The Gstaad CollectionGstaad · Switzerland
Journal · Building & Architecture

Saanen Building Regulations: Why Gstaad Looks the Way It Does

How Saanen's building regulations protect Gstaad's character: the timber requirement, height limits, volume controls, and why these rules support property values.

Walk through Gstaad and you see timber. Everywhere. Dark aged facades, honey-coloured new builds, carved balconies, wide roof overhangs. No concrete tower blocks. No glass curtain walls. No rendered apartment buildings.

This is not an accident of taste. It is the result of building regulations that Saanen municipality has enforced since the 1950s. These rules are the reason Gstaad looks the way it does, and they are a significant part of why property here holds its value.

The Core Rules

1. Timber Construction

The most important rule. All visible facades must be clad in timber. This applies to:

The timber must be of appropriate species (typically spruce or fir), quality, and finish. Machine-milled and hand-finished timber are both acceptable, but the visual result must be consistent with the village character.

Exceptions are rare and limited to specific situations (commercial buildings in certain zones, agricultural structures).

2. Roof Form

Gabled roofs are required. The code specifies:

The gabled roof is the visual signature of the Bernese Oberland. The code ensures it remains dominant.

3. Height and Volume

Each zoning category sets maximum limits:

These limits prevent oversized buildings from dominating the village landscape. In practice, they mean that even wealthy buyers cannot build disproportionately large structures.

4. Setbacks and Spacing

Minimum distances between buildings and from property boundaries:

These rules preserve the open spaces and garden areas between buildings that contribute to Gstaad's village character.

5. Integration

New buildings and renovations must be compatible with the existing built environment. This is assessed qualitatively by the building department and considers:

This is the most subjective element of the code and the area where pre-consultation with the municipality is most valuable.

The History

Why the 1950s?

The building code was introduced in the 1950s as Gstaad was transitioning from a farming village to a resort destination. The municipality recognised that uncontrolled development would destroy the very character that attracted visitors and residents.

At the time, other Swiss alpine resorts were experiencing rapid development with concrete apartment blocks and modern hotels that obliterated traditional village character. Saanen chose a different path.

The decision was controversial initially. It added cost, limited development options, and required enforcement against property owners who wanted to build differently. But it has been vindicated: Gstaad's architectural coherence is now one of its greatest assets.

How the Code Has Evolved

The code is not frozen in the 1950s. It has been updated to accommodate:

The principle remains constant: the visible built environment must maintain the timber-chalet character. What happens underground or behind the facade has more flexibility.

How the Code Affects Property Values

Positive Effects

  1. Character preservation. The code prevents the visual degradation that has reduced appeal in other resorts. Gstaad looks like Gstaad because of the code.
  2. Scarcity reinforcement. Building restrictions limit supply, which supports prices. Combined with the Second Homes Act, the code creates a double constraint.
  3. Quality floor. Timber construction requires skilled craftsmanship, which sets a minimum quality standard. There are no cheap builds in Gstaad.
  4. Brand value. The visual consistency is part of the Gstaad brand. The Palace Hotel, the Promenade, Oberbort: they all exist within a coherent architectural context.

Costs

  1. Higher construction costs. Timber construction is more expensive than concrete. Renovation costs in Gstaad are significantly above lowland equivalents.
  2. Limited design freedom. Architects work within constraints. The modernist chalet of your dreams may not be permitted.
  3. Longer timelines. The permit process is thorough. Expect 6-12 months before construction starts.
  4. Maintenance. Timber facades require regular maintenance (staining, repair). This is part of the ongoing cost of ownership.

Modern Architecture Within the Code

The code does not prevent good modern architecture. It channels it. The best contemporary projects in Gstaad:

The modern vs traditional approach has become a signature of high-end Gstaad construction.

Comparison with Other Resorts

Resort Building Code Strength Visual Result
Gstaad Strong (timber requirement) Highly coherent
Verbier Moderate Mixed (some concrete blocks)
St. Moritz Moderate (Engadin style encouraged) Generally coherent
Zermatt Moderate-strong (car-free adds discipline) Coherent but varied
Crans-Montana Weaker Mixed

Gstaad's code is among the strictest in Swiss alpine resorts. The visual result is among the most consistent.

Frequently Asked Questions

Can I build in concrete in Gstaad? Concrete is used structurally (foundations, basements, retaining walls) but must be clad in timber on any visible facade.

Are the rules different in Saanen, Schönried, or Lauenen? The same Saanen municipal code applies across the Gemeinde, including Gstaad, Saanen, Schönried, Lauenen, and surrounding areas. Village-specific zoning may differ, but the timber requirement is universal.

Can I get an exception? Exceptions are extremely rare and limited to situations where strict compliance is technically impossible or creates disproportionate hardship. Do not assume you will get one.

Do the regulations apply to interiors? No. Interior design is unrestricted. You can have minimalist white walls, industrial steel, or any other style behind the timber facade.

For a confidential conversation about your search or sale, contact The Gstaad Collection.