tax exclusively in Switzerland on Swiss remuneration, from “new frontier workers”, who are generally taxable in Switzerland and Italy, with double taxation relieved in Italy. Since 1 January 2024, home-office work can reach 25% of working time without changing, under the applicable conditions, the tax rules or frontier-worker status.

Before moving, check your requirements with the tax authority and a qualified professional: the start date of the activity, municipality of residence, return pattern and applicable regime can change the result.

Sources: Ustat, 2026 labour-market report, Ustat, 2025 rental-market report, Swiss Federal Tax Administration, new Switzerland–Italy agreement and Swiss Federal Tax Administration, home-office rules, checked 24 September 2026.

Frequently Asked Questions

Ticino property prices are too high: what should I compare?: There is no single saving for everyone. Compare the price or mortgage payment, additional costs, transport, health insurance and taxes for the chosen Italian municipality and for Ticino.
How can longer travel times be managed when working in Switzerland and living in Italy?: Compare train, bus and car on the actual route, including travel time, passes, parking and possible delays. Also check the current home-office rules with your employer and the relevant authorities.
Which tax rules apply to frontier workers between Switzerland and Italy?: It depends on the applicable regime. “Old frontier workers” covered by the transitional regime are taxed exclusively in Switzerland on Swiss remuneration; “new frontier workers” are generally taxable in Switzerland and Italy, with Swiss tax credited in Italy to avoid double taxation. Check the personal situation with the Swiss Federal Tax Administration or a qualified professional.