properti Switzerland


Sell a house. Learn what it takes

Selling a house successfully - We have summarized for you the most important 8 steps for selling a house.

Sell a house in 8 steps

People sell their homes for a variety of reasons – whether it’s changes in their personal situation or impending retirement. If you are looking to sell your home, there are some important aspects to consider that will help you successfully complete the home sale. From pricing to professionally marketing your property to choosing the right real estate agent, there are several factors to consider. It is also often difficult to decide when is the best time to sell your beloved home, but also how best to approach the selling process. With these 8 steps the house sale succeeds:

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1. how to determine the sale value of my house?

To determine the value of your home in Switzerland, several factors must be considered. These include the size of the lot, the location and condition of the home, and current market trends. You can take action and already take the following steps to determine the sale value of your home:

Do market research: research similar homes in your area that have recently sold to get a rough idea of current market prices.

Valuation by experts: Hire a real estate agent or appraiser to perform a professional valuation of the house. properti Company will be happy to help you with the accurate valuation of your property. Make a free appointment now.

Create a condition analysis: check the condition of your home and note any deficiencies. These have an influence on the sales price.

Renovations: Consider the value of renovations and improvements you have made to the home.

Make an estimate of the costs: also take into account the costs incurred in the sale, such as broker commission and taxes.

Price setting: set the price based on the above factors and adjust if necessary to be competitive in the market. A market value calculator can help you make an initial assessment.

Reliable house estimation with system

Find out the value of your home now, free of charge and without obligation, thanks to our online valuation calculator.

2. house sale - important documents and records

When selling your house in Switzerland, you need various documents to legally complete the sale. This includes, for example, the extract from the land register, the energy certificate and the draft purchase agreements. You will need the following documents to sell your house in Switzerland:

  • Floor plans, plot plans and building sections Current land register excerpts and cadastral plans (not older than three months)
  • Building insurance policies
  • Detailed construction plans and construction descriptions
  • Information about special features of the property, such as historical or court decisions or decrees
  • Existing contracts such as purchase, rental or work contracts
  • Cantonal energy certificate (GEAK)
  • Calculations for real estate gains tax, tax value and imputed rental value
  • Service charge statements for the last three years
  • A list of existing loans.

We have created a checklist for you in which all important points are summarized once again for you:

Selling house - checklist

Use this checklist to make sure you don't forget anything when selling your home.

How and where do you obtain your needed documents for the house sale?

  • Land register extract: The request can be made either online, by e-mail or in person at the relevant land registry office in the place where the property is located.
  • Cadastral plans: The cadastral plan can be obtained from the local surveyor’s office.
  • Floor plans and construction plans should have already been provided to you when you bought the house, but they are also important when you sell the property.
  • For information on the building regulations and zoning plan, contact the Federal Office for Buildings and Logistics.
  • You can obtain the site plan from your municipality or, if necessary, from the town planning office of your canton.
  • You can request a building insurance policy from your insurance company.
  • The rental value is determined by the tax authorities in each canton.
  • For financial questions, contact your bank. Here you can get information on financing as well as a detailed schedule if your mortgage is not yet paid off.
  • For sales documents and further advice on selling a house, you can contact your real estate agent.

3. sell house - the optimal time

Deciding when is the best time to sell your property depends on several factors, including your personal circumstances. However, external factors, such as the time of year, can also influence sales success. Each month has its advantages and disadvantages when it comes to attracting potential buyers. Spring, for example, offers the opportunity to take photos of a blooming garden in plenty of daylight and use them for an attractive presentation of the object. If you plan to rent the house to a family, summer vacation can be a good time to move. In the summer and fall months, appealing photos can also be taken and daylight viewing appointments are easier to organize. Especially in the fall, the colorful foliage and a low sun can put your property in a favorable light and increase interest from potential buyers. In the winter, the presentation of the property can be more challenging due to less light coming in, unless you live in a snowy area. In this case, you can present your home as cozy and ideal for the winter vacations and take beautiful photos. However, it is important to note that many buyers are looking for new accommodation just at the turn of the year and in January.

4. what is the best way to market my home?

To sell your home, you need an effective marketing strategy. This includes, for example, the creation of an exposé, the placement of online ads, and the use of social media channels. For the successful sale of your property, an appealing and professional presentation is of utmost importance. To appeal to potential buyers, consider the following points:

  • Professional photos of the property, ideally with 360-degree shots and VR tours
  • A detailed description of your home and its advantages
  • Information on the location, including surroundings (view, transport links), neighborhood, distance to schools, kindergartens, shopping facilities, as well as details on the municipality and infrastructure (e.g. tax burden).
  • Preparation of a sales brochure or exposé
  • Placing ads on online portals, such as ImmoScout24 or newhome, keeping an eye on costs. In this case, it is recommended to conduct a cost-benefit analysis to determine if working with a broker is beneficial to you.

5. organize house tours

To organize viewings, you should advertise the exposé on various platforms. As soon as the first inquiries come in, you need to arrange the dates for the viewings. To present the property in a particularly attractive way, you can also get support from a home staging service.

Selling a house: The importance of home staging

Home staging is an important way to attract the interest of potential buyers and accelerate the sale of your home in Switzerland. But what exactly does home staging mean and how can you use it successfully? In this article you will learn what home staging is all about and how you can use it when selling your house in Switzerland.

6. what legal and tax steps should you consider when selling a house?

When selling a house in Switzerland, there are some legal aspects to consider in order to avoid unpleasant surprises later on. It is important that sellers and buyers inform themselves about their rights and obligations in advance to avoid potential legal problems. It is advisable to consult a lawyer or a notary to help with the sale of the house and to minimize possible risks.

Transfer of ownership

The seller must ensure that he is the legal owner of the house and that he has the right to sell it. The transfer of ownership usually takes place through a purchase agreement signed by both parties. In addition, a property transfer tax is incurred, although this varies from canton to canton.

Land register entry

The house must be registered in the land register before it can be sold. The seller must ensure that all entries in the land register are correct and that there are no outstanding mortgages or other encumbrances that could hinder the sale of the house.

Preparation of the purchase contract as the owner

The sales contract should contain all the conditions of the sale, including the sales price, the terms of payment, the deadlines for handing over the house and the agreed liability for defects in the house. It is about finalizing the purchase contract with the help of a notary or a broker. It is advisable to seek the assistance of a lawyer to ensure that the contract does not contain any unforeseen difficulties.

House condition

The seller must ensure that the house is in proper condition and has all the necessary permits and certificates. If there are any deficiencies, they must be disclosed.

Property gains tax

The seller must ensure that all taxes and duties associated with the home have been paid. Taxes must also be paid on the sale of the house (property gains tax). When real estate is sold in Switzerland, a real estate gains tax must generally be paid. The amount of the tax varies depending on the canton and can amount to a considerable sum. Calculate your potential property gains tax now with the property gains tax calculator.

Right of first refusal

The right of first refusal is a legal agreement that gives a person the right to buy a property for himself before it is offered for sale to a third party. This is a kind of privilege, but it must be contractually agreed. In the case of a real estate sale, the person with the right of first refusal has the privilege to purchase the property before it is offered to other interested parties. This agreement must be recorded in a contract to be legally binding.

Inheritance law

When it comes to estate planning, real estate is often a particularly valuable asset, but it can also bring emotional burdens. For some heirs, they are an important source of livelihood, while for others they are a burden handed down by the decedent. Accordingly, conflicts and disputes can quickly arise when it comes to inheritance law in Switzerland and the distribution of the estate.

Notarial certification

As a rule, the purchase agreement must be certified by a notary public. The notary verifies the identity of the parties and ensures that the contract complies with legal requirements. In addition, the fee for a notary varies from canton to canton and in some cases from one notary to another.

7. properly negotiate the sale price of your house

After you know the realistic market value of your house and an interested party contacts you, the negotiation of the selling price takes place after a successful inspection. It is important to be careful not to let your emotions get the best of you. Consider in advance what minimum price you want to achieve. Here you should also take into account the remaining debt from your mortgage loan. Then start with a higher price than you actually want to achieve in order to have room for negotiation. Be prepared to compromise to be able to lower the price if needed. Work with an experienced broker. An experienced realtor can help you determine market value and give you valuable advice on pricing. Always show courtesy and professionalism during the negotiation. Build a good relationship with potential brokers during the sales process to facilitate closing the sale. Now you should be well prepared to properly negotiate the sale price of your home.

8. sell house with or without a broker

If you want to sell your home without an estate agent, you will have to put in a lot of work, but there are also some advantages to putting the property on the market yourself. A realtor who does his job well is a service provider who will assist you every step of the way in selling real estate. He advises you from the very beginning and takes care of marketing and selling the property as well as handing over the keys. Thus, he relieves you considerably and can also provide you with comprehensive advice.

Other important aspects of the sale of home ownership

  • Multi-family buildings: when selling a multi-family building, check the condition of the building and the individual units to make sure they are in good condition. It is also important to accurately record rental income and operating expenses to give potential buyers an accurate picture of the property’s profitability.
  • Semi-detached houses: When selling a duplex, it is important to check the condition of the house and common areas to make sure there are no unresolved issues. It is also important to set the price appropriately and advertise the house on the market.
  • Townhouses: When selling a townhouse, it is of great importance to thoroughly inspect the condition of the property as well as the common amenities to ensure that there are no unresolved issues. Furthermore, it is important to set the price appropriately and take effective marketing measures to present the house successfully on the market.
  • Single-family homes: when selling a single-family home, make sure the home is in good condition and has no hidden defects. It is also important to set the price appropriately and market the property successfully.
  • Vacation Homes: When selling a vacation home, it is important to check the condition of the home and surrounding area to ensure there are no unresolved issues. Especially in tourist regions or near recreational areas, it is of great importance to set the price appropriately and to advertise the house specifically on the market.

FAQ's - Frequently asked questions from homeowners

Is it a wise decision to sell my home at this time?

This depends on various factors such as the current market situation, your personal situation and your plans for the future. Professional advice can be helpful.

What are the costs when I sell my house?

When selling a house, various costs may be incurred, such as brokerage fees, notary fees, land transfer tax, and renovation or repair costs, if applicable. The exact costs depend on various factors and can vary individually.

What are the steps I need to take to sell my home?

The steps involved in selling a home can vary from individual to individual, but in general, you should first learn about the value of your home, get a property appraisal, set a selling price, create a synopsis, advertise the home, conduct viewings, and finally complete the sale.

How can I sell my house privately?

When selling a house privately, you have to take care of all the steps involved in the sale yourself. This includes, among other things, the real estate appraisal, creating an exposé, advertising the house, conducting viewings and negotiating with potential buyers. Professional support from a real estate agent can be helpful here.

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