Buying a Ski Apartment in Valais – 2025 Guide
- Aug 16
- 4 min read
1. Why Valais Is One of Switzerland’s Strongest Property Markets
Valais consistently ranks among the Swiss cantons with the largest number of apartments for sale, particularly in its mountain resort areas. It’s not hard to see why. With some valleys enjoying more than 300 sunny days a year, world-famous ski resorts, and a strong tourism economy, this canton offers something for almost every buyer — from luxury penthouses in Zermatt to affordable holiday flats in smaller Alpine villages.
Whether you’re buying for personal use, as a retirement retreat, or for rental income, Valais combines lifestyle appeal with investment potential. The region attracts Swiss families, retirees, and international buyers alike.
2. The Valais Property Market in 2025
Current market snapshot (August 2025):
Prime ski resorts (Zermatt, Verbier): CHF 18,000–25,000+ per m² (luxury assets higher).
Mid-range resorts (Crans-Montana, Saas-Fee): CHF 10,500–13,000 per m².
Valley towns (Sion, Brig, Martigny): CHF 5,000–7,000 per m².
One reason for the market’s strength is its diversity. Buyers can choose between high-yield rental properties in busy resorts or quieter locations with lower entry prices. While prime ski resorts have held or increased their value, some valley areas still offer room for appreciation.
3. Key Areas to Consider
Zermatt
Profile: Car-free, year-round tourism, unmatched Matterhorn views.
Who buys here: Luxury investors, long-term holiday homeowners.
Why it’s special: International appeal means strong rental occupancy in both summer and winter.
Verbier
Profile: High-end ski destination, part of the 410 km 4 Vallées ski area.
Who buys here: Wealthy buyers seeking prestige and active nightlife.
Why it’s special: Consistently high demand for rental chalets and apartments.
Crans-Montana
Profile: Sunny plateau, renowned for golf tournaments and winter sports.
Who buys here: Buyers looking for a mix of seasonal activities.
Why it’s special: Strong infrastructure and family-friendly environment.
Sion
Profile: The capital of Valais, well-connected by train and motorway.
Who buys here: Commuters, retirees, and budget-conscious buyers.
Why it’s special: Lower prices, growing economy, close to ski resorts.
Smaller Villages (Veysonnaz, Nendaz, Grimentz)
Profile: Authentic Alpine charm, part of larger ski networks.
Who buys here: Buyers seeking affordability and charm.
Why it’s special: Lower purchase prices with access to world-class skiing.
4. Legal and Practical Points for Buyers
Before falling in love with a mountain-view balcony, understand the legal framework.
Lex Koller (Foreign Buyer Rules)Non-residents can purchase a holiday home in approved tourist communes, but there are restrictions:
Living space generally capped at ~200 m² (sometimes 250 m² for houses).
Land plot usually capped at ~1,000 m².
Only one property per non-resident family.
Must be in an authorised tourist area and subject to cantonal quota permits.
Lex Weber (Second Homes Act)
In communes where second homes exceed 20%, new-build second homes are prohibited. This means foreigners must focus on existing stock or qualifying serviced/hotel-apartment models.
Other key points:
Transfer/transaction costs (Valais): 1.0–1.5% cantonal transfer tax + municipal surcharge (often up to +50% of the cantonal tax), ~0.2% land registry, and ~0.5–0.7% notary. Budget ~1.7–2.4%+ total depending on commune.
Annual property tax: ~1‰ of the property’s taxable value (e.g., CHF 500/year on a CHF 500,000 taxable value).
Capital gains tax: Progressive, high if sold within first years; drops significantly after ~25 years.
Condominium rules (PPE): Can limit short-term rentals, renovations, or alterations.
Also check if the property is on Baurecht (leasehold) land, as this involves paying annual ground rent.
5. Financing Your Purchase
Swiss mortgages are attractive but conservative.
Residents: Up to 80% LTV for primary homes.
Vacation/second homes: Many lenders require ~40% equity (LTV ~60%); non-residents can face tighter terms.
Interest rates (Aug 2025): 7–10 year fixed rates are around 1.3–1.8%, depending on profile and lender.
Affordability rule: Banks still assess using a notional 5% interest rate to ensure long-term stability.
Valais offers better value per square metre than Geneva, Vaud, or Zurich, making financing easier to manage.
For tailored financing options, compare offers on Comparis or work with a specialist Swiss mortgage broker familiar with resort purchases.
6. Rental and Yield Opportunities
Peak ski-season rents can be impressive — CHF 2,000–5,000+ per week in prime resorts. Summer also attracts hikers, cyclists, and festival-goers, extending the rental season.
Two common strategies:
Short-term holiday lets: Higher yields, more management effort.
Long-term seasonal rentals: Lower yields, less turnover and maintenance.
Note: Holiday homes bought under Lex Koller may be let short-term/seasonally but not year-round — many communes interpret this as up to ~6 months/year. Confirm rules with your notary and PPE.
7. Lifestyle and Year-Round Attractions
Valais isn’t just about skiing. Buyers often choose it for the all-year lifestyle:
Skiing in winter, hiking and mountain biking in summer.
Wine tours in the Rhône Valley — the canton produces about a third of Switzerland’s wine.
Thermal baths in Leukerbad.
Festivals, markets, and gourmet dining in towns like Sion and Brig.
Easy weekend trips to Italy or France.
8. Tips for a Smooth Purchase
Visit in low season to understand year-round living conditions.
Check heating systems — winters can be harsh.
Ask about accessibility in heavy snow.
Look for properties with extra storage for skis, bikes, and seasonal gear.
Work with an experienced notary who understands Lex Koller and Lex Weber rules.
In car-free resorts like Zermatt or Saas-Fee, plan for parking and luggage logistics.
Why 2025 Is a Strong Year to Buy in Valais
Tourism has fully recovered from the pandemic and is now breaking records — Swiss hotel overnight stays reached an all-time high of 42.8 million in 2024 (+2.6% YoY), and 2025 mid-year figures remain strong. Mortgage rates have fallen since the SNB cut its policy rate to 0% in June 2025, and the canton still offers a wide range of price points.
With infrastructure investments, a stable economy, and growing global interest in Alpine living, Valais is well-positioned for steady long-term value. For buyers, it’s a chance to combine lifestyle dreams with a sound investment — whether that means a ski-in/ski-out apartment in Verbier or a quiet mountain-view retreat in Nendaz.
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