Do the new rules also apply to EU citizens living in Ticino?

No. The restrictions introduced by the new legislation apply exclusively to citizens of **third countries** (non-EU and non-EFTA). European Union citizens and those from the European Free Trade Association (EFTA, which includes Iceland, Norway, and Liechtenstein) will continue to benefit from the current rules when purchasing property in Switzerland.

What happens if I buy a home in Ticino as my primary residence and then move abroad?

Under the new rules, you will be required to **sell the property within two years** of your relocation. Failure to do so could result in penalties or even expropriation of the property. Currently, there is no obligation to resell, making this a significant change for those living in Ticino who may move abroad in the future.

Do the new rules also apply to properties already purchased before the law comes into force?

No. The new law does not apply retroactively. If you already own a property in Ticino that was purchased before the new rules took effect, you will not be subject to the new procedures—unless you decide to sell it to another foreigner (in the case of holiday homes) or move abroad (for primary residences).

How can I obtain authorization to purchase a property in Ticino as a non-EU foreigner?

You will need to submit an application to the relevant cantonal authority (in Ticino, likely the **Department of Territory and Environment** or your local municipality). The required documentation may include: a Swiss employment contract, proof of residence, a declaration confirming the property will be used as your primary residence, and—for holiday homes—a detailed justification for the purchase. The exact procedure has not yet been fully specified.

What if I want to buy a commercial property in Lugano to start a business?

The new rules prohibit the purchase of commercial properties for the purpose of **rental or financial investment**, but allow the purchase if the property is used for your **own business activities**. For example, if you open a shop or office in Lugano, you may purchase the property without restrictions—provided you can demonstrate that it is actively used for your business.

Property purchases from abroad: Swiss government tightens rules

By Marco Ferrari (editorial byline of the newsroom, AI-generated text) · Published on 15 April 2026 · Updated on 8 October 2026

Alpine chalet in Ticino symbolizing new restrictions on foreign real estate purchases

From 15 April to 15 July 2026, a public consultation on new restrictions for non-EU/EFTA foreigners. What’s changing for homes, chalets and investments.

Context

TL;DR

Swiss government proposes stricter rules on foreign real estate purchases.
Non-EU citizens need authorization for primary residence purchases.
Holiday home quotas reduced; commercial properties restricted to business use.
Public consultation open until 15 July 2026.

Key facts

Legislation: Lex Koller amendment proposal.
Deadline: Public consultation ends on 15 July 2026.
Primary Residence: Non-EU citizens need authorization to buy and must sell within 2 years if moving abroad.
Holiday Homes: Reduced annual quotas and mandatory authorization for sales between foreigners.
Commercial Properties: Foreigners can only purchase for personal or business use, not investment.
Real Estate Securities: Foreigners banned from purchasing shares in residential real estate companies or funds.
Impacted Cantons: Ticino, Bern, and other alpine cantons with high foreign real estate demand.
Expected Implementation: New rules likely to come into force in 2027.

The Federal Council has launched a public consultation that will run until 15 July 2026 to amend the law on the purchase of real estate by foreign individuals, known as the Lex Koller. The stated aim is to tackle Switzerland’s housing shortage, a problem that also affects Ticino, where demand for residential properties remains high, particularly in urban centres like Lugano, Bellinzona, and Locarno.

What the new draft law proposes

Under the proposal, citizens from third countries (outside the EU and EFTA) will need to obtain authorisation to purchase a primary residence in Switzerland. If they move abroad, they will be required to sell the property within two years. Currently, no such rule exists for non-EU foreigners buying a home as their primary residence.

For holiday homes and apartments in tourist residences, the Government suggests reducing the annual quotas allocated to the cantons. Additionally, the obligation to obtain authorisation will be reintroduced for sales of these properties between foreigners. At present, for example, if a German citizen sells a holiday apartment to a French citizen, the cantonal quota remains unaffected. Under the new rules, every such transaction will require authorisation.

Commercial properties and financial investments

The tightening of rules also applies to commercial real estate. Foreigners will no longer be able to purchase such properties for rental or financial investment purposes; they will only be permitted to do so if they use them for their own business activities. This measure aims to curb real estate transactions that do not directly impact the residential rental market.

Another key change concerns the purchase of shares in real estate securities. The Federal Council wants to ban entirely the acquisition, by foreigners, of shares in publicly traded residential real estate companies or stakes in real estate funds and SICAVs. Currently, this type of investment is permitted without restrictions.

Motivations and political context

These measures are part of a package of provisions decided by the Federal Council ahead of the June 2026 vote on the popular initiative 'No to a Switzerland of 10 million!'. The initiative, backed by the Swiss People’s Party (SVP/UDC), links the housing crisis to uncontrolled immigration and population growth. The Government, however, believes the solution lies in stricter management of the real estate market rather than broad restrictions on the population.

When will the new rules come into force?

At present, the text is in the public consultation phase and may undergo changes before final approval. It has not yet been specified when the new legislation will come into effect, but the Federal Council has indicated that the goal is to approve it by the end of 2026.

Operational details

The new restrictions on real estate purchases by foreigners will have a direct impact on cross-border workers living in Ticino who own properties abroad, as well as on those planning to invest in the Swiss real estate market. The measure introduces a series of practical complications that could discourage some purchases, particularly those linked to financial investments or second homes.

Before vs. After: What Changes for Cross-Border Workers

Before the new rules:

A non-EU citizen (for example, an Italian) could buy a home in Ticino as a primary residence without authorization, provided they actually lived there.
Purchases of holiday homes or apartments in tourist residences were subject to cantonal quotas, but sales between foreigners did not require additional permits.
Commercial properties could be purchased freely, even for rental or investment purposes.
Buying shares in real estate funds or SICAVs was permitted without restrictions.

After the new rules:

Primary residence: Mandatory authorization and resale within two years if moving abroad.
Holiday homes and tourist apartments: Reduced quotas and mandatory authorization even for sales between foreigners.
Commercial properties: Purchase for rental or financial investment is prohibited; only personal or business use is allowed.
Real estate securities: Complete ban on foreigners purchasing shares in residential real estate companies or shares in real estate funds.

📊 Concrete Scenarios for Those Living in Ticino

Case 1: Italian Cross-Border Worker Owning a Home in Ticino If a cross-border worker residing in Lombardy already owns a home in Ticino as their primary residence, they won’t need to take immediate action. However, they will need authorization if they wish to buy a second property. If they move abroad, they must sell the property within two years. The new rule does not apply retroactively, but it could influence future transactions.

Case 2: Foreign Investor Looking to Buy an Apartment in Lugano A US or Chinese citizen planning to buy an apartment in Lugano as an investment will have to abandon the project, as purchasing commercial properties for rental purposes is now prohibited. If they instead want to buy a home for personal use, they must obtain authorization and prove they actually reside in Switzerland.

Case 3: Owner of a Holiday Home in Ascona If a German citizen owns a holiday home in Ascona and wants to sell it to another foreigner (for example, a French national), they will need cantonal authorization. Currently, this transaction does not require additional steps, but under the new rules, the process may become longer and more complex.

💡 Impact on the Ticino Real Estate Market

Ticino, with its hubs like Lugano, Locarno, and Bellinzona, is one of Switzerland’s most sought-after regions for foreign real estate purchases, particularly by Italians and Germans. The new rules could reduce demand for second homes and real estate investments, leading to a stabilization or drop in prices in some areas. However, the government hopes this measure will free up residential properties for local residents, easing pressure on the rental market.

⚠️ Procedures and Required Documents

Although the text is still under consultation, we can anticipate the steps applicants will need to follow: - For purchasing a primary residence: Submit an authorization request to the relevant cantonal office (in Ticino, likely the Department of Territory and Environment or the municipal office in Lugano/Bellinzona). - For selling holiday homes between foreigners: Request cantonal authorization, with a case-by-case evaluation. - For commercial properties: Demonstrate that the purchase is intended for personal or business use, not for investment.

Comparison with Other Cantons

Ticino is not the only canton affected by these measures. The Canton of Bern has also initiated similar discussions, though with different timelines and modalities. In general, alpine cantons (Ticino, Graubünden, Valais) are the most exposed to foreign real estate purchases due to their appeal as tourist destinations and proximity to neighboring countries like Italy, Germany, and France.

Useful planning tools

To estimate your pension strategy, use the pension planner and the pillar 3 simulator.

Key points

If the new rules come into force, cross-border workers and foreigners intending to purchase property in Ticino will need to comply with a series of stricter procedures. Below are the concrete steps to follow, based on the information currently available.

Deadlines and timelines

The public consultation will remain open until 15 July 2026. During this period, citizens, associations and interested parties can submit observations and proposals for amendments to the Federal Council. Only after the consultation closes will the definitive text of the law be known.

Hypothetical timeline:

15 July 2026: Consultation closes.
End of 2026: Federal Council approves the definitive law.
2027: New rules come into force (exact date not yet specified).

How to prepare for buying property in Ticino

1. Assess your situation

If you are an EU/EFTA citizen, the new rules will not directly affect you, as the Lex Koller only applies to third countries.
If you are a non-EU citizen, you will need to obtain authorisation to purchase a primary residence or holiday home. Make sure you have all the necessary documentation, such as a Swiss employment contract or proof of residence.

2. Contact the relevant offices In Ticino, the responsible office will likely be the Department of Territory and Environment of the Canton of Ticino or your local municipality (e.g., Lugano, Bellinzona or Locarno). Here you can obtain up-to-date information on procedures and required documents.

3. Consider alternatives to real estate investments If the new rules prevent you from purchasing investment properties, you might consider other options, such as:

Buying property in neighbouring countries (e.g., Italy or France), where restrictions are less stringent.
Investing in Swiss real estate funds listed on the stock exchange, although the government plans to ban this option for foreigners.

4. Monitor regulatory developments Since the text is still being finalised, it is advisable to stay informed through official channels of the Canton of Ticino, the Confederation or cross-border worker associations such as FACT – Federazione Associazioni Ticinesi dei Frontalieri.

Useful tools for cross-border workers and investors

To assess the feasibility of a property purchase in Ticino in light of the new rules, you can use:

cost-of-living calculator to compare expenses between Ticino and Italy.
interactive map of Ticino municipalities to identify areas with greater property availability.
cross-border salary comparison to check the financial sustainability of a purchase.

What happens if you do not comply with the new regulations?

The penalties for illegal property purchases in Switzerland by foreigners are already set out in the current Lex Koller and could be tightened. In case of non-compliance, the property could be expropriated or the owner could face financial penalties. It is therefore essential to wait for the definitive text of the law and comply with the indicated procedures.

In summary: what to do now

Wait for the definitive text of the law, expected by the end of 2026.
Consider alternatives if you are a non-EU investor.
Prepare the necessary documentation for any future authorisations.
Consult cantonal offices for clarification on procedures.

📌 Warning: The new rules could come into force in 2027. If you are considering buying property in Ticino, carefully evaluate the timing and procedures, especially if you are a non-EU citizen.

Source: tvsvizzera.it

Frequently Asked Questions

Do the new rules also apply to EU citizens living in Ticino?: No. The restrictions introduced by the new legislation apply exclusively to citizens of third countries (non-EU and non-EFTA). European Union citizens and those from the European Free Trade Association (EFTA, which includes Iceland, Norway, and Liechtenstein) will continue to benefit from the current rules when purchasing property in Switzerland.
What happens if I buy a home in Ticino as my primary residence and then move abroad?: Under the new rules, you will be required to sell the property within two years of your relocation. Failure to do so could result in penalties or even expropriation of the property. Currently, there is no obligation to resell, making this a significant change for those living in Ticino who may move abroad in the future.
Do the new rules also apply to properties already purchased before the law comes into force?: No. The new law does not apply retroactively. If you already own a property in Ticino that was purchased before the new rules took effect, you will not be subject to the new procedures—unless you decide to sell it to another foreigner (in the case of holiday homes) or move abroad (for primary residences).
How can I obtain authorization to purchase a property in Ticino as a non-EU foreigner?: You will need to submit an application to the relevant cantonal authority (in Ticino, likely the Department of Territory and Environment or your local municipality). The required documentation may include: a Swiss employment contract, proof of residence, a declaration confirming the property will be used as your primary residence, and—for holiday homes—a detailed justification for the purchase. The exact procedure has not yet been fully specified.
What if I want to buy a commercial property in Lugano to start a business?: The new rules prohibit the purchase of commercial properties for the purpose of rental or financial investment, but allow the purchase if the property is used for your own business activities. For example, if you open a shop or office in Lugano, you may purchase the property without restrictions—provided you can demonstrate that it is actively used for your business.