Buying a home in Ticino

Buying a home in Ticino involves several considerations, given the region’s unique context. Ticino is the southernmost canton of Switzerland, with a culture and atmosphere influenced by both Swiss and Italian traditions.

For those looking to take the important step of purchasing a property, it is essential to understand the various possibilities, procedures, and implications, in accordance with local laws and regulations.

Below are three key considerations for anyone planning to invest in real estate in the region.

Swiss citizens, EU/EFTA citizens with a B permit (residence) and C permit (settlement) generally face no restrictions and can purchase any type of property. The following outlines the steps involved in the purchase process:

  • Identifying the property of interest;
  • Preliminary assessments, including tax considerations;
  • Negotiation and agreement on the price with the seller;
  • Arranging bank financing, if necessary;
  • Notarial deed;
  • Post-purchase activities (e.g., tax obligations)

Non-EU/EFTA foreigners without a permit

  • If you do not hold a B or C permit, purchasing a secondary or holiday home remains the only option to consider;
  • Property acquisition is subject to the LAFE law, which regulates the purchase of real estate in Switzerland by foreigners and requires prior approval from cantonal authorities;
  • It is advisable to seek the support of a local lawyer experienced in navigating the LAFE approval process, which can take several months to complete;
  • LAFE approval is usually granted for the purchase of holiday homes in designated tourist areas, with specific size requirements (maximum 200 m² net living area and plot not exceeding 1,000 m²). Properties in other locations are subject to strict approval, often granted only to residents;
  • It is typically not allowed to resell the property within 5 years or sublet it commercially year-round;
  • Owners must reside in the property for a minimum and maximum period during the year.

Non-EU/EFTA foreigners

For foreigners from countries outside the EU/EFTA, purchasing a property in Ticino requires a more complex process and careful attention to local laws and regulations.

There are two options:

  • Applying for a B permit to purchase a primary residence. Third-country nationals (non-EU/EFTA) must submit the entry authorization application and wait abroad for the decision. It is advisable to rely on a trusted fiduciary;
  • Purchasing a secondary residence: the acquisition is subject to the LAFE law (see “Non-EU/EFTA foreigners without a permit”).

Notary and registration fees are usually around 2% of the property value and are typically borne by the buyer. Real estate agency fees, on the other hand, i.e., the commission, are normally paid by the seller.