Buying Property in Zurich as a Foreigner: Lex Koller, Residence and Requirements
If you are moving to Switzerland from abroad and plan to buy an apartment or house in Zurich, the legal requirements should be clarified early — alongside financing and the property search.
Whether a property can be acquired without authorisation depends in particular on nationality, actual residence in Switzerland and the intended use of the property.
The decisive legislation is the Federal Act on the Acquisition of Real Estate by Persons Abroad (BewG), commonly known as the Lex Koller. As a rule, persons abroad require an authorisation from the competent cantonal authority to acquire real estate in Switzerland, unless a statutory exemption applies.
Your direct contactAs of August 2026: The information below refers to the law currently in force. A revision of the Lex Koller is going through the legislative process. On 15 April 2026 the Federal Council opened the consultation on a tightening of the rules, which ended on 15 July 2026. Among other things, it is proposed to make the acquisition of primary residences by third-country nationals subject to authorisation again. The proposed changes must be distinguished from the law currently in force.
Who may buy property in Zurich?
The first question is whether a buyer qualifies as a person abroad within the meaning of the Lex Koller. Nationality and actual residence are the key criteria.
EU and EFTA nationals resident in Switzerland
Nationals of an EU or EFTA member state with lawful and actual residence in Switzerland are generally not considered persons abroad within the meaning of the Lex Koller. In principle, the same rules apply to them as to Swiss nationals when acquiring real estate.
A residence permit under immigration law is not decisive on its own. The Canton of Zurich expressly points out that such a permit alone does not sufficiently prove actual residence. Further circumstances demonstrating the actual centre of life may be taken into account.
Third-country nationals with a C settlement permit
Nationals of states outside the EU/EFTA who have their actual residence in Switzerland and hold a valid C settlement permit are likewise generally not considered persons abroad within the meaning of the Lex Koller. They can therefore acquire real estate in principle like Swiss nationals.
Third-country nationals without a C settlement permit
Different requirements apply to third-country nationals without a C permit. They are generally considered persons abroad. Under the law currently in force, however, there is an important exemption for an owner-occupied primary residence at the place of lawful and actual residence.
Subject to the statutory conditions, such a person may acquire an apartment or a single-family house without a Lex Koller authorisation. The property must serve as the buyer's primary residence and be occupied by the buyer. According to the Federal Office of Justice information sheet, the acquisition must be made directly in the buyer's own name; the exemption relates to a single residential unit.
For third-country nationals in particular, it should therefore be clarified before the acquisition whether these conditions are actually met in the specific case.
Why actual residence is decisive
The concept of residence is of particular importance for the application of the Lex Koller.
The Canton of Zurich states that a residence permit under immigration law alone does not sufficiently prove actual residence in Switzerland. Further factual circumstances may be taken into account in that assessment.
This is particularly relevant for people relocating to Zurich for a new professional role who wish to acquire a property as soon as possible.
Where a property purchase coincides with the move, it should therefore not be assumed automatically that the granting of a residence permit alone satisfies all conditions for an acquisition without authorisation.
Primary residence and investment property must be distinguished
The exemption for an owner-occupied primary residence must not be confused with a general entitlement to acquire Swiss residential property.
Anyone considered a person abroad within the meaning of the Lex Koller cannot rely on this exemption to acquire additional apartments or investment properties without authorisation. For other acquisitions it must be examined whether an authorisation is required or whether another statutory exemption applies.
Where an additional condominium, an apartment building or another investment property is planned, the entitlement to acquire should therefore be clarified before the purchase contract is signed.
What applies to commercial property?
Under the law currently in force there is an important exemption for so-called permanent establishment properties. Real estate serving an economic purpose or a permanent business establishment may be acquired without authorisation, subject to the statutory conditions.
This area in particular forms part of the currently proposed revision. Among other things, the Federal Council intends to tighten the Lex Koller again for the acquisition of permanent establishment properties by persons abroad. The legal position should therefore be reviewed again at the time of a planned transaction.
Who decides whether an authorisation is required?
Whether a specific acquisition requires authorisation should not, in case of doubt, be assessed solely on the basis of a residence permit or general information.
If the competent land registry cannot readily establish that no authorisation is required, the matter is referred to the competent authorisation authority. In the Canton of Zurich, the district councils are responsible for authorising acquisitions by persons abroad or for confirming that no authorisation is required.
In case of doubt, the specific acquisition should therefore be reviewed by the competent authority or by suitably qualified legal advisers before the purchase contract is signed.
Can financing be relevant too?
In more complex acquisition structures, it may not only be relevant who formally acts as the buyer.
In Lex Koller proceedings, the Zurich authorities request information on the financing, on equity and borrowed funds and, where applicable, on the capital and credit providers involved.
This does not mean that an ordinary mortgage financing of a private property purchase is problematic. However, unusual financing, shareholding or corporate structures may require a more detailed review.
Can a property be bought before moving to Zurich?
This question arises in particular with international relocations.
There is no blanket answer. Where the entitlement to acquire depends on the property being used as a primary residence at the lawful and actual Swiss place of residence, the timing of taking up residence can be relevant. As noted above, according to the information of the Canton of Zurich a residence permit alone does not necessarily prove actual residence.
Anyone combining a property purchase with an upcoming move to Switzerland should therefore align residence status, actual take-up of residence, financing and the planned acquisition date at an early stage.
What does this mean for a property search in Zurich?
Legal entitlement to acquire is only one prerequisite for a property purchase.
Before starting a targeted search, it should be clear which type of property is suitable, which budget is available, how the financing is to be structured and whether specific legal requirements apply.
This preparation is particularly worthwhile for an international move to Zurich. It reduces the risk that fundamental legal or financial questions have to be clarified while an offer or purchase process is already running.
CROVES Real Estate supports buyers with a structured property search in Zurich — from defining the search profile and actively approaching the market to reviewing and assessing potential properties and accompanying the purchase process.
Where legal, tax or authorisation questions arise, suitably qualified specialists are involved as required.
Frequently asked questions on the Lex Koller and buying property in Zurich
Can I buy an apartment in Zurich with a B permit?
A B permit alone does not answer this question. Nationality, actual residence and the intended use of the property are equally relevant. Under current law, third-country nationals without a C permit may, subject to the statutory conditions, acquire an owner-occupied primary residence at their lawful and actual place of residence without a Lex Koller authorisation.
Can I buy property in Zurich as an EU/EFTA national?
EU/EFTA nationals with lawful and actual residence in Switzerland are generally not considered persons abroad within the meaning of the Lex Koller and are in principle treated like Swiss nationals when acquiring real estate.
Can I buy property as a third-country national with a C permit?
Third-country nationals with actual residence in Switzerland and a valid C settlement permit are generally not considered persons abroad within the meaning of the Lex Koller.
Can I buy an investment property as a third-country national without a C permit?
The exemption for an owner-occupied primary residence does not create a general entitlement to acquire additional residential or investment properties without authorisation. Whether a specific acquisition is permitted or subject to authorisation must be assessed case by case against the statutory conditions.
Can I buy a property before I move to Switzerland?
That depends on the individual situation. Where the entitlement to acquire rests on using the property as a primary residence at an actual Swiss place of residence, the timing of taking up residence can be decisive. The specific acquisition should therefore be reviewed before the purchase contract is signed.
Who decides whether I need an authorisation?
If the authorisation requirement cannot be excluded outright, the competent cantonal authority must be involved. In the Canton of Zurich, the district councils (Bezirksräte) are responsible.
Current: proposed revision of the Lex Koller
On 15 April 2026 the Federal Council opened the consultation on a tightening of the Lex Koller. The consultation period ended on 15 July 2026.
The proposal covers several areas, including tighter rules for the acquisition of primary residences by third-country nationals, permanent establishment properties, certain holdings in real estate companies and funds, as well as holiday homes and residential units in apart-hotels.
For prospective buyers it is therefore essential to distinguish between the law currently in force and the proposed amendments. For a specific acquisition, the legal position applicable at the time of the transaction is decisive.
Legal notice
This article is for general information only and does not constitute legal or tax advice. The authorisation requirement under the Lex Koller depends, among other things, on nationality, residence, acquisition structure, use and the specific property, and must be assessed case by case. The statutory provisions in force and the assessment of the competent authorities are decisive.
As of August 2026
Official sources
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