Complete guide: Buying your first home in Switzerland in 2025
- contact269677
- Nov 21, 2025
- 20 min read
The dream of owning a home in Switzerland is a long-cherished wish for many families. With mortgage rates expected to remain attractive in 2025 and the real estate market remaining dynamic, now could be the perfect time to take this step. This comprehensive guide will accompany you step by step through the purchase of your first property – from securing your savings to the notarization process.
TABLE OF CONTENTS
1. Why buy in 2025? The context of the Swiss market
State of the Swiss real estate market
By 2025, the Swiss real estate market will have several features that are favorable for first-time buyers:
Attractive mortgage rates: SARON interest rates fluctuate between 1.5% and 2%, while 10-year fixed-rate mortgages range from approximately 2.2% to 2.8%. Despite a slight increase compared to previous years, these conditions remain historically favorable.
Property prices: The median price of a property in Switzerland is around CHF 1,100,000, although there are significant regional differences. In Zurich and Geneva, prices are 40% above the national average, while properties in some peripheral cantons are 30% cheaper.
Rental price trends: Rents in city centers continue to rise, making buying increasingly attractive compared to renting in the long term. A household paying CHF 2,500 in rent per month could finance a property worth CHF 800,000 to 900,000 with similar expenses.
Advantages of buying now
Cost stability: Unlike rents, which fluctuate with inflation, your mortgage payments remain predictable.
Wealth accumulation: Every repayment increases your equity.
Tax advantages: Deduction of mortgage interest and maintenance costs
Protection against inflation: Their property prices generally follow market trends.
Freedom of design: Personalize your home according to your wishes.
2. Am I ready to buy? Self-assessment
Key questions you should ask yourself
Professional stability: Have you been permanently employed for at least two years? Banks prefer permanent employment contracts and a stable income. Self-employed individuals must demonstrate three years of business activity with solid financial statements.
Family situation: Is your situation stable? A purchase by an unmarried couple requires additional legal arrangements (shareholder agreement, distribution of shares).
Time horizon: Do you plan to stay in the area for at least 5 years? Buying a property involves acquisition costs (5-10% of the price) that only pay for themselves over time.
Savings potential: Can you build up a financial cushion in addition to your equity? It is recommended to keep six months' worth of expenses as a reserve for unforeseen events.
The 5 pillars of the stability test
✅ Stable income : Permanent employment or established self-employment
✅ Equity : At least 20% of the purchase price available
✅ Debt ratio : Future expenses below 33% of gross income
✅ Emergency reserves : CHF 20,000-30,000 (excluding shares)
✅ Life project : At least 5 years of local engagement
If you tick at least 4 out of 5 boxes, you are probably ready to become a homeowner.
3. Equity capital: the lifeblood of the company
How much is actually needed?
Basic rule: You must contribute at least 20% of the purchase price as equity. For a property worth CHF 800,000, this equates to CHF 160,000.
Equity structure:
At least 10% in pure liquid assets (bank deposits, securities) = CHF 80,000
10% can come from the second pillar (LPP) = CHF 80,000
Approved sources of equity capital
1. Personal savings
Your savings account, checking account, or available cash. It's the simplest and most convenient source.
2. Existence of a second pillar (LPP)
You can use your company pension assets to purchase your main residence.
Advantages :
Increase your immediate purchasing power
Reduces your monthly mortgage payments
Disadvantages:
Reduces your future pension income (a reduction of approximately 10% for every CHF 100,000 withdrawn).
Taxed as income in the year of payment (reduced tax rate, but real tax impact)
It cannot be reused for 5 years after resale.
Obligation to replenish in the event of a sale (except after 50 years or upon retirement)
Impact calculation: A withdrawal of CHF 100,000 at age 40 could reduce your future pension by CHF 400-500 per month. This should be assessed in accordance with your retirement planning strategy.
3. Existence of a third pillar (3a)
Your locked-up private savings can be used to purchase your primary residence.
Conditions :
Payout possible every 5 years
Favorable tax treatment (reduced tax rate)
The amount is often limited (50,000-80,000 CHF, depending on the length of membership).
4. Gift or advance on an inheritance
Your parents can support you financially. Two options:
Direct gift: No refund, but it will be taken into account in future inheritances.
Family loans: Must be documented and recognized by the bank.
Warning: Large gifts can lead to family tensions during inheritance proceedings. Have the terms notarized.
5. Commitment of the second pillar
Alternative to payout: You deposit your LPP as security without withdrawing it.
Advantages :
Secure your retirement income
No immediate tax
Future flexibility
Disadvantages:
Higher mortgage payments (you borrow more money)
Higher overall costs (higher interest rates over time)
Comparison table: LPP withdrawal vs. commitment
criteria | LPP withdrawal | LPP Promise |
Actual equity | Yes, increase your 20% | No, please stay at the checkout. |
Monthly fees | ✅ Reduced | ❌ Higher |
Future pension | ❌ Reduced by 10-15% | ✅ Preserved |
taxation | Immediate tax (reduced) | No tax |
Total costs | Less interest | More interest |
flexibility | Limited term (5-year lock-in period) | Preferably |
Our recommendation: A withdrawal is advantageous if you are under 40 years old and have a stable income. A pledge is suitable for people aged 50 and over who want to secure their retirement income.
4. Familiarize yourself with your financial options.
The 3 golden rules of Swiss banks
Rule 1: Equity (20%)
As discussed above. Essential and non-negotiable in 99% of cases.
Rule 2: The maximum debt ratio (33%)
Your housing costs must not exceed one third of your gross income .
Calculation of theoretical costs (affordability calculation):
The mortgage interest rate was calculated at 5% (theoretical interest rate, not the actual interest rate).
Repayment: 1% of the loan amount per year
Fees and maintenance: 1% of the property value
A concrete example of a property valued at CHF 800,000:
Equity: CHF 160,000 (20%) Mortgage: CHF 640,000 (80%)
Theoretical annual fees:
Interest (theoretically 5%): 640,000 × 5% = CHF 32,000
Depreciation (1%): 640,000 × 1% = CHF 6,400
Maintenance/fees (1%): 800,000 × 1% = CHF 8,000
Total annual costs: CHF 46,400
Required minimum income: 46,400 ÷ 33% = CHF 140,600 gross/year or approx. CHF 11,700 gross/month
Rule 3: Repayment (Debt Reduction)
You must amortize (repay) your mortgage debt within a maximum period of 15 years , until it reaches 65% of the property value .
Two types of depreciation:
Direct: You pay back directly to the bank, your debt decreases.
Advantage: You pay less interest over time.
Disadvantage: Fewer tax deductions
Indirectly: You pay into a third, related pillar that secures the mortgage.
Advantage: Double tax deduction (interest + 3a)
Advantage: Building up retirement savings
Disadvantage: The return on investment 3a must exceed the interest rate in order for it to be advantageous.
Our recommendation: Indirect depreciation is generally more tax-efficient for middle and high incomes.
Simulator: How much can I borrow?
Quick method:
Take your annual gross income.
Multiply by 33% = your maximum load
Divide by 6.4% = your credit capacity
Add equity (20%) = maximum purchase price
Example with a gross income of CHF 120,000:
120,000 × 33% = CHF 39,600 maximum fees/year
39,600 ÷ 6.4% = CHF 618,750 credit limit
618,750 ÷ 80% = 773,400 CHF maximum purchase price
Optimizing your credit capacity
Legal strategies to strengthen your case:
Joint purchases as a couple: By combining your incomes, you almost double your purchasing power.
Pay off debts: Cancel car loans, leasing contracts and credit cards
Increase your equity: From a share of 20% you reduce debt and expenses.
Stable additional income: Regular bonuses, 13th month salary, rental income
Taking out a loan jointly with a relative: parents, siblings (be aware of the legal consequences)
5. Choose the right type of property
House or apartment: The great dilemma:
The apartment (PPE - condominium)
Advantages :
✅ Lower entry price (CHF 500,000-900,000 depending on the region)
✅ The maintenance of the outdoor facilities is carried out by the PPE team.
✅ Predictable and shared maintenance costs
✅ Often better located (near city centers)
✅ Easier to resell
Disadvantages:
❌ Monthly housing allowance payments (200-500 CHF)
❌ Collective decisions for major projects
❌ Less privacy and freedom of design
❌ Dependence on PPE management
Ideal for: First-time buyers, couples without children, people who value urban proximity and easy management.
The detached house
Advantages :
✅ Complete creative freedom
✅ Private garden and outdoor area
✅ No condominium fees
✅ Privacy and peace
✅ Expansion potential
Disadvantages:
❌ High purchase price (CHF 800,000-1,500,000)
❌ Maintenance entirely at your expense
❌ More frequent unexpected expenses (roof, facade, garden)
❌ Significant administrative effort
❌ Often further away from the centers.
Ideal for: Families with children, people seeking independence, those with a sufficient budget and the means to maintain the property.
New vs. Old: Comparative Analysis:
The property is new or less than 5 years old.
Advantages :
✅ No work is required for 10-15 years
✅ Current energy standards (heating savings)
✅ Manufacturer's warranty (5-10 years)
✅ Individual customization possible (surfaces)
✅ Maximum tax deductions
Disadvantages:
❌ Price per m² 15-25% higher
❌ Neighborhoods that are sometimes "under construction"
❌ Standardized services
❌ The costs of owning a condominium are often underestimated at the beginning.
Typical budget: 900,000-1,200,000 CHF for a new 4.5-room apartment on the outskirts of the city.
The older property (15+ years):
Advantages :
✅ Price per m² 15–25% lower
✅ Established residential areas with infrastructure
✅ Potential prestige and charm
✅ Negotiation often possible
✅ Real visibility of the surroundings
Disadvantages:
❌ Renovation work required (50,000-150,000 CHF)
❌ Energy efficiency could be improved
❌ Outdated standards (electricity, insulation)
❌ Possible hidden defects
Typical budget: 650,000-900,000 CHF for an older 4.5-room apartment + 80,000 CHF for renovation.
Our recommendation is based on the profile
First-time buyers with a small budget (CHF 500,000–700,000): → Well-located, older apartment on the outskirts of the city + phased renovation
Young couple without children (CHF 700,000-900,000): → Well-located, nearly new apartment (3.5-4.5 rooms)
Family with children (CHF 900,000-1,200,000): → Newer house on the outskirts of town or spacious new apartment
Comfortable budget (CHF 1,200,000+): → Newly built or renovated detached house in a sought-after location
6. Mortgage financing explained
Available mortgage types
1. Fixed interest rate mortgage
Principle: You secure the interest rate for a fixed period (2, 5, 10, 15 years).
Current prices 2025:
2 years: 1.8% – 2.2%
5 years: 2.0% – 2.5%
10 years: 2.2% – 2.8%
15 years: 2.5% – 3.0%
Advantages :
✅ Absolute safety and predictability
✅ Protection against rising interest rates
✅ Simplified budget planning
Disadvantages:
❌ No reduction when interest rates fall
❌ Penalty fees for early repayment
❌ Slightly higher short-term interest rates
Ideal for: Risk-averse individuals, tight budgets, and those expecting rising interest rates.
2. SARON mortgage (variable)
Principle: The interest rate is adjusted quarterly based on the Swiss average daily interest rate (reference SNB).
Current interest rate 2025: 1.5% – 2.0%
Advantages :
✅ Lower initial interest rate
✅ Benefit from lower interest rates
✅ No refund fees
✅ Maximum flexibility
Disadvantages:
❌ Risk of unforeseen price increases
❌ Variable Budget
❌ Stress in times of uncertainty
Ideal for: Comfortable budget with some flexibility, short- to medium-term investment horizon, dynamic profile.
3. Multi-tranche mortgage (mixed strategy)
The principle is: You divide your loan into several tranches with different maturities.
Example based on CHF 600,000:
Tranche 1: CHF 200,000 over 2 years (1.9%)
Tranche 2: CHF 200,000 over 5 years (2.3%)
Tranche 3: CHF 200,000 over 10 years (2.6%)
Advantages :
✅ Smoothing of interest rate risk
✅ Flexible, staggered refinancing
✅ Long-term optimization
Disadvantages:
❌ More complex management
❌ Requires market observation
Ideal for: Smart buyers with a long-term investment horizon and a desire for optimization.
Financing strategy in context
Context 2025 – Moderate but slightly increasing rates:
Our recommendation: 50/30/20 strategy
50% fixed for 5-7 years (security)
30% fixed for 10 years (long-term stability)
20% in SARON (opportunity if the price falls)
This approach strikes a balance between security and flexibility.
Compare offers: Don't settle for the first one!
The key players in the Swiss mortgage market:
Cantonal banks: Competitive conditions, local service, moderate flexibility
Major banks (UBS, CS, Raiffeisen): Digital offerings, negotiation possible for larger amounts.
Online banks ( Hypotheca.ch , etc.): Competitive fees, 100% digital process
Life insurance: Very competitive rates, strict conditions
Pension funds: Member benefits, preferential rates
Comparison method:
Request 3-5 quotes at once.
Compare the effective annual interest rate (including fees).
Check the processing fees (0-1,000 CHF)
Analyze the flexibility (damping, increase).
Negotiation offer: 0.1% on CHF 600,000 = savings of CHF 600 per year!
Pro tip: Banks often adjust their offers to match those of their competitors. Show them your best offers to negotiate.
7. The search for the ideal property
Define your priority criteria
Three-circle method:
Circle 1 – Non-negotiable criteria:
Minimum number of pieces
Geographic area (municipality/radius)
Absolute maximum budget
Property type (condominium/house)
District 2 – Important but flexible criteria:
Near public transport
General condition of the property
Alignment and brightness
Parking spaces
District 3 - Bonus criteria:
View, balcony, garden
High-quality services
Special equipment
Tip: Don't look for the "perfect" property. It doesn't exist. Aim for a property that meets 80% of your most important criteria.
Where can one search effectively?
Essential platforms:
Immoscout24.ch – Market leader, largest selection
Homegate.ch – Intuitive user interface, good coverage
Comparis.ch – Comparison of multiple locations
Anibis.ch – Private individuals, occasional bargains
Websites of local advertising agencies – Exclusive content before general release
Winning strategies:
✅ Create custom notifications on any platform.
✅ Check back daily – top offers sell out within 48–72 hours.
✅ Register on the waiting lists of the local authorities.
✅ Personal network – Inform your contacts about your search
✅ Field acquisition – identify target areas and establish direct contact
Visits: Checklist of points to be checked
Before the visit:
Explore the surroundings on Google Maps (shops, schools, noise levels).
Check the public transport timetables.
Consult the cadastral map (easements, zones).
During the visit – checklist:
📋 Exterior & Building:
Condition of the facade (cracks, moisture)
Roof and gutters
Common areas (cleanliness, maintenance)
Basement, bicycle storage room, parking space
📋 Interior - Technical Data:
Windows (double/triple glazing, condition)
Heating (type, age, consumption)
Sound insulation (test by tapping on the wall)
Power supply (number of sockets, distribution box)
Sanitary installations (water pressure, wastewater)
Ventilation (mechanical ventilation, air conditioning)
📋 Interior - Comfort:
Brightness (at different times of day)
Volume and ceiling height
Practical room layout (traffic routes)
Condition of floors and walls
storage
📋 Surroundings:
Noise pollution (street, railway, residential area)
Opposite
Orientation (morning/evening sun)
View
Pro tip: Visit the area on a weekday evening and on the weekend to experience the true atmosphere.
Documents to be requested
Before submitting an offer, request these documents from the seller/agency:
✅ Extract from the land register – Legal owner, easements, mortgages
✅ Cadastral maps – Exact boundaries, access
✅ Condominium Ownership Regulations - When a condominium
✅ Minutes of the last 3 general meetings – Approved work, disputes
✅ Statement of housing benefit payments – amount, renovation fund
✅ Energy Performance Certificate (EPC) – Consumption, Recommendations
✅ Up-to-date invoices – guarantees, quality
✅ Asbestos/lead certificate – if the property is old
✅ Development plan – building potential, protective measures
Refusal to submit a document = warning signal – do not ignore!
8. Make an offer and negotiate.
Analyze the asking price
Four-stage evaluation process:
1. Compare market prices.
Search for 5-10 similar properties that were recently sold (within the last 6-12 months).
Adjust according to conditions, location and services
Calculate the average price per square meter in the region.
2. Determine the required workload.
List any recent renovations (within the last 5 years).
Get 2-3 quotes for larger jobs.
Expect to pay between CHF 1,000 and 1,500 per square meter for a complete renovation.
3. Analyze the sales context
Duration of the advertisement (more than 3 months = room for negotiation)
Reason for sale (urgent step = pressure from the seller)
Number of visits and competing offers
4. Check the official transactions.
Some cantons publish the actual selling prices.
Contact local agents for references.
The negotiation strategy
In Switzerland, the general rule is: negotiation margin of 3-8% depending on the context.
When to negotiate only a small amount (0-3%):
Highly sought after in high-demand areas.
The price is already attractive compared to the market.
Several competing offers
The seller was in no hurry.
When further negotiations are advisable (5-10%):
Old building in need of renovation
This offer has been online for over 3 months.
buyer's market
Seller is motivated (moving, divorce)
Progressive offer technique:
First offer: Offer price - 8%
"After market analysis and estimation of the required workload..."
If the counter-offer is rejected: offer price - 5%
"To achieve this quickly, we can move forward to the following..."
Final offer: Sale price - 3%
"This is our best and final offer, financing package ready."
Concrete example:
Price quoted: CHF 850,000
Offer 1: CHF 780,000 (-8%)
Offer 2: CHF 810,000 (-4.7%)
Agreement: CHF 825,000 (-2.9%)
Savings: CHF 25,000
Formalize the purchase offer
Once the price has been negotiated, it should be recorded in writing:
Contents of the purchase agreement:
Buyer identity
Exact address and description of the property
Agreed price and payment terms
Desired date for signing at the notary's office
Date of ownership
Prerequisites (financing, permits)
Offer validity period (7-14 days)
Essential prerequisites:
Obtaining bank financing (timeframe: 30-45 days)
"This offer is subject to the securing of mortgage financing in the amount of XXX CHF at market-standard conditions."
Acquisition permit (if the person is a foreigner within the meaning of the Lex Koller)
Processing time: 2-4 months depending on the canton
Building permit (if work is planned)
Specify the type of work planned.
Sale of current property (if applicable)
"Subject to the sale of our property in..."
Important: Without any conditions precedent, your commitment is final. If you withdraw, you will lose your deposit (usually 10% of the price, i.e., CHF 80,000 for a property valued at CHF 800,000).
Dealing with competitive situations
If multiple buyers are interested:
❌ To be avoided:
Emotional bidding beyond the budget
Abandoning preconditions through haste
Accepting a signing deadline that is too short
✅ To do:
Show your seriousness: pre-approved bank file
Suggest a quick signing appointment.
Be flexible regarding the key handover date.
Add a personal letter to the seller (it works!).
Offer a slightly higher down payment.
The letter to the seller: A proven method in Switzerland! Explain on one page why this property suits your lifestyle. Sellers often place great importance on personal needs, especially when it comes to owner-occupied properties.
9. Administrative procedures up to signing
Step 1: Acceptance of the offer (Day D)
The seller accepts your offer in writing. The purchase agreement is signed by both parties.
From this moment on:
Deposit the down payment (5-10%) into an escrow account.
Activate your suspensive conditions
Start the financing process
Step 2: Preparing the mortgage file (Day 1 to Day 7)
Documents to bring to the bank:
📄 Personal items:
Proof of identity (passport or identity card)
Residence permit (if foreign national)
Marriage/partnership certificate (if it is a couple)
Family history (if children)
📄 Professional documents:
the last 3 payslips
Employment contract
Employer certificate
For self-employed individuals: the last 3 annual financial statements + tax returns.
📄 Financial documents:
the last 3 tax returns
Certificates of contributions to the second and third pillars of the pension system
Bank statements from the savings account
Statement of assets (securities, insurance policies)
List of existing debts (loans, leases)
📄 Ownership documents:
Purchase agreement signed
Full range of real estate listings
Site plans
Extract from the land register
Appreciation (sometimes provided by the bank)
Tip: Prepare all these documents in advance in a digital folder. This will save you 1–2 weeks.
Step 3: Bank analysis and basic agreement (7 to 30 days later)
The bank is reviewing your application:
Proof of income and stability
Calculation of the debt-income ratio
Real estate valuation (internal or commissioned valuation)
Risk analysis
Two possible outcomes:
✅ In principle commitment: The bank approves the financing subject to certain conditions.
You will receive a confirmation letter.
Conditions: final signature, no change of situation
Validity: usually 3-6 months
❌ Rejection or insufficient conditions:
Ask for the specific reasons.
Apply immediately at other banks.
Consider adjusting your offer (increasing equity).
In case of repeated rejections: Activate your financing reservation clause to cancel the purchase without penalty.
Step 4: Completion of financing (Day 30 to Day 45)
Once an agreement has been reached:
Sign the final mortgage offer
Choose your interest rate strategy
Specify your beneficiaries (life insurance)
Take out the mandatory insurance policies:
Building insurance (mandatory, often cantonal)
Life insurance (required by the bank)
Legal expenses insurance (recommended)
Step 5: Appointment with the notary (Day 45 to Day 60)
Before the signing:
The notary will send you the deed of sale (2 weeks in advance).
Read it carefully and ask your questions.
Please check all amounts and dates.
Please check the availability of funds.
The day of the signing:
Who is present?
They (the buyers)
The seller(s)
The notary
Possibly: Real estate agent, consultant
Duration: 1-2 hours
Procedure:
Complete reading of the purchase agreement
Explanation of important clauses
questions and answers
Signatures of all parties
Symbolic key handover (or postponed date)
Signed documents:
Certified deed of sale
Mortgage assignment (in case of withdrawal)
Release declaration (if old mortgage)
Bank authorization for transfers
Notary fees : CHF 1,500 - 3,000 depending on the canton and complexity.
Step 6: Registration in the land register (day 60 to day 90)
The notary will handle the registration:
Transfer of ownership to your name
Registration of mortgages
Deletion of old fees
You will then receive:
Extract from the land register in your name
Confirmation of mortgage registration
🎉 Congratulations, you are now officially a homeowner!
Step 7: Handing over the keys and inventory
If the signature is delivered later:
Organize a joint site visit.
Take photographs of the property's condition.
Note down the meter readings (water, electricity, gas).
Check that all devices are working properly.
Collect all keys, ID cards, and remote controls.
Obtain the installation instructions.
Documents to be provided by the seller:
Device warranties
Invoices for recently rendered services
Contacts for tradespeople (heating engineer, electrician)
Access codes and access points (keyboard, garage, basement)
Technical plans (electrical, plumbing)
10. Hidden costs you absolutely must factor in
In addition to the purchase price, you should include the following often underestimated costs in your budget:
Acquisition costs (5-10% of the price)
For a property worth CHF 800,000:
Work | Crowd | Details |
Inheritance taxes | 16,000-24,000 CHF | 2-3% depending on the canton (Geneva, Vaud). |
Notary fees | 2,000-3,000 CHF | Purchase agreement, registrations |
Land registry fees | 800-1,200 CHF | Land registry entry |
Property valuation | 800-1,500 CHF | At the bank's request |
Brokerage (if an agency) | 0-24,000 CHF | 0-3% depending on the agreement (often the seller). |
Total acquisition costs | 20,000-54,000 CHF | 2.5–6.7% of the price |
Cantonal differences: Geneva and Vaud have the highest real estate transfer taxes (3%). Schwyz and Zug have the lowest (0%).
Moving costs
Professional moving companies: CHF 2,000-5,000 depending on the size and distance of the move.
Truck rental + helpers: 500-1,000 CHF
Boxes and materials: 200-500 CHF
Service deactivation/installation: 200-400 CHF (Internet, electricity)
Average budget: 3,000-6,000 CHF
Development and equipment costs
An often overlooked task! You will need:
Equipped kitchen (if not already included): CHF 15,000-40,000
Lighting fixtures: CHF 2,000-5,000
Curtains/Blinds: CHF 2,000-5,000
Painting work/minor repairs: CHF 3,000-8,000
Additional furniture: CHF 5,000-15,000
Household appliances: CHF 3,000-8,000
Average budget: CHF 30,000-80,000 (depending on the condition of the property and your requirements)
Annual recurring fees
For your monthly budget:
Work | Annual amount (CHF 800,000) |
Mortgage rates | 12,800 CHF (2% of 640,000) |
depreciation | CHF 6,400 (1% mandatory) |
Building insurance | 800-1,200 CHF |
Liability insurance/Legal expenses insurance | 400-600 CHF |
Condominium fees (if applicable) | 3,000-6,000 CHF |
Maintenance/Repairs | 4,000–8,000 CHF (0.5–1%) |
Heating/Water/Electricity | 3,000-5,000 CHF |
Garbage/water tax | 500-800 CHF |
Property taxes | Varies by canton |
Rental value (taxes) | According to income |
TOTAL monthly | 2,600-3,500 CHF |
Comparison to rent: These fees replace your rent, but are easier to plan over time.
Recommended reserve fund
Create a safety net for unforeseen events:
Year 1: CHF 20,000-30,000 (equipment, minor repairs) Subsequent years: CHF 10,000-15,000 (repairs, major maintenance work)
Examples of common unforeseen events:
Boiler replacement: CHF 15,000-25,000
Roof repairs (share of apartment ownership): CHF 10,000-30,000
Water damage: CHF 5,000-15,000
Window replacement: CHF 800-1,200/window
11. Final checklist before buying
30 days before signing
✅ Financing:
Received final bank agreement
Interest rate strategy confirmed
completed insurance policies
Available and verified equity capital
✅ Legal information:
Purchase agreement received and carefully reviewed
Extract from the verified, current land register
Easements and fees included
Read PPE regulations (if you own your apartment)
✅ Technology:
Second visit to the property completed
In cases of uncertainty, expert advice is sought.
Necessary work budgeted
Obtain renovation quotes if needed.
7 days before the signing
✅ Administration:
Notary appointment confirmed
Valid identification documents
Payment method for organized fees
Notice of termination for the current lease agreement sent (deadline met)
✅ Finances:
Funds available for notary fees
Budgeted transfer taxes
The security deposit was paid into an escrow account.
✅ Practical:
Organized removals
Contacted public services (electricity, internet)
Home contents/liability insurance included
Development budget confirmed
D-Day (signing)
✅ Bring with you:
Original identification documents
Family history (if applicable)
checkbook or bank details
List of questions for the notary
Camera (for inventory upon immediate handover)
✅ For checking while reading:
Fair selling price
Your correctly spelled identity
Date of ownership
List of included equipment
Amount and conditions of the mortgages
✅ To be requested from the notary:
Deadline for registration in the land register
Copy of the certified document
Contact information for further questions
12. The 10 fatal mistakes you should absolutely avoid
❌ Mistake No. 1: Shopping up to the maximum of the budget
Trap: They take out loans up to the debt-to-income ratio limit of 33%.
Risk: No room for unforeseen events, price increases, income declines, unexpected work.
✅ Solution: Maintain a safety margin of 10-15%. If you can borrow CHF 800,000, aim for CHF 700,000.
❌ Mistake No. 2: Neglecting fees and maintenance
Pitfall: Focusing solely on mortgage interest rates when planning your budget.
Risk: The costs (PPE, maintenance, heating) amount to an additional 400-600 CHF/month.
✅ Solution: Calculate the total cost of ownership (TCO): interest + depreciation + fees + maintenance + taxes.
❌ Mistake No. 3: Completely emptying the second column
Trap: Complete withdrawal from the LPP account to maximize the equity share.
Risk: Reduction of old-age pension by 15-20%, lower insurance coverage in case of disability, mandatory re-establishment in case of sale.
✅ Solution: Use only 50% of your maximum LPP and prioritize the 3rd pillar first.
❌ Mistake No. 4: Buying without visiting the neighborhood
Trap: Love at first sight during a single visit on a Saturday morning.
Risk: Discovering the inconveniences (noisy street, difficult neighborhood) only after the purchase.
✅ Solution: Visit the neighborhood three times: on a weekday morning, in the evening, and on the weekend. Talk to the neighbors.
❌ Mistake No. 5: Abandoning technical expertise
Trap: "The property appears to be in good condition, so why pay 1,000 CHF for a valuation report?"
Risk: After the purchase, it is determined that work worth CHF 50,000 is required (roof, facade, moisture).
✅ Solution: Invest CHF 1,000-1,500 in a property valuation for every property older than 20 years. This often leads to a price reduction.
❌ Mistake No. 6: Disregard for PPE regulations
Trap: Don't read the 40 pages of the condominium ownership regulations.
Risks: Rental ban, unbudgeted projects, restrictive rules (pets, opening hours).
✅ Solution: Read the complete PSA regulations and the last 3 general meeting minutes. They are your co-owner's bible.
❌ Mistake No. 7: Only choosing the lowest tariff
Trap: Choosing SARON with 1.5% instead of a 5-year fixed-rate bond with 2.3%.
Risk: If interest rates rise to 4%, your expenses will increase by CHF 1,000/month.
✅ Solution: When taking out a loan, prioritize collateral that makes up at least 60% of the loan amount, especially if you have a tight budget.
❌ Mistake No. 8: Neglecting taxation
Pitfall: Failure to foresee the tax implications of the purchase (rental value, LPP withdrawal).
Risk: Unpleasant surprise when filing your first tax return (+3,000-5,000 CHF in taxes).
✅ Solution: Consult a tax specialist before purchasing or use cantonal simulators.
❌ Mistake No. 9: Joint purchase without contraception
Pitfall: Buying a property while living together without a written contract.
Risk: In the event of separation or death, there is no legal protection. This can lead to significant inheritance disputes.
✅ Solution: Draw up a shareholders' agreement or a notarized partnership agreement that stipulates the following:
Distribution of shares (50/50 or according to the deposits)
Who pays for what?
Consequences of a separation
Mutual right of first refusal
❌ Mistake No. 10: Acting rashly out of fear of missing the opportunity
Trap: Making an offer without thinking, because "5 other buyers are interested".
Risk: Buying an overpriced, unsuitable property or a property with hidden defects.
✅ Solution: Always sleep on it after a purchase. If the property is sold, it might not have been the right one. Other opportunities will arise.
Conclusion: Your path to home ownership
Buying your first home in Switzerland is still an achievable goal in 2025 with careful preparation. Let's summarize the most important steps:
The 5 Pillars of Success
Sound finances : 20% equity + debt-to-equity ratio < 33% + safety buffer
Systematic search : Clear criteria, multiple visits, technical expertise
Optimized financing : comparison of offers, tailored interest rate strategy
Well-thought-out negotiation : market analysis, reasoned offer, conditions precedent.
Long-term vision : Comprehensive budget, expenditure planning, coherent life plan
Realistic timeline
Months 1-3: Formation of the equity fund, project definition, bank pre-qualification
Months 4-6: Active search, visits, purchase offer
Months 7-8: Final financing, administrative procedures
Month 9: Contract signing and move-in
Expected total budget (property valued at CHF 800,000)
Purchase price: CHF 800,000
Equity: CHF 160,000 (20%)
Acquisition costs: CHF 25,000-50,000 (3-6%)
Renovation/Conversion: CHF 30,000-80,000
Safety reserve: CHF 20,000-30,000
Total budget to be raised: CHF 235,000-320,000
Your next steps
✅ This week:
Calculate your credit capacity with our simulator.
Check your LPP and 3a assets with your pension funds.
Browse property listings in your target areas
✅ This month:
Ask 2-3 banks for a preliminary qualification.
Schedule an appointment with an independent mortgage advisor.
Define your specific purchasing criteria
✅ In 3 months:
Organize your first visits
Refine your budget based on your actual expenses.
Prepare your complete grant application.
Useful resources
Online calculator
Official information
Associations and councils
💬 Do you need individual support?
Every situation is unique. Feel free to contact us for advice:
An independent mortgage broker
A financial advisor specializing in real estate
A notary for the legal aspects
A technical expert for antique properties
🎯 Your goal is within reach!
Thousands of Swiss households purchase a home every year. With solid preparation, a systematic approach, and the right advice, you too can soon join their ranks.
Welcome to the adventure of buying property in Switzerland! 🏡
This article was last updated in October 2025. Prices, fees, and terms and conditions change regularly. Please always verify the information with certified professionals before making a purchase decision.
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More articles on Facilimmo.ch :
Comparison of the best mortgages in 2025 (coming soon)
Using your second pillar: a complete guide (coming soon)
The 20 most promising districts in French-speaking Switzerland (coming soon)
Calculation of the return on a rental investment (available soon)
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