When does the new tax on second homes in Graubünden come into effect?

According to the Grison government, the new secondary housing tax will come into force on 1 January 2029, provided that the amendment to the cantonal constitution is approved by popular vote. Prior to this date, the rental value tax regime will continue to apply. The government aims to put the issue to a vote in the coming months.

How much will I pay in tax with the new rate of 1.5 per thousand?

The tax is calculated by multiplying the tax value of the property by the rate. For example, a house valued at CHF 800,000 would incur an annual fee of CHF 1,200 (800,000 × 0.0015). However, individual Grison municipalities may apply different rates, so the actual cost varies depending on the decision of the municipality where the property is located.

Are Grison municipalities obliged to introduce this new tax?

No. The government has left it to municipalities to decide for themselves whether or not to introduce property tax on secondary homes. Some municipalities may adopt it to compensate for the losses (32.4 million total francs), others may choose to give up, creating a differentiated situation within the canton.

What revenue loss does the canton of Graubünden seek to offset with this new tax?

The canton will lose about 40.5 million francs annually from the abolition of the rental value tax on secondary housing. Municipalities will lose 32.4 million francs per year. The new property tax on second homes is designed to compensate for at least some of this lost tax revenue.

Will the Churches also have to pay this new tax?

No. The Churches will have the possibility to collect a special real estate tax themselves to compensate for the losses due to the abolition of the rental value. The losses amount to CHF 500,000 for the Reformed Evangelical Church, CHF 1.7 million for Evangelical parish municipalities and CHF 1.8 million for Catholic parish municipalities.

Graubünden: property tax on second homes from 2029

Di Marco Ferrari · Published on 27 August 2026

Residential properties scattered among forests and lakes in the Graubünden alpine region

The Government of Grison proposes a tax of 1.5‰ on secondary homes to compensate for losses of CHF 40.5 million. Population will vote on constitutional change.

Context

In a nutshell

Grisioni abolishes rental value tax on second homes for own use
Estimated losses: CHF 40.5 million/year canton, 32.4 million common
New proposed rate: 1.5‰ on the tax value of the property
Expected validity: 1 January 2029 if approved by popular vote

Key facts

What: Abolition of rental value tax, introduction of new property tax on second homes
When: Effective from 1 January 2029 (if popular vote approves)
Where: Canton of Graubünden (eastern Switzerland)
Who: Government of Grison
Canton amount: Loss CHF 40.5 million per year to be compensated
Common amount: Loss CHF 32.4 million per year
Proposed rate: 1.5 per thousand on the tax value

Announcement by the Grayish government

The government of the canton of Graubünden has announced a significant tax reform: the abolition of the rental value tax for secondary homes for own use, offset by a new property tax. The decision will result in a budget loss of approximately CHF 40.5 million per year for the canton, a considerable amount that requires rapid compensatory action.

To cope with this reduction in income, the cantonal executive proposes the introduction of a special real estate tax calculated on the tax value of the real estate substance with a rate of 1.5 per thousand. According to the government statement, this rate represents the minimum parameter deemed necessary to compensate for losses in

Operational details

Analysis of the national fiscal impact

This Grisonese reform represents a significant paradigm shift in cantonal real estate taxation. The loss of CHF 40.5 million for the canton and CHF 32.4 million for the municipalities amounts to a real redistribution of the tax burden towards the real estate sector, with a specific focus on owners of second homes. In the general context of Swiss public funding, where the cantons independently manage their taxation, this represents one of the most important structural changes in recent years.

The proposed rate of 1.5 per thousand, although formally contained, will have concrete effects on those who own secondary properties in Graubünden. A homeowner with a tax value of CHF 1 million would pay CHF 1,500 in tax annually. On mid-range properties (600,000-800,000 francs), the amount would be between 900 and 1,200 francs per year. This represents a fixed additional cost in addition to ordinary income taxation and other cantonal and municipal taxes.

Municipal differentiation and strategic implications

The government's decision to grant municipalities full autonomy in adopting (or waiving) the tax creates a two-speed system within the canton. Wealthy and well-funded municipalities may decide not to introduce the tax, remaining competitive to attract real estate investments and second-hand owners

Key points

What Changes from January 1, 2029

If the popular vote approves the constitutional amendment, starting from January 1, 2029, owners of secondary residences for personal use in the canton of Graubünden will transition from an imputed rental value tax regime (calculated on the assumed income of the property) to a flat-rate tax based exclusively on the tax value of the real estate asset, with a minimum rate of 1.5 per mille.

Individual municipalities will be able to adopt their own rates within this system, with the possibility of setting percentages higher or lower than 1.5‰, or opting out entirely. This variability makes it essential for the owner to verify the specific decisions of the municipality where the secondary property is located, not the municipality of principal residence.

Concrete Procedure for Owners

If you own a second home in Graubünden, the steps to follow in the coming months and years are:

1. Monitor the outcome of the popular vote (date not yet announced, expected sometime between late 2026 and early 2027 according to the canton's legislative timeline) 2. Contact the municipality where the property is located to learn the local decision regarding the tax on second homes 3. Request formal clarification on: applicable local rate, method for calculating the tax value, payment procedures (annual, semi-annual, quarterly installments), deadlines for filing property tax returns 4. Update your overall tax planning by including the new liability in evaluating the total cost of ownership 5. Optionally consult a tax adviser specializing in cantonal taxation to optimize your overall tax situation

Timeline for Purchases and Planning

Anyone considering purchasing a secondary property in Graubünden has a limited time window before 2029. If the acquisition takes place by December 2028, the property will be subject to the old tax regime for at least part of 2029. However, the real probability of approval by the population makes it prudent to include the new tax liability in your economic feasibility assessments today.

An owner purchasing a home for 750,000 Swiss francs in 2028 should expect an additional annual cost of approximately 1,125 Swiss francs (750,000 × 0.0015) starting from 2029, increasing the total cost of managing the property. This parameter must be factored into the ROI (return on investment) calculation of the real estate transaction.

Tax Declaration and Administrative Compliance

From 2029 onward, owners of real estate in Graubünden will need to include the new real estate tax item in their cantonal tax returns. The dynamics will be similar to other cantonal and municipal taxes, with official communications from the canton guiding the procedures for filing and payment deadlines. It is likely that the canton will issue a separate tax notice for this new tax, distinct from the ordinary income tax.

For those managing complex real estate portfolios or owning multiple secondary properties in different areas of Switzerland (for example in both Graubünden and Valais or Ticino), this change represents an opportunity to review your overall wealth allocation strategy and assess whether to keep, sell, or acquire properties based on the new tax regime.

Stay Updated on Cantonal Tax Reforms

Swiss cantonal tax changes are frequent and sometimes complex. To stay informed about how decisions like the Graubünden decision affect your property and tax situation, consult our tax return guide and sign up to receive updates on tax changes in Switzerland. Understanding in advance the impact of new taxes on your property enables you to plan more effectively.

For a precise net salary calculation, use our tax comparator: compare take-home pay between G and B permits with all 2026 deductions.

Source: swissinfo.ch

Frequently Asked Questions

When does the new tax on second homes in Graubünden come into effect?: According to the Grison government, the new secondary housing tax will come into force on 1 January 2029, provided that the amendment to the cantonal constitution is approved by popular vote. Prior to this date, the rental value tax regime will continue to apply. The government aims to put the issue to a vote in the coming months.
How much will I pay in tax with the new rate of 1.5 per thousand?: The tax is calculated by multiplying the tax value of the property by the rate. For example, a house valued at CHF 800,000 would incur an annual fee of CHF 1,200 (800,000 × 0.0015). However, individual Grison municipalities may apply different rates, so the actual cost varies depending on the decision of the municipality where the property is located.
Are Grison municipalities obliged to introduce this new tax?: No. The government has left it to municipalities to decide for themselves whether or not to introduce property tax on secondary homes. Some municipalities may adopt it to compensate for the losses (32.4 million total francs), others may choose to give up, creating a differentiated situation within the canton.
What revenue loss does the canton of Graubünden seek to offset with this new tax?: The canton will lose about 40.5 million francs annually from the abolition of the rental value tax on secondary housing. Municipalities will lose 32.4 million francs per year. The new property tax on second homes is designed to compensate for at least some of this lost tax revenue.
Will the Churches also have to pay this new tax?: No. The Churches will have the possibility to collect a special real estate tax themselves to compensate for the losses due to the abolition of the rental value. The losses amount to CHF 500,000 for the Reformed Evangelical Church, CHF 1.7 million for Evangelical parish municipalities and CHF 1.8 million for Catholic parish municipalities.