Summary
On April 15, 2026, the Federal Department of Justice and Police is opening a consultation on amending the Federal Act on the Acquisition of Real Estate by Foreigners (Lex Koller). The proposal implements tightenings that the Federal Council decided on after the rejection of the popular initiative "No 10-million Switzerland". At the same time, Motion Schmid 22.4413 is being realized, which entitles foreign-controlled hotels to acquire and build personnel apartments. The consultation period ends on July 15, 2026.
Persons
- Federal Council (collective decision-making body)
Topics
- Acquisition of real estate by foreigners
- Lex Koller
- Residential real estate
- Sustainability initiative
- Personnel apartments
Clarus Lead
The proposal combines two political signals: a more restrictive line towards foreign real estate buyers on the one hand, and a targeted liberalization for the hotel industry on the other. In doing so, the Federal Council is reacting to the failed popular initiative and at the same time addressing the shortage of skilled workers in the hospitality industry through facilitated personnel apartments. The three-month consultation will show whether the cantons and interest groups support this dual strategy or whether there are resistances to the liberalizations.
Detailed Summary
The legislative amendment concretizes several tightenings of the Lex Koller that the Federal Council decided on as a reaction to the popular initiative "No 10-million Switzerland (Sustainability Initiative)". Affected are the acquisition of business premises, main residences by third-country nationals, shares in listed residential real estate companies, as well as regularly traded shares of real estate funds and real estate SICAVs. Holiday apartments and residential units in aparthotels are also subject to the new regulations.
In parallel, the proposal implements Motion Schmid 22.4413, which creates an exception for foreign-controlled hotels. In the future, they will be allowed to acquire and construct personnel apartments - a targeted deregulation to alleviate the shortage of skilled workers in the tourism industry. The combination of restrictions and exceptions reflects the tension between the pressure of popular initiatives and the economic interests of specific sectors.
Key Statements
- The Federal Council is implementing tightenings of the Lex Koller that were decided after the rejection of the Sustainability Initiative
- Foreign buyers face more restrictive conditions when acquiring residential real estate and real estate funds
- Foreign-controlled hotels receive a special permit to build and acquire personnel apartments
Critical Questions
Data quality: On what studies or statistics is the assumption based that personnel apartments for hotels will actually alleviate the shortage of skilled workers? Are impact assessments planned?
Conflicts of interest: To what extent has the hotel industry (Swiss Hotel Association, Gastrosuisse) lobbied for the exception rule for personnel apartments, and how transparent is this influence documented?
Causality: Is it proven that the more restrictive Lex Koller actually contributes to limiting the population size, or are other factors (migration, birth rate) decisive?
Feasibility: How will the cantons practically handle the definition of "foreign-controlled hotels", and will there be enforcement gaps between federal requirements and cantonal practice?
Side effects: Could the special regulation for hotels lead to circumvention structures (e.g., reclassification of apartments as "personnel apartments")?
Alternative hypotheses: Would a general relaxation of the Lex Koller for all sectors be economically more efficient than this patchwork solution?
Bibliography
Primary source: Federal Department of Justice and Police (FDJP) - Lex Koller Consultation Launch - https://fedlex.data.admin.ch/eli/dl/proj/2025/58/cons_1
Verification status: ✓ April 15, 2026
This text was created with the support of an AI model. Editorial responsibility: clarus.news | Fact-checking: April 15, 2026