Swiss mortgage with a B permit: EU and non-EU rules

Yes, you can usually buy a home and get a mortgage in Switzerland with a B permit. What you are allowed to buy depends on your nationality: EU and EFTA nationals living in Switzerland are treated like Swiss buyers, while non-EU nationals with a B permit can buy the home they live in, but not freely a second home or an investment property. The bank then applies the same affordability rules as for everyone else.

Key points

EU/EFTA nationals living in Switzerland (B or C permit): same rights as Swiss buyers.
Non-EU nationals with a C permit: same rights as Swiss buyers.
Non-EU nationals with a B permit: main residence at your place of residence, lived in by you, not rented out.
Banks: at least 20% equity, theoretical cost below one third of gross income.
Reform: a tightening of the Lex Koller is under discussion (consultation closed in July 2026).

What the law allows, permit by permit

Property purchases by people abroad are governed by the federal law known as the Lex Koller (LFAIE/BewG). The key question is not only your permit but also your nationality and where you actually live.

Your situation	Main home	Second home / rental property
EU/EFTA national, B or C permit, living in Switzerland	Allowed	Allowed, like a Swiss buyer
Non-EU national, C permit	Allowed	Allowed, like a Swiss buyer
Non-EU national, B permit, living in Switzerland	Allowed without authorisation, at your place of residence, if you live in it and do not rent it out	Authorisation required, rarely granted for investment property

For a non-EU B permit holder, the exemption covers one home that you occupy yourself. Renting it out, even partly, is not allowed. If your situation is unusual (a company purchase, a plot of land, a home in a tourist resort), get the answer from the cantonal land registry or a notary before signing.

What the bank looks at

Once you are allowed to buy, the mortgage follows the same rules as for any buyer in Switzerland:

At least 20% equity. At least half of it (10% of the price) must come from your own funds, such as savings, securities or a gift, not from your pension fund.
Affordability. Banks calculate your housing cost with a theoretical interest rate of around 5%, plus amortisation and maintenance. That theoretical cost must stay below one third of your gross household income. Check your own figures with our Swiss mortgage calculator.
Amortisation. The part of the mortgage above two thirds of the property value must be repaid within 15 years, at the latest by retirement.
Purchase costs (transfer tax, notary, land registry) come on top and cannot be financed by the mortgage. See the real costs of buying in Vaud.

With a B permit, some lenders also look at how long you have been in Switzerland and at your employment contract (permanent or fixed-term, probation period). Criteria differ from one lender to another, which is exactly why it pays to compare.

Using your Swiss pension savings

Money from your Swiss pension fund (2nd pillar) can be withdrawn early or pledged to buy the home you live in as your main residence. It can cover part of the equity, but not the first 10%. Withdrawing reduces your future pension and your insurance cover, so it is worth comparing a withdrawal with a pledge before deciding.

The 2026 Lex Koller reform

On 15 April 2026, the Federal Council opened a consultation on a stricter Lex Koller. The draft would require an authorisation again for non-EU nationals who do not have settled status, and those buyers would have to sell within two years if they leave Switzerland. The consultation ran until 15 July 2026. As of November 2026, the rules described above still apply: if you are a non-EU B permit holder planning to buy, follow the status of the reform and get advice on the timing.

From experience: the permit is rarely what blocks a file. Most refusals come from the affordability calculation at 5%, or from equity that relies too much on the pension fund. If a bank says no, read what to do after a refusal.

Frequently asked questions

Can I buy a house in Switzerland with a B permit?

Yes, in most cases. EU and EFTA nationals living in Switzerland buy on the same terms as Swiss citizens. Non-EU nationals with a B permit can buy the home they live in as their main residence, at their place of residence, without an authorisation, as long as they live in it themselves and do not rent it out.

Can a non-EU B permit holder buy a second home or a rental property?

Not freely. Under the Lex Koller, a second home or a buy-to-let property generally requires an authorisation for a non-EU national without a C permit, and authorisations for investment property are very limited. Check with the cantonal authority before signing anything.

Do banks lend to B permit holders?

Yes. Banks apply the same core rules to everyone: at least 20% equity, at least half of it not from your pension fund, and a theoretical cost of the mortgage below one third of your gross income. Some lenders look more closely at the length of your stay and your employment contract, which is why comparing lenders helps.

Is the Lex Koller changing in 2026?

A reform is under discussion. On 15 April 2026 the Federal Council opened a consultation on a draft that would require an authorisation again for non-EU nationals without settled status, and a sale within two years if they leave Switzerland. As of November 2026 it is not in force; check the current status before you buy.

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Sources: Federal Office of Justice, guide to the Lex Koller (French) ; Canton of Vaud, Lex Koller memo (French) ; Federal Council, 15 April 2026: proposed tightening of the Lex Koller (French) ; Federal Office of Justice, Lex Koller revision (French) ; FINMA, mortgage self-regulation (2014).

This article is for information only and is not personalised legal, tax or financial advice. Rules can change: check your situation with a specialist before you commit.