As of 30 October 2026: the cheapest 10-year fixed-rate mortgage is at 1.63 % (asga), the average across 28 providers at 1.97 %. 5-year indicative rates start at 1.51 % (average 1.81 %).
The 10-year average stood at 1.93 % on 1 August 2026 and is 1.97 % today (+4 bp).
| Term | Best rate | Provider | Average | Providers |
|---|---|---|---|---|
| 2 years | 1.35 % | asga | 1.62 % | 26 |
| 3 years | 1.41 % | Vaudoise | 1.71 % | 29 |
| 5 years | 1.51 % | Vaudoise | 1.81 % | 29 |
| 7 years | 1.53 % | asga | 1.89 % | 29 |
| 10 years | 1.63 % | asga | 1.97 % | 28 |
| 15 years | 1.76 % | Vaudoise | 2.03 % | 11 |
| Provider | Type | 10 years | 5 years | 10-year rank |
|---|---|---|---|---|
| asga Pensionskasse | Pension fund | 1.63 % | 1.57 % | 1 |
| Vaudoise | Insurer | 1.66 % | 1.51 % | 2 |
| AXA | Insurer | 1.67 % | 1.62 % | 3 |
| Swiss Life | Insurer | 1.67 % | 1.57 % | 3 |
| St.Galler Pensionskasse | Pension fund | 1.71 % | 1.57 % | 5 |
| Pensionskasse SBB | Pension fund | 1.76 % | 1.62 % | 6 |
| PostFinance | Bank (national) | 1.80 % | 1.64 % | 7 |
| Glarner Kantonalbank | Cantonal bank | 1.82 % | 1.59 % | 8 |
| Hypothekarbank Lenzburg | Regional bank | 1.90 % | 1.91 % | 9 |
| Appenzeller Kantonalbank | Cantonal bank | 1.95 % | 1.70 % | 10 |
| Bank EKI | Regional bank | 1.95 % | 1.75 % | 10 |
| Bank EEK | Regional bank | 2.00 % | 1.80 % | 12 |
| Bank Linth | Regional bank | 2.00 % | 1.77 % | 12 |
| Zuger Kantonalbank | Cantonal bank | 2.00 % | 1.86 % | 12 |
| Graubündner Kantonalbank | Cantonal bank | 2.03 % | 1.87 % | 15 |
| Migros Bank | Bank (national) | 2.03 % | 1.84 % | 15 |
| Bank Cler | Bank (national) | 2.09 % | 1.91 % | 17 |
| Raiffeisen | Bank (national) | 2.09 % | 1.88 % | 17 |
| Baloise | Insurer | 2.10 % | 1.94 % | 19 |
| Bank BSU | Regional bank | 2.10 % | 1.94 % | 19 |
| Bank Thalwil | Regional bank | 2.10 % | 1.97 % | 19 |
| Luzerner Kantonalbank | Cantonal bank | 2.10 % | 1.94 % | 19 |
| Zürcher Kantonalbank | Cantonal bank | 2.13 % | 1.97 % | 23 |
| acrevis Bank | Regional bank | 2.15 % | 1.95 % | 24 |
| St.Galler Kantonalbank | Cantonal bank | 2.15 % | 1.95 % | 24 |
| Banque Cantonale Vaudoise | Cantonal bank | 2.17 % | 2.03 % | 26 |
| Valiant Bank | Bank (national) | 2.17 % | 1.99 % | 26 |
| Bank SLG | Regional bank | 2.28 % | 2.12 % | 28 |
| Bank BIZ | Regional bank | not published | 1.82 % | not published |
Mortgage interest rates vary significantly in Switzerland — there is often a gap of 30–50 basis points between the cheapest and most expensive providers. On an CHF 800,000 mortgage over 10 years, that amounts to an interest difference of CHF 24,000–40,000. Even so, many homeowners obtain only a single quote — usually from their house bank. With Grundheim’s mortgage interest rate comparison, you can see up-to-date fixed-rate mortgage conditions from more than 30 Swiss banks, cantonal banks, insurers and online providers side by side. We update the data daily from official bank publications, show the 90-day trend and provide an overview by term (2 to 15 years). Ideal for first-time buyers, renewals and forward mortgages.
The comparison table shows indicative rates (also known as headline rates) for fixed-rate mortgages from all recorded Swiss providers. These rates are not binding — your individual rate depends on the loan-to-value ratio, income and relationship with the bank — but they are a realistic starting point for negotiations. Today's best rate and average per term are shown in the overview above. Cantonal banks and insurers are often 10–20 basis points cheaper than major banks. The cheapest providers are marked in the table, with arrow symbols showing whether rates have risen or fallen since the last update.
The Swiss National Bank (SNB) cut the policy rate to 0.25 % in March 2025 and to 0.00 % in September 2025. Fixed-rate mortgages do not track the SNB policy rate directly, but rather the capital market — specifically swap rates for the relevant term. These rates have fallen significantly since the start of 2024: in Switzerland, 10-year fixed-rate mortgages have declined from the peak in October 2023 (3.04 % on average) considerably; the overview above shows today's level. In the 90-day chart, you can see how the best rate, average and range of the recorded providers have developed over the last three months.
SARON mortgages follow the Swiss reference rate (Compound SARON) and are adjusted every three months. They are attractive in phases of falling rates, but carry the full interest rate change risk. Fixed-rate mortgages guarantee the rate over the chosen term (2–15 years) and provide planning certainty — at the cost of a rate premium of 30–80 basis points depending on the term. A mixed strategy consisting of a SARON mortgage (e.g. 40 %) and a fixed-rate mortgage (e.g. 60 % over 10 years) spreads the interest rate risk and is the most commonly chosen option at many banks. With total financing below 67 %, you generally receive the best conditions.
Three levers reduce your mortgage rate by an average of 25 basis points: first, obtain at least three to five quotes — cantonal banks, insurers and online mortgage brokers often differ by more than the gap between terms. Second, show competing quotes to your house bank — a discount of 0.10–0.20 % on the headline rate is common. Third, optimise the loan-to-value ratio: anyone staying below 67 % (that is, 33 % equity plus 1st mortgage) receives significantly better conditions than at 80 % financing with an additional 2nd mortgage, which must be amortised anyway.
Banks assess six factors: loan-to-value ratio (the lower, the better), income and imputed affordability (maximum one third of gross income), creditworthiness and employment status, the location of the owner-occupied home (there are no cantonal risk surcharges, but special assessments for unusual properties), the mortgage term and finally the banking relationship — an existing customer with pension assets and accounts at the same bank often pays 10–15 basis points less. Forward mortgages, which allow you to secure today’s rate for a future payout, cost an additional 5–30 basis points per forward year depending on the lead time.
Experts expect stable to slightly rising mortgage rates in 2026. The SNB is expected to keep the policy rate at 0.00 %, but long-term capital market rates edged up again slightly at the start of 2026 — driven by inflation expectations in the euro area. Anyone taking out a mortgage in 2026 will still benefit from a historically low interest rate environment (looking back: in 2008, 10-year mortgages were at 4.5 %), but should not wait for further rate cuts. A good strategy: a shorter term (2–3 years, if you are speculating on further rate cuts) or a medium term (5–7 years) with a forward option to combine planning certainty.
Which term is right? 5-year mortgages offer flexibility but typically cost only 10–20 basis points less than 10-year mortgages today. 10 years is the historical sweet spot in Switzerland — most owners choose it because it combines planning certainty with a moderate premium. 15-year mortgages are rarer, typically priced 10–25 basis points above 10-year products, and appeal to buyers with long investment horizons who expect rates to rise. Example on a CHF 800,000 mortgage: a 10 bp difference compounds to roughly CHF 12,000 over 15 years. Refinancing risk at the end of a term — when rates are materially higher than today — is the strongest reason to lock for longer. Anyone refinancing in 2034 at 3.5% instead of 1.5% pays substantially more over the next term.