International Buyers
Acquiring Property in St. Moritz
A complete advisory service for international clients navigating Swiss property acquisition.
Swiss Property Law
Understanding the Framework
Switzerland's Lex Koller legislation governs the acquisition of residential property by non-resident foreign nationals. Enacted to limit foreign ownership of Swiss real estate, the law requires non-EU/EFTA buyers to obtain a cantonal permit before completing any purchase.
St. Moritz, as a designated tourist municipality within the Canton of Graubünden, benefits from specific provisions that make acquisition possible for international buyers — subject to annual cantonal quotas, property type restrictions, and ongoing usage obligations.
We work alongside leading Swiss legal and tax advisors to guide each client through the full acquisition process.
Who Requires a Permit
Non-resident foreign nationals from outside the EU/EFTA area require a cantonal permit to purchase residential property in Switzerland. EU/EFTA citizens resident in Switzerland are generally exempt. Each case depends on nationality, residency status, and the nature of the property.
Tourist Municipality Provisions
St. Moritz is designated as a tourist municipality, which means a limited number of permits are available annually for non-resident foreign buyers. These permits are allocated by the Canton of Graubünden and are subject to strict quotas — making early engagement with the process essential.
Usage Restrictions
Properties acquired under Lex Koller permits are typically restricted to personal use as a holiday residence. They may not be used as a primary residence, and rental income generation is subject to specific limitations. Resale is also governed by the original permit conditions.
Size Limitations
Residential properties acquired under Lex Koller are generally subject to a maximum usable floor area of 200 m². Exceptions exist for certain property types and historical acquisitions. Our advisory team assesses each property against current cantonal guidelines.
Our Services
Full-Spectrum Advisory
01
Lex Koller Navigation
We assess your eligibility, identify suitable properties within the permit framework, and coordinate the cantonal application process with our legal partners. We manage the timeline to align permit approval with your acquisition schedule.
02
Swiss Mortgage & Financing
Swiss banks offer mortgage financing to international buyers, typically at loan-to-value ratios of 50–65% for non-residents. We introduce clients to private banking relationships at leading Swiss institutions and assist in structuring financing to optimise both cost and flexibility.
03
Tax Considerations
Property ownership in Switzerland carries cantonal and federal tax implications: wealth tax on the property value, imputed rental income tax, and capital gains tax on disposal. We work with specialist Swiss tax advisors to model the full tax position before acquisition.
04
Ownership Structures
Direct personal ownership, Swiss company structures, and certain trust arrangements each carry different implications under Lex Koller, Swiss tax law, and the laws of your home jurisdiction. We advise on the most appropriate structure for your circumstances in conjunction with your own advisors.
05
Property Search & Due Diligence
We maintain access to properties that rarely appear on the open market. Our search process is confidential and tailored to your requirements. We conduct full due diligence on title, planning, building condition, and any encumbrances before presenting a property for consideration.
06
Transaction Management
From initial offer through to notarial completion, we coordinate all parties — legal counsel, notary, bank, and cantonal authorities — to ensure a smooth and discreet transaction. We remain available throughout the post-completion period for property management introductions and ongoing advisory.
The Acquisition Process
Step by Step
Initial Consultation
A confidential conversation to understand your requirements, timeline, and budget. We assess your Lex Koller eligibility and outline the acquisition framework.
Property Search
We present a curated selection of properties matching your criteria, including off-market mandates not available through other channels.
Due Diligence
Full legal, structural, and financial due diligence on your chosen property. We coordinate specialist advisors and present a comprehensive report.
Permit Application
We prepare and submit the Lex Koller permit application to the Canton of Graubünden, managing the process through to approval.
Financing
Introduction to Swiss private banking relationships and coordination of mortgage documentation, valuations, and drawdown conditions.
Notarial Completion
Coordination of the notarial deed of sale, land registry registration, and transfer of funds. Keys handed over on completion.
Common Questions
Frequently Asked
Can I buy property in St. Moritz as a non-Swiss national?
Yes, subject to Lex Koller permit approval. St. Moritz is a designated tourist municipality, which means permits are available for non-resident foreign buyers within annual cantonal quotas. EU/EFTA nationals resident in Switzerland are generally exempt from the permit requirement.
How long does the acquisition process take?
A typical acquisition takes between three and six months from initial search to notarial completion. The Lex Koller permit application adds approximately six to ten weeks to the timeline. We manage the process to minimise delays.
Can I rent out my property when I am not using it?
Properties acquired under Lex Koller permits are subject to restrictions on rental income generation. Short-term holiday rental is generally permitted within limits; longer-term rental arrangements require specific cantonal approval. We advise on the applicable restrictions for each property.
What financing is available to international buyers?
Swiss banks offer mortgage financing to non-resident international buyers, typically at 50–65% loan-to-value. Interest rates are generally favourable by international standards. We introduce clients to private banking relationships at leading Swiss institutions.
Are there ongoing tax obligations?
Yes. Swiss property ownership carries annual wealth tax (on the property value), imputed rental income tax (a notional income attributed to owner-occupied property), and capital gains tax on disposal. The rates vary by canton. We work with specialist Swiss tax advisors to model the full position.
Begin the Process
Speak with Our Advisory Team
We work with a select number of international clients at any one time. If you are considering acquiring property in St. Moritz, we welcome a confidential conversation.
