What do I need to check when buying a house in Switzerland?

The most important areas are: financing and affordability, building structure and condition, legal checks (land register, easements), location and infrastructure, as well as ancillary and ongoing costs.

What additional costs are incurred when buying a house?

Allow for 3–5% of the purchase price: property transfer tax (depending on the canton 1–3%), land register fees, notary costs and any estate agent’s commission. In Canton Zürich, property transfer tax has been abolished.

Do I need a notary when buying a house?

Yes, in Switzerland the notarisation of the purchase contract is required by law. The notary reviews the contract, notarises the transfer of ownership and reports it to the land registry office.

House-Buying Checklist Switzerland: 47 Checkpoints in 5 Phases

Q: How long does buying a house in Switzerland take?

From the first offer to the transfer of ownership, it typically takes 3–6 months. Around 2–4 weeks of this are for due diligence, 2–4 weeks for financing and 4–8 weeks for land register entry.

47 checkpoints secure a house purchase in Switzerland — divided into 5 phases: 7 points before the search, 15 at the viewing, 12 in due diligence, 8 at the purchase contract and 5 after the purchase. Financially, two hard limits apply: at least 20% equity and imputed housing costs of at most 33% of gross income. After the purchase, CHF 30'000–50'000 should remain as a reserve. From offer to transfer of ownership, 3–6 months typically pass.

How much equity and what affordability do I need?

At least 20% equity is required; imputed housing costs may amount to at most 33% of gross income. Equity can be assembled from savings, pillar 3a, the pension fund (Pensionskasse) or an advance on inheritance. After the purchase, CHF 30'000–50'000 should remain as a reserve. In the Canton of Zürich, the municipal tax rate (Steuerfuss) varies between 70 and 130% — a comparison pays off before the search.

What should I look out for at the viewing?

Allow at least 60–90 minutes per viewing and view the property twice — once with a building expert. The remaining service life is decisive: roofs last 30–50 years, windows 25–30 years. Check the cellar for moisture and mould, and the electrics for a residual-current circuit breaker (FI). Test noise from road, air and rail at different times of day and on the weekend.

What does buying a house cost on top of the price?

Reckon with 3–5% of the purchase price in incidental costs: property transfer tax (depending on the canton 1–3%), land-register fees, notary costs and any agent's commission. In the Canton of Zürich, the property transfer tax (Handänderungssteuer) has been abolished. Added to this is a professional building survey for CHF 1'500–3'000. For ongoing maintenance, you should budget around 1% of the purchase price annually.

Which legal points belong in the purchase contract?

In Switzerland, the notarisation of the purchase contract is required by law. Negotiate the disclaimer clause “as seen and viewed” and secure yourself a financing reservation as a right of withdrawal in case the mortgage is not approved. Have the draft additionally reviewed by an independent lawyer — the notary is bound to neutrality and represents no party.

How long does buying a house in Switzerland take?

From the first offer to the transfer of ownership, 3–6 months typically pass. Of these, around 2–4 weeks fall to due diligence, 2–4 weeks to financing and 4–8 weeks to the land-register entry. In due diligence, you check, among other things, the land-register extract, building zone (BZO), contaminated-sites cadastre (KbS), flood hazard map, and air and road noise.