When Selling a House in Switzerland: Who Pays for What?

Discover who pays for what when selling a house in Switzerland. Learn about seller and buyer costs, from agent fees to notary charges and transfer taxes.

Selling a house in Switzerland is not only an emotional and strategic decision, but also a financial one. Beyond the selling price, both the seller and the buyer need to cover a range of costs. Knowing in advance who pays for what when selling a house helps avoid misunderstandings and ensures the process goes smoothly.

In this article, we break down the different expenses step by step and explain which side of the transaction is usually responsible for each.

Seller’s Costs: What Homeowners Should Expect

Real Estate Agent Commission

The most significant expense for sellers is usually the commission paid to the real estate agent. This fee is typically a percentage of the final selling price and may vary depending on the agency and canton. In Switzerland, the commission often ranges from 2% to 3%, although it can be higher or lower. Since this cost is usually in the tens of thousands of francs range, it’s important to negotiate the terms carefully, or choose an agency with a fixed-fee model, which can result in significant savings. 

Working with a professional agent is often worth the expense, as they handle marketing, negotiations, viewings, and the entire sales process. Sellers who prefer to sell privately can save on this commission, but must then invest more time and effort into managing the sale themselves. 

Property Valuation and Required Documents

Before putting the property on the market, sellers often order a valuation from an expert to set an appropriate asking price. This professional assessment helps avoid underpricing or discouraging buyers with an unrealistic price. The cost of such a valuation usually falls between CHF 800 and CHF 2,000, depending on the property’s size and complexity, and is paid by the seller.

In addition, the seller is responsible for preparing all the necessary documentation, such as:

• land registry extracts,
• building permits and plans,
• energy performance certificates (mandatory in some cantons),
• and any relevant surveys or renovation records.

Collecting these documents early in the process helps speed up the sale and avoids delays at the notary’s office.

Preparing the Property: Repairs and Home Staging

First impressions matter. Many sellers choose to invest in presenting their home in the best light, whether through minor repairs, deep cleaning, or professional staging.

Repairs might include fixing leaks, refreshing paint, or replacing worn fixtures. Staging, on the other hand, can involve renting furniture, hiring a stylist, or simply decluttering and rearranging rooms. Nowadays, virtual staging presents an attractive option over traditional staging, the main benefits being lower cost and higher flexibility. 

These investments are optional but may result in a quicker sale and sometimes even a higher selling price. Since these are aimed at making the property more attractive to buyers, the costs fall on the seller.

Real Estate Gains Tax

One cost sellers cannot ignore is the real estate gains tax (also called capital gains tax or property gains tax). This tax is levied on the profit made between the purchase price and the selling price of the property.

The rate depends on two main factors:

• how long the seller has owned the property,
• and the canton where the property is located.

If the property has been the seller’s main residence and the proceeds are reinvested in a new home, the tax may be deferred. However, if the property is a second home or the proceeds are not reinvested, the tax may apply in full. Sellers should seek professional tax advice early in the process to understand their obligations and avoid surprises.

Buyer’s Costs: What Purchasers Need to Budget For

Notary and Legal Fees

Every real estate transaction in Switzerland must be authenticated by a notary, who ensures the contract is valid and the transfer is correctly registered in the land registry. The notary’s role is crucial, and their fees are mandatory. 

The distribution of these fees depends on the canton: in some areas, they are split between seller and buyer, while in others, the buyer bears the entirety of the cost. 

Property Transfer Tax

Many cantons apply a property transfer tax (also called a real estate transfer tax). This is calculated as a percentage of the purchase price—typically between 1% and 3%, though the exact rate depends on the canton.

For example, buyers in Geneva face a relatively high transfer tax, while in other cantons, such as Zurich, no transfer tax is levied at all. Buyers should therefore research the rules that apply in the canton where they plan to buy.

Please note that in some cantons, especially in the French-speaking part of Switzerland, the property transfer tax is collected by the notary along with the notary fees proper. 

Mortgage and Financing Expenses

Most buyers finance their purchase with a mortgage, and this comes with its own set of costs. These can include:

• application or arrangement fees,
• property appraisal fees requested by the bank,
• administrative costs, and sometimes insurance premiums.

Since mortgage conditions vary significantly between banks, buyers should compare offers carefully or consult with a mortgage broker. 

Practical Example: A Typical Transaction

To illustrate how the costs are split, imagine a seller puts their property on the market for CHF 1,000,000:

• The seller might pay CHF 12,000 in agent commission, which includes a valuation, CHF 5,000 for minor repairs and staging, plus gains tax. 
• The buyer might face CHF 20,00 in notary fees and transfer taxes. 

These numbers can vary widely, but they show that both parties need to budget significant amounts in addition to the purchase price. 

Conclusion: Clarify Responsibilities Early

When selling a house in Switzerland, both parties must be prepared for more than just the purchase price.

• Sellers typically cover: agent commissions, valuations, documentation, staging or repairs, gains tax, half of the notary fees in some cantons. 
• Buyers generally cover: notary fees, transfer taxes, and financing expenses.

Because cantonal rules and personal circumstances can influence these costs, it’s wise for both parties to clarify responsibilities before signing the sales agreement. Consulting professionals such as real estate agents, notaries, and tax advisors ensures a transparent process and reduces the risk of misunderstandings.

Ultimately, understanding who pays for what when selling a house is key to a smooth, stress-free transaction.

Valuate your property for free

Are you selling or buying a home? Valuate your property in a few minutes using our free hedonic valuation tool: Valuate your property