If you are looking for a brand-new chalet or apartment in Gstaad, the options are extremely limited. The Second Homes Act has made new second-home construction effectively impossible in the Saanenland. Understanding why, and what the exceptions are, saves time and prevents disappointment.
The short answer: new builds in Gstaad can only be constructed as primary residences or as "tourist accommodation" with mandatory rental obligations. New second homes cannot be built.
Why New Builds Are Restricted
The Second Homes Act
Since the Act came into force in 2016, municipalities where second homes exceed 20% of the housing stock cannot permit new second-home construction. Saanen is well above this threshold.
This means:
- No new second homes. You cannot build a new chalet or apartment and designate it as a second home.
- No converting primary to second. A newly built primary residence cannot later be redesignated as a second home.
- Existing second homes are grandfathered. Properties that already have second-home status can be sold, renovated, and used as second homes indefinitely.
The Act has created two classes of property in Gstaad: existing second homes (which are permanently tradeable) and everything else (which is restricted).
What Can Be Built
Primary Residences
New construction designated as a primary residence is still permitted. The buyer or owner must live in the property as their main home.
Implications:
- You must be registered as a resident of Saanen
- The property must be your principal place of living (not a holiday home)
- Tax residence follows (you pay taxes in Canton Bern)
- If you leave, the property retains its primary-residence designation for the next owner
For buyers planning to relocate to Gstaad year-round, this is the path to a new build.
Tourist Accommodation (Tourismuswohnung)
A specific category that allows new construction under the condition that the property is available for commercial rental when not in use by the owner:
- Must be commercially managed (through a hotel or management company)
- Available for rental a minimum number of weeks per year
- Subject to ongoing compliance monitoring
- Often located within or attached to hotel developments
This is the "workaround" that some developers use. The result is a property you can use personally but must also make available for rental. It is not the same as owning a private second home.
Conversion and Renovation
Existing buildings can be renovated, reconfigured, and modernised within the building code. This is the primary route to a "new" property in Gstaad: buying an older chalet and comprehensively renovating it to modern standards.
Key rules:
- The existing building volume and footprint generally cannot be significantly increased
- The second-home designation (if existing) is preserved through renovation
- Building permits are required for all significant work
- Heritage-protected buildings have additional constraints
The Current Pipeline
New development in Gstaad is minimal. Occasionally, projects emerge:
- Hotel-linked residences: Apartments within or adjacent to hotel developments, sold as tourist accommodation with management agreements
- Primary-residence developments: Small-scale projects (2-6 units) for permanent residents
- Conversion projects: Existing buildings (former hotels, commercial properties) converted to residential use
These projects sell quickly and often before public marketing. Access is typically through local networks and off-market channels.
The Chalet Bonheur Precedent
The most discussed development case in recent Gstaad history is Chalet Bonheur in Oberbort. The project faced legal challenges relating to its compatibility with the neighbourhood's character and the building code. The case illustrates:
- How seriously the community and courts take architectural preservation
- The complexity of navigating Saanen's building regulations
- The potential for neighbour objections to delay or block development
- Why new construction in Gstaad is not simply a matter of money and permits
Buying Off-Plan
If you find a new-build opportunity:
What to Check
- Designation: Is it primary residence, second home (only possible for existing grandfathered units being redeveloped), or tourist accommodation?
- Rental obligations: If tourist accommodation, what are the exact rental requirements? Who manages? What are the costs?
- Developer track record: Has the developer completed similar projects in the Saanenland?
- Building code compliance: Has the project received full building permits?
- Completion guarantee: What security exists if the developer fails to complete? Swiss law provides protections (Bauhandwerkerpfandrecht) but verify the specifics.
- Timeline: Realistic completion date, including the permit process
Pricing
New builds in Gstaad command a premium over equivalent renovated properties:
- Primary residence apartments: CHF 20,000-35,000/m²
- Hotel-linked residences: CHF 25,000-45,000/m²
- Premium new-build chalets: CHF 35,000-50,000+/m²
The premium reflects turnkey condition, modern building standards, and the scarcity value of new construction.
Alternative Strategies
If a new build is not available or not suitable:
Buy and Renovate
Purchase an existing property with second-home status and renovate comprehensively. You get a modernised property with the flexibility of an unrestricted second-home designation. This is the most common path.
Buy Finished
Purchase a recently renovated property from the resale market. These command premium prices but are available immediately without the risk and timeline of a renovation project.
Look Outside Gstaad Village
Satellite villages (Schönried, Lauenen, Saanen) occasionally have new primary-residence projects at lower prices.
Frequently Asked Questions
Can I build a new chalet in Gstaad? Only as a primary residence (you must live in it year-round) or as tourist accommodation (with rental obligations). New second homes cannot be built.
What if I buy a primary residence but only use it as a holiday home? This violates the designation. The municipality monitors compliance and can take enforcement action.
Are there any new-build apartments available now? Availability is extremely limited and changes frequently. Contact us for current options.
Is it better to renovate or buy new? Renovating an existing second home gives you more flexibility (no primary residence or rental obligations). A new build gives you modern construction. The choice depends on whether designation flexibility or building quality matters more.
How long does a new-build project take? From land acquisition to completion, typically 3-5 years including the permit process. For a purchase from a developer, the construction phase is typically 18-30 months.
For a confidential conversation about your search or sale, contact The Gstaad Collection.