Locarno: Stop to new secondary homes, 20% threshold passed (cross-border guide)

Di Valerie Linc · Published on

The Federal Office for Spatial Development has decreed a halt to new secondary residences in Locarno. The decision, triggered by exceeding the 20% quota, will impact the local real estate and construction market.

Contesto

TL;DR - Locarno exceeds 20% quota for secondary homes, halting new constructions. - Federal law triggered by counting vacant and tourist homes. - Municipality to verify data and may appeal the decision. - Impact on construction sector and job opportunities in the region. ## Key facts - Cosa: Locarno has exceeded the 20% quota for secondary homes, halting new constructions. - Quando: The decision was confirmed on February 16, 2026. - Dove: The decision affects the municipality of Locarno, Switzerland. - Chi: The Federal Office for Spatial Development (ARE) made the decision. - Importo: The critical threshold is 20% of homes being secondary residences. - Scadenza: The decision is effective immediately, with no set end date. - Impatto: The halt may affect the construction sector and job opportunities in the region. - Reazione: The Locarno Municipality is considering an appeal to the Federal Administrative Court (TAF). 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 explicitl...

Dettagli operativi

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.

Punti chiave

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

Punti chiave

[{"q":"What happened to Locarno for the real estate market?","a":"The city of Locarno has exceeded the 20% share of secondary housing, so it will no longer be possible to authorize the construction of new residences of this type."},{"q":"What is the impact of the blockade of secondary residences on a border worker who intends to invest in a home in Locarno for seasonal stays?","a":"The blockade prevents new permits for secondary residences in Locarno. Border crossers who intended to invest in housing for seasonal stays should explore long-term rental options or purchases in municipalities not subject to such restriction, also assessing the impact on their family budget."},{"q":"What are the consequences of the blockade of the new secondary residences for the Locarno real estate market?","a":"The blockade of new secondary residences limits the construction of tourist properties, reducing the supply of temporary housing and potentially slowing down investment in real estate and tourism, with repercussions for the local economy and employment in the building sector."}]

Frequently Asked Questions
What happened to Locarno for the real estate market?
The city of Locarno has exceeded the 20% share of secondary housing, so it will no longer be possible to authorize the construction of new residences of this type.
What is the impact of the blockade of secondary residences on a border worker who intends to invest in a home in Locarno for seasonal stays?
The blockade prevents new permits for secondary residences in Locarno. Border crossers who intended to invest in housing for seasonal stays should explore long-term rental options or purchases in municipalities not subject to such restriction, also assessing the impact on their family budget.
What are the consequences of the blockade of the new secondary residences for the Locarno real estate market?
The blockade of new secondary residences limits the construction of tourist properties, reducing the supply of temporary housing and potentially slowing down investment in real estate and tourism, with repercussions for the local economy and employment in the building sector.

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