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Key facts:
- Notary fees are regulated at cantonal level and vary considerably depending on the system (official or independent notary’s office).
- In German-speaking Switzerland, it is common practice for the buyer and seller to split the costs equally.
- New legal regulations as of 2026 strengthen transparency in notarizations and rights in the event of construction defects.
The sale or purchase of a property is an important milestone in personal financial planning for all parties involved. In addition to the actual purchase price, the additional costs play a decisive role in the calculations of both parties. Notary fees and the associated land registry fees and transfer taxes are particularly important. As the notarial system in Switzerland is regulated on a cantonal basis, there are sometimes massive differences in the cost structure, which should definitely be taken into account for a transaction in 2026.
How does the notarial system work in Switzerland?
In Switzerland, there are different systems depending on the canton, which have a direct influence on the fees. In principle, the notary public notarizes the purchase contract – a step that is essential for the legal validity of any real estate transaction.
- Official notary’s office (e.g. Zurich, Schaffhausen): Notarization is carried out by state authorities. The fees are usually fixed and comparatively low (often approx. 0.1 % of the purchase price).
- Independent notary’s office (e.g. Bern, Aargau, Basel-Stadt): Notaries working privately carry out the notarizations. The fees are set out in cantonal fee ordinances.
- Latin notary’s office (French-speaking Switzerland and Ticino): Here, the notary often has a more comprehensive advisory function, which is reflected in percentage rates that are usually borne by the buyer.
How high are the notary and land registry fees per canton?
The following table provides a guideline for the fees for a standard transaction (as at May 2026). These costs are incurred in addition to any transfer taxes.
| Canton | Notary fees (approx.) | Land registry fees (approx.) | Usual costs |
| Aargau | 0.25% | 0.15% | 50% each (buyer/seller) |
| Appenzell AR | 0.3% | 0.2% | 50% each (buyer/seller) |
| Appenzell IR | 0.25% | 0.2% | 50% each (buyer/seller) |
| Basel-Landschaft | 0.2% | 0.2% | 50% each (buyer/seller) |
| Basel-Stadt | 0.35% | 0.2% | 50% each (buyer/seller) |
| Berne | 0.5% | 0.15% | Most buyers |
| Fribourg | 0.3% | 0.3% | Buyer |
| Geneva | 0.4% | 1.1% (incl. Reg.) | Buyer |
| Glarus | 0.2% | 0.35% | 50% each (buyer/seller) |
| Grisons | 0.4% | 0.2% | 50% each (buyer/seller) |
| Jura | 0.5% | 0.3% | Buyer |
| Lucerne | 0.2% | 0.2% | 50% each (buyer/seller) |
| Neuchâtel | 0.5% | 0.3% | Buyer |
| Nidwalden | 0.25% | 0.2% | 50% each (buyer/seller) |
| Obwalden | 0.25% | 0.2% | 50% each (buyer/seller) |
| Schaffhausen | 0.35% | 0.35% | 50% each (buyer/seller) |
| Schwyz | 0.1% | 0.1% | 50% each (buyer/seller) |
| Solothurn | 0.35% | 0.2% | Mostly buyers |
| St. Gallen | 0.25% | 0.2% | 50% each (buyer/seller) |
| Ticino | 0.8% | 0.2% | Buyer |
| Thurgau | 0.25% | 0.15% | 50% each (buyer/seller) |
| Uri | 0.2% | 0.2% | 50% each (buyer/seller) |
| Vaud | 0.2% | 0.3% | Buyer |
| Valais | 0.5% | 0.3% | Buyer |
| Train | 0.3% | 0.4% | 50% each (buyer/seller) |
| Zurich | 0.1% | 0.1% | 50% each (buyer/seller) |
Note: In cantons with a 50/50 split, the individual burden for the owner and buyer is halved. With a property value of CHF 1,000,000 and a fee of 0.2%, each party pays CHF 1,000.
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Who has to pay the notary fees when selling a property?
The distribution of costs is not rigidly prescribed by law, but follows regional customs. For sellers, this is a key point in the sales negotiations. While in many parts of German-speaking Switzerland the costs are shared, in French-speaking Switzerland (e.g. Geneva or Vaud) it is customary for the buyer to pay all fees. A clear contractual provision in the reservation agreement prevents ambiguities on the notarization date.
What legal changes will apply to owners in 2026?
Amendments to construction contract law came into force on January 1, 2026, which also affect the structuring of property transfers:
- Strengthening in the event of construction defects: When selling new buildings or newly renovated properties, sellers must comply with the strengthened notice periods (60 days) and rights to rectification.
- Legal certainty: The notary ensures that these provisions are correctly reflected in the purchase contract in order to legally protect both parties and avoid disputes later on.
How do I best prepare for the notary appointment?
To make the process efficient and avoid additional fees due to extra administrative work, owners should clarify the following points:
- Provide documents: A current extract from the land register, cadastral plan and building insurance certificate should be to hand.
- Clarify promissory notes: Check whether existing mortgage notes should be deleted, increased or taken over by the buyer. A takeover often saves considerable new construction costs of 0.1 to 0.3% of the pledge amount.
- Fix the distribution of costs: An early agreement on the distribution of notary and land registry costs in the preliminary contract creates trust and planning security.
Conclusion: Transparency protects against surprises
Notary fees in Switzerland will remain a complex field in 2026, which is heavily influenced by cantonal regulations. It is crucial for owners to know the regional cost-sharing practices and to include these in price negotiations. As a result of the legal changes at the beginning of 2026, precision in the purchase agreement – particularly with regard to warranties and defect rights – has become even more important. Thorough preparation of the documents and clear communication about the transfer of promissory notes can significantly reduce transaction costs and guarantee a smooth transfer of ownership.
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FAQ
Are notary fees mandatory when selling real estate?
Yes. A property sale is only legally valid in Switzerland if the purchase contract is publicly notarized. This notarization is carried out by a notary or an official cantonal notary’s office. Without this step, neither the contract is valid nor can the transfer of ownership take place in the land register. Notary fees are therefore not an optional expense, but an integral part of every real estate sale.
Do notary fees differ depending on the canton?
Notary fees are regulated at cantonal level and can vary significantly depending on location. While fixed rates apply in some cantons, there is a certain amount of leeway in others or the transaction is handled by an official notary’s office. The organization of the notary’s office – free choice or assignment – also varies from canton to canton. It is therefore worthwhile for owners to clarify the regional regulations at an early stage in order to be able to plan realistically.
Are there any other fees in addition to the notary fees?
Yes. In addition to the actual notary fees, there are usually also fees for the land register entry of the new owner. These costs are charged separately and are also regulated at cantonal level. When planning the sale, notary and land registry fees should be considered together, as they are closely related in terms of content and are usually incurred at the same time.
Data are without guarantee. The information on these Internet pages has been carefully researched. Nevertheless, no liability can be assumed for the accuracy of the information provided.
Data are without guarantee. The information on these Internet pages has been carefully researched. Nevertheless, no liability can be assumed for the accuracy of the information provided.
