Nonresidents are subject to Obwalden wealth tax on assets that are economically connected to the canton. In practice, this limited tax liability mainly concerns real estate and business assets located in Obwalden, while foreign portfolios and movable property held abroad are not taxed in the canton.

Obwalden is regarded as a relatively low-tax canton for both income and wealth tax and applies a largely proportional wealth tax rate on net assets. This guide summarises the scope, valuation rules, and compliance requirements for the 2025 tax year for nonresident individuals with assets in the canton of Obwalden.

1. Scope of Limited Tax Liability

A nonresident becomes liable for Obwalden wealth tax if they hold any of the following:

• Residential or commercial real estate situated in the canton of Obwalden
• Land or agricultural property located within Obwalden
• Permanent establishments or fixed places of business (e.g., workshops, offices, hotels, restaurants) in the canton
• Business assets allocated to an Obwalden branch or permanent establishment

Assets outside Switzerland — such as foreign securities, overseas real estate, and non-Swiss bank accounts — are excluded from the Obwalden wealth-tax base, though they may still be relevant in the country of residence for rate progression or reporting.

2. Valuation Basis

Obwalden applies cantonal valuation rules that are harmonised with federal law but implemented locally by the cantonal tax administration:

• Real estate: Cantonal tax value (Steuerwert), generally below open-market value and determined by the Obwalden tax authority
• Securities and bank assets: Year-end tax value based on official federal tax value lists and FX rates
• Business assets: Book or fair value according to Swiss accounting standards, with Obwalden-specific adjustments where required
• Pension assets: Occupational and pillar 3a pension capital is typically exempt from wealth tax until payout

For nonresident property owners, the Steuerwert will usually be the central figure for wealth tax, and may be substantially lower than market value. For more technical detail on valuation within this canton, see Valuation Rules.

3. Debt Allocation

Debt allocation for nonresidents in Obwalden follows the Swiss principle of economic connection combined with proportional allocation:

• Mortgages secured on Obwalden property are deductible from the wealth-tax value of that property.
• Other debts are deductible only insofar as they can be economically tied to Swiss assets or allocated proportionally.
• If the taxpayer owns property in several Swiss cantons, total debt is allocated among cantons according to the relative taxable values of those assets.

Interest on debt is relevant for income tax and is apportioned across jurisdictions by reference to Swiss-sourced assets and income, including inter-cantonal allocation.

4. Allowances & Exemptions

Nonresident taxpayers in Obwalden generally do not benefit from the full range of personal allowances and social deductions granted to resident individuals. However, certain items are usually excluded from the wealth-tax base:

• Tax-exempt pension capital (2nd pillar and pillar 3a) until withdrawal
• Normal household goods and personal belongings
• Smaller technical exemptions required under harmonised cantonal law

Because Obwalden’s wealth tax is comparatively low and largely proportional, the effective burden for nonresidents is driven mainly by the property’s Steuerwert, the cantonal and municipal tax factors, and the level of debt financing.

5. Double Tax Treaties

Under Switzerland’s double tax treaties, taxation of immovable property is typically assigned to the state in which the property is located. As a result, Obwalden retains the right to tax real estate and related business premises situated in the canton, even when the owner is resident abroad.

Relief is usually provided in the country of residence through:

• Exemption with progression, or
• Foreign tax credit for Obwalden wealth tax against home-country wealth or property taxes.

It is important to check the specific treaty between Switzerland and your country of residence and to retain Obwalden tax assessments and receipts as proof of Swiss tax paid.

6. Swiss Tax Representative

Nonresidents will typically need to provide a Swiss correspondence address or appoint a tax representative when dealing with the Obwalden tax authorities.

• Swiss fiduciaries, tax advisors, or lawyers can act as authorised representatives.
• Official correspondence and assessments are issued in German.
• Using a representative helps manage deadlines, language issues, and any appeals or objections.

7. Filing & Compliance

Nonresident owners of property or business assets in Obwalden file a limited Swiss tax return covering Swiss-situs income and wealth. The wealth tax portion focuses on net taxable assets situated in Obwalden as at 31 December.

• Official confirmation of the property’s tax value (Steuerwert)
• Mortgage and loan confirmations as of year-end
• Rental income and expense statements for let property
• Business balance sheet and asset schedules where an Obwalden permanent establishment exists

Filing deadlines broadly align with those for resident taxpayers. Extensions are generally available upon request, often submitted via a Swiss representative.

8. Example — Nonresident Holiday Home Owner

Profile: Resident of Germany, owns a holiday apartment in Obwalden.

• Tax value (Steuerwert): CHF 880,000
• Mortgage balance: CHF 580,000
• Illustrative proportional wealth tax rate: 0.7‰ (0.07%)
• Illustrative combined municipal factor: 1.35 (135 % of simple tax)

Step 1 — Net taxable wealth: CHF 880,000 − CHF 580,000 = CHF 300,000
Step 2 — Simple wealth tax (illustrative): CHF 300,000 × 0.7‰ = CHF 210
Step 3 — Applying local factor: CHF 210 × 1.35 = CHF 283.50
→ Indicative effective burden of around 0.09 % of net taxable wealth (illustrative only; actual rates and multipliers depend on the specific commune and tax year).

9. Ending Obwalden Tax Liability

Wealth tax liability in Obwalden normally ends when the property or business assets in the canton are sold, transferred, or otherwise disposed of. A final limited tax return must be filed and any remaining wealth tax and property gains taxes settled.

The Obwalden tax office should be notified promptly of the disposal to avoid continued assessments based on outdated ownership data.

10. Planning Insights for Nonresidents

• Obtain an estimate of the Obwalden Steuerwert and local tax factor before acquiring property.
• Align mortgage structure and debt allocation with your broader cross-border wealth and estate planning.
• Review how Obwalden’s low wealth tax interacts with home-country rules and any applicable double tax treaties.
• Use a Swiss tax representative to manage filings, coordinate with your home-country advisor, and handle German-language correspondence.