Indicative inheritance tax for real estate — by canton (all 26) and degree of kinship. With Strategies for tax-optimised generation transfer.
These are top rates for large estates. Actual rates are often progressive and may include tax-free allowances.
| Canton | Spouse | Direct descendants | Siblings | Unrelated |
|---|
As of 2026. Source: Cantonal tax administrations. Data are guideline values for high inheritance sums without Taking cantonal allowances into account.
Establishing residence in a canton with favourable tax rates can significantly reduce inheritance tax. Cantons often considered for inheritance planning include ZG, SZ, OW, NW, and GR (where unrelated heirs may also pay 0%), followed by ZH, AG, and FR (where direct descendants are exempt).
In most cantons, lifetime gifts are subject to gift tax, which is often lower than inheritance tax. Any subsequent growth in the gifted assets is taxed as part of the recipient's estate, which may result in a lower tax burden.
Under marital property rules, assets can be transferred between spouses free of inheritance tax in all cantons. This can be especially relevant in second marriages and international marriages.
For very large estates, family foundations in Liechtenstein or Switzerland, and trust structures, may help reduce the inheritance tax burden. They require complex structuring and advance planning.
Foreign heirs who inherit Swiss real estate may need a permit under the Lex Koller legislation. Early planning is essential, especially for nationals of countries outside the EU and EFTA. Transferring the property during the owner's lifetime to descendants who live in Switzerland may be worth considering.
Beherzig Realty combines inheritance planning, residency strategy and off-market brokerage — confidential and personal.
Confidential initial consultation