Locarno Stops New Secondary Homes 20 Percent Quota | Frontaliere Ticino
Locarno Stops New Secondary Homes 20 Percent Quota — free tools and expert guides for cross-border workers (frontalieri) between Switzerland and Italy. Compare salaries, tax, LAMal health insurance, pensions, and cost of living in Ticino. Updated 2026.
Context
A turning point for Locarno's real estate market. In a communication dated February 16, the Federal Office for Spatial Development (ARE) officially confirmed that the 20% quota for secondary homes in the municipality has been exceeded. Consequently, it will no longer be possible to authorize the construction of new residences of this type. Locarno, which until now was an exception, thus aligns with the other main municipalities with a strong tourist focus in the agglomeration, which are already subject to this limit imposed by the federal law on second homes (Lex Weber). Two key factors triggered the block. Firstly, a correction in the count of homes vacant for over two years, which are automatically classified as secondary. Added to this was the calculation of homes managed for tourism purposes, such as those on Airbnb-style platforms, a request explicitly made by the Locarno Socialist Party. The combination of these elements pushed the total over the critical threshold, triggering the immediate application of federal provisions. The only exceptions will be those provided for by the law itself, while municipal regulations on the matter will remain in force to manage the existing housing stock.
Operational details
The reaction from the Locarno Municipality was swift. Mayor Nicola Pini, while respecting the federal decision, expressed a desire for clarity. "This is an important change for the City," he stated, announcing the intention to "verify in detail the data on which the ARE based its decision." The focus is primarily on the number of vacant or undesignated homes, described as "anomalous." The municipal administration also intends to legally examine the counting of short-term tourist rentals, an issue that still presents "fundamental ambiguities." For this reason, the Municipality is considering an appeal to the Federal Administrative Court (TAF). An external lawyer has already been appointed, having previously prepared two expert opinions on the matter for the City. In parallel, a thorough analysis of the figures will be launched, with a particular focus on apartments that have been vacant for a long time. In the meantime, the administration has assured that it will immediately implement all federal provisions to comply with the decision. This block, although contested, will have direct implications for the construction sector and urban development in the region, potentially also affecting job opportunities in the construction industry.
Key points
What does this halt mean for the local market and for those who live and work in the region? While the measure aims to combat the phenomenon of 'cold beds' and promote the primary residence market, it could also cool investment in the tourist real-esate sector, with possible repercussions on related industries. For cross-border workers, especially those employed in construction or related services, the situation needs to be monitored. A slowdown in new construction could alter employment balances in the Locarno area. ## Long-term implications The decision on Locarno is a strong signal of the pressure on the Ticino housing market. The management of housing, whether primary, secondary, or tourist, is a central issue that directly influences the cost of living. Understanding how these dynamics impact one's family budget is essential. To get a clear picture of expenses, it can be useful to compare costs between your home province and Ticino. Our cost of living comparator is a valuable tool for analyzing these differences and planning with greater awareness. Source: Tio.ch, February 23, 2026