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Hotel studios and hotel suites are considered condominium ownership (Stockwerkeigentum) in Switzerland.
With the purchase, you acquire the condominium ownership of your unit as well as the associated communal shares, as defined in the regulations of the condominium owners’ association. These shares include all jointly used building parts and areas that are necessary for the operation and value preservation of the entire hotel complex.
Your interests as an owner are represented by the spokesperson of the condominium owners’ association, who coordinates all organisational and administrative matters together with the administrator and a representative of the owners’ association – in close coordination with Dorint Hotels & Resorts as the operator.
Your unit remains an integral part of the hotel complex and is fully rented out, managed and maintained by Dorint. On this basis, you benefit from a fixed, guaranteed lease over the coming years.
Each square metre of your future hotel studio or hotel suite participates in the profit generated by the Dorint Hotel Saas-Fee. Your return is calculated proportionally to the size of your unit in relation to the entire hotel complex – guaranteed under the Dorint lease and without any additional operating or ancillary costs for you.
As an owner, you additionally enjoy up to six weeks of personal usage per year, while your unit is professionally rented out during the rest of the year. In this way, you combine a legally secure, sustainable and high-yield real estate investment with first-class holiday comfort – transparent, managed and completely straightforward.
Yes, foreign investors are allowed to purchase property in Switzerland – however, under certain legal conditions. The legal basis for this is provided by the federal laws Lex Koller and Lex Weber, which regulate the purchase and use of real estate by persons without Swiss residence.
For tourist regions such as Saas-Fee, simplified regulations apply: here, foreign buyers may acquire holiday properties or hotel studios for tourist use. These units may not be used as a primary residence, but are professionally operated and rented – for example, within a hotel concept such as Dom 4545, operated by Dorint Hotels & Resorts.
This gives foreign investors a legally secure opportunity to invest in the Swiss hotel sector while benefiting from stable returns and exclusive personal usage rights.
The two federal laws Lex Koller and Lex Weber regulate the acquisition and use of real estate by persons without Swiss residence.
The Lex Koller stipulates that foreign buyers in Switzerland may only acquire certain types of properties – including those intended for tourist use. A cantonal permit is required.
Only in the case of holiday apartments are the plot size and living area restricted, and the municipality of Saas-Fee, as a designated tourist zone, may set quotas for purchases by foreign nationals. These restrictions do not apply to hotel suites.
Lex Weber, on the other hand, restricts the construction of new second homes in municipalities where more than 20% of the housing stock already consists of second homes.
Saas-Fee is one of the places where professionally managed hotel studios or hotel suites such as in Dom 4545, operated by Dorint Hotels & Resorts, are permitted – because they are professionally rented and therefore actively contribute to tourist use.
For investors, this means: you can invest in Saas-Fee in a legally compliant and high-yield manner without violating the Swiss second home regulations.
In the canton of Valais, to which Saas-Fee belongs, the acquisition of property is particularly attractive for foreign investors: here, persons without Swiss residence may purchase tourist units such as hotel studios or hotel suites, provided that they are professionally managed and rented.
In tourist municipalities such as Saas-Fee, the purchase of such managed hotel properties is explicitly permitted – they contribute to the promotion of local tourism and fulfil all legal requirements.
The canton of Valais is one of the most attractive regions in Switzerland for foreign investors. It grants a large share of the national permits under Lex Koller each year for the acquisition of holiday and tourism properties.
In tourist municipalities such as Saas-Fee, the purchase of hotel studios and hotel suites for tourist use is explicitly permitted. Foreign investors may acquire these units, which are then professionally managed and rented. This creates a legally secure and high-yield investment opportunity in the Swiss Alpine region.
Yes. Since hotel suites / hotel studios are classified as commercial properties, foreign buyers may acquire multiple units – regardless of whether they already own a holiday apartment in Switzerland. The restriction to a single property applies only to traditional holiday apartments, not to hotel suites.
No. For commercial properties such as hotel suites, there are no legal restrictions on resale. The resale holding periods applicable in the Canton of Valais apply exclusively to traditional holiday apartments, not to hotel-operated units such as those in Dom 4545. A resale is therefore possible at any time.
There may be differences in the purchase process of a property in Switzerland from case to case, depending on whether you are buying a new-build property, where exactly you are buying, and what nationality you have. However, the process remains largely the same.
The process begins with submitting an offer. This offer is prepared by an estate agent, who will advise you on a reasonable starting point. It is common for buyers and sellers to negotiate for some time when it comes to property in the Swiss Alps. Some sellers prove to be more open and flexible than others.
Once the price has been agreed, you may be asked to sign a reservation agreement. For off-plan projects, regardless of whether new construction or renovation, you will always be asked to sign a reservation agreement and make a small deposit. As a matter of courtesy, this is also becoming increasingly common for resale properties. The developer or seller will countersign the agreement and the property will not be marketed to other potential buyers for a certain period while you prepare your mortgage application and begin the purchase process.
If you intend to take out a mortgage, we recommend initiating the assessment early. Swiss banks can offer financing depending on the buyer profile and the type of property. For hotel suites, the loan-to-value ratio is evaluated on a case-by-case basis and may vary from one bank to another.
Since local banks and advisors are very familiar with property markets in ski destinations such as Saas-Fee, it is advisable to request a non-binding preliminary assessment from a Swiss bank. Upon request, Dom4545 can facilitate contact with a major Swiss bank that is reviewing financing options for this project.
Once you have received a mortgage offer, a notary will be appointed to manage the sale on behalf of both buyer and seller. Usually the notary is appointed by the agency or the cooperating agencies that handled the sale. Notaries act impartially in the interests of both parties and charge according to fixed fees, which is why it makes sense to opt for the recommended notary. Estate agents recommend notaries who have proven to be most successful for their buyers in the past.
For the acquisition of a hotel suite in Dom4545, no Lex Koller purchase permit is required, as it qualifies as a commercial property (business premises). The notary collects the standard purchase documentation, and the contract can be notarised directly. The purchase agreement is then submitted to the Land Registry Office to obtain a confirmation decision stating that the unit qualifies as business premises within the meaning of Art. 2 para. 2 lit. a BewG. This principle decision already exists for the present project; however, an individual confirmation is issued for each buyer – a purely formal step that typically takes 1–3 weeks.
Importantly, buyers may already own other real estate in Switzerland; this does not present any restriction. A purchase permit is required only for buyers of classic holiday apartments, not for purchasers of hotel suites. If you are resident in Switzerland and hold a Swiss passport or a B/C residence permit, this step is also omitted, further accelerating the process.
Once the purchase agreement has been signed, it is submitted to the Land Registry Inspectorate to obtain the confirmation decision (“Feststellungsentscheid”) confirming the status as business premises. As soon as this decision becomes legally binding, the contract is forwarded to the Land Registry for entry into the land register.
With the entry in the land register, the purchase is then formally completed.
In total, the entire process – from reservation to land register entry – takes approximately 2 to 4 months. The procedure is clearly structured, fully accompanied by a notary and uncomplicated for international buyers.
Please note that for these managed hotel properties, no individual modifications or special requests are provided. All units are realised according to the quality standards and design specifications of Dorint Hotels & Resorts – for a consistent, professional and high-performing hotel operation.
The buyer is responsible for all ancillary purchase costs; the seller does not pay anything. When you later sell your property, you also do not pay any notary fees. Switzerland – and especially the canton of Valais – is among the regions with very moderate acquisition costs compared to other European countries.
Total ancillary purchase costs include notary fees, land registry fees, as well as cantonal and municipal taxes, and typically amount to between 2.5% and 3.5% of the purchase price in Valais. These fees are levied by local authorities and the notary based on clearly defined, legally prescribed tariff scales and depend, among other factors, on the purchase price, any mortgage, and the chosen ownership structure (e.g., condominium ownership).
This makes the canton of Valais one of the most cost-efficient real estate locations in Switzerland – an additional advantage for an investment such as Dom4545, operated by Dorint Hotels & Resorts.
Notary fees and buyer taxes are determined at cantonal level in Switzerland. They depend on factors such as purchase price, mortgage and property value and are calculated according to an official fee scale.
Before signing the contract, the notary prepares a transparent cost breakdown so that buyers always have full cost certainty.
For new-build properties, a statutory construction warranty applies in Switzerland: 5 years for visible defects and 10 years for hidden defects.
For existing or resale properties, there are usually no warranties.
No. In Switzerland, the entire purchase process is handled by an officially appointed notary who acts neutrally for both buyer and seller.
All payments – including the deposit – are made securely via the notary’s escrow account. Therefore, an additional lawyer is not required.
Only in exceptional cases. The permit is generally considered a formality and is usually granted within a few weeks. A rejection typically occurs only if the property does not meet the tourism-related requirements or if the legal conditions for the acquisition are not fulfilled.
In the case of a sale to a foreign buyer, the notary transfers the sale proceeds after registration in the land register, which usually takes a few weeks.
The notary temporarily withholds 5% of the sale price in order to settle any outstanding taxes.
When purchasing a unit under construction or in planning, an initial down payment is made (approx. CHF 50,000).
With construction progress, payments are made in stages – usually 10% upon signing the contract, and further payments upon completion of the foundation and roof.
The remaining balance is paid upon handover of the keys.
If financing is arranged through a bank, the bank usually takes over all further progress payments directly after the initial down payment.
Swiss banks generally finance up to 70% of the purchase price.
The loan term is typically 25 years, and the loans are secured by the property.
Please note: citizens of the USA and certain other countries often require additional documentation for Swiss financing – we will be happy to advise you individually.
The purchase price must be paid in Swiss francs (CHF).
For international transfers, the use of a foreign exchange broker is recommended, as they often offer better exchange rates than banks and, if required, can hedge forward transactions – minimising currency risks.
With your investment in Dom 4545 – operated by Dorint Hotels & Resorts, your unit is leased to Dorint under a guaranteed long-term contract. Dorint operates, manages and leases the hotel centrally and covers the full operating and administrative responsibilities.
As an owner, you participate in 50% of the net profit generated by the hotel*, calculated proportionally to the size of your unit. At the same time, no operating or ancillary costs arise for you as the owner – Dorint assumes all costs related to operation, maintenance, administration and vacancies.
This creates a secure and transparent investment model with predictable income and professional hotel management – combined with up to six weeks of personal use per year in your own unit.
*The profit distribution is based on the hotel’s operating model and is calculated proportionally to the unit size in relation to the entire hotel complex. The full calculation model can be provided upon request.
Rental income is subject to an income tax of around 20% on the actual net income (after deduction of mortgage interest and expenses).
Thanks to existing double taxation agreements, international investors do not pay tax twice – the income is recorded in Switzerland and can be credited in the investor’s home country.
In managed hotel projects, rental is part of the overall concept, as the property is integrated into the hotel operation.
Owners generally enjoy several weeks of personal use per year, while the hotel suite or hotel studio is professionally rented during the rest of the year.
This structure ensures high occupancy, regular income and complies with the requirements of Lex Weber regarding tourist use. A small portion of the units has the right, after 25 years, to no longer be used for tourism purposes.
Your agent will be happy to assist you and inform you about which units this applies to.
Yes. Swiss real estate is considered particularly stable in value – especially in established tourism regions such as Saas-Fee.
Since the construction of second homes is strictly limited, the supply remains permanently scarce, which ensures long-term stable or rising values.
An additional advantage for international investors is the strong Swiss franc, which is one of the safest currencies in the world.
When selling a property, a capital gains tax on the increase in value is levied in the respective canton.
In the canton of Valais, the rate is initially up to 30% (if sold within one year), but decreases with each year of ownership – after 10 years to around 9%, after 25 years to around 1%.
The following may be deducted:
Double taxation agreements with most countries ensure that you do not pay the same tax again abroad.
For security, a codicil (amendment to your will) or a separate Swiss will with a notary is recommended.
Inheritance tax is regulated at cantonal level and is very low in Switzerland compared to other countries.
In the canton of Valais, where Saas-Fee is located, no inheritance tax is levied in the direct family line (e.g. between parents and children).
This allows property to be inherited easily – particularly advantageous when registered to several family members.
As a rule, foreign buyers must acquire property in Switzerland in their own name.
For tourism resorts such as Saas-Fee, the purchase is made personally, but it can be divided between several owners – for example within a family.
This structure is ideal for estate planning or joint investments, as several people (e.g. children or spouses) can be directly entered into the ownership.
Owning a property in Switzerland does not automatically entitle you to a longer stay.
For citizens of Schengen states (EU/EFTA): you may stay in Switzerland visa-free for up to 90 days within 180 days.
Citizens of the United Kingdom and Northern Ireland may also enter visa-free for up to 90 days for tourist purposes since Brexit.
For other countries (“third states”), visa requirements depend on nationality. A current overview can be found on the official pages of the State Secretariat for Migration (SEM).
No. Owning property alone does not grant an automatic right of residence.
Anyone wishing to stay in Switzerland for longer than 90 days or work there requires a cantonal residence permit. This is issued by the local migration authorities.
There are several types of permits:
For EU/EFTA citizens, the path to residence is comparatively straightforward.
A B permit allows residence, while the work permit additionally allows employment.
Non-EU citizens may apply for a residence or work permit if they either have an employment contract with a Swiss company or establish their own business that creates jobs and generates an income of at least CHF 50,000 per year.
With a residence permit, you may also acquire properties that are otherwise not accessible to foreign buyers.
Yes, under certain conditions this is possible.
Persons aged 50 and over may obtain a B permit for pensioners if they:
This tax regime is called “taxe à forfait” – a flat-rate five-year agreement negotiated individually with the local tax office.
For EU/EFTA citizens: the residence permit is valid for five years and is automatically renewed if the requirements continue to be met.
For non-EU citizens, the authority decides on a case-by-case basis.
Generally required are:
In Switzerland, there is no uniform law for calculating floor space. Therefore, the methods vary depending on the canton.
In the canton of Valais (e.g. in Saas-Fee), the gross floor area (BGF) is usually used. It includes all rooms as well as the areas of load-bearing and non-load-bearing walls and facades.
These differences explain why square metre figures in Swiss property listings may vary slightly. It is therefore always important to check which calculation method is used in the official project documents.
For further details on the construction, specifications, and execution of the project, please refer to the Construction Description. All relevant technical and project-related information is clearly summarized there.
Dom 4545 is operated in cooperation with Dorint Hotels & Resorts.
Dorint is responsible for the professional hotel operation and the overall operational management of the project.
Yes. Owners may use the hotel facilities in accordance with the standard hotel operating rules applicable to guests and owners.
Yes.
Owners may use their own hotel studio or hotel suite for up to 6 weeks per year.
There are no fixed periods for the 6 weeks of personal use. The exact scheduling is coordinated directly with the hotel.
As multiple hotel studios are available, appropriate usage contingents are also reserved for owners during peak season.
No. Additional or free use of other hotel rooms or units beyond the owner’s own property is not provided for, as this would not be feasible from a contractual and operational perspective.
Investors do not bear any operational costs throughout the year, such as operating, service, renovation, or maintenance expenses. The entire hotel operation is assumed by the operator.
Dorint assumes full responsibility for operations, management, and ongoing maintenance of the property, actively contributing to the long-term value stability of the asset in coordination with the owners’ association.
Marketing, organisation, and operational management are centrally handled by the hotel operator. Investors are fully relieved of any administrative or operational effort.
The selected lease structure provides transparency, stability, and a clearly defined allocation of roles between ownership and hotel operations.
Looking for a second home in Saas-Fee?
Take a look at our project Residence du Glacier in Saas-Fee – high-quality residential ownership in a prime alpine location.
