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Selling a house: our 10 tips for you.
Tip no. 1: Set a realistic sale price.
Your own home has a high emotional value. But expect potential buyers to look at the property differently. Therefore, it is very important that the sale price has been estimated realistically and in line with the market before the property is advertised.
Tip no. 2: Prepare your house for sale as best possible.
Check the house and garden for defects and fix them. Get everything clean and tidy and make sure the place looks well looked after. This will allow you to take good, well-lit photos. A 3D tour through the property can also attract buyers if the photographs are professional and the property is shown in the best possible light.
Tip no. 3: Create a complete sales pack.
Your sales pack should include in particular:
- Cadastral plan (available from the land register surveyor)
- Building plans on a scale of 1:100 (i.e. floor plans, sections and façades)
- Photos, possibly a 3D video
- Building description
- Building regulations and zoning plan (available from the building authority)
- Municipality/site map
- Terms and conditions of sale
- Valuation
- Imputed rental value or tax value
- Excerpt from the land register
- Building right conditions and agreements with neighbours
- Register of suspected contaminated sites (available from the canton)
- Buildings insurance policy
- Information about financing (mortgage and bank)
- Regulations, usage and administration regulations and minutes (for condominium ownership)
- Ancillary costs statement and budget
Tip no. 4: Plan out a marketing strategy.
Think carefully about which platforms you would like to advertise on. This is a question of cost on the one hand. On the other hand, buyers search on different platforms and can easily get the impression that the property is a non-seller if they come across it on several platforms. A mix of digital and local marketing measures is recommended. There are now a significant number of platforms for selling houses. However, more advertising is not always conducive to sales.
Tip no. 5: Allow enough time to sell your house.
Prepare yourself for the sales process to be lengthy and time-consuming. Many sellers underestimate the length of time it takes to sell and the work involved. Selling without the help of an estate agent means you will have to take care of the photos yourself as well as the valuation, the sales documentation, marketing, the sales transaction and handling any financing and tax questions.
If you have a real estate expert see to this for you, you will pay commission of around 2 to 3 per cent. In return however, they will make it much easier to get to grips with all aspects of the sale and their expert knowledge of the market will help you secure the best selling price. In sought-after locations, a sales period of three months is a good benchmark. Generally speaking, the more realistic the asking price, the sooner you will find a buyer.
Tip no. 6: Factor in costs for the sale and taxes.
Many sellers are unaware that selling a property can entail substantial costs. In addition to notary and land registry fees and any property transfer costs, property gains tax in particular can also have an impact. The latter can be estimated on the websites of the respective canton. In addition, real estate agent services are associated with a commission fee of approx. 2–3%. In total, the costs for the average property range from around CHF 30,000 to CHF 50,000, and property gains tax alone can add up to just as much.
Tip no. 7: Take care of your existing mortgage.
If you have a mortgage on your property, you face additional challenges as a seller. In the best-case scenario, the buyer will take over the mortgage right away, or you have the option of transferring the mortgage to a new or other existing property. Transferring your mortgage to another property is a very smart option, whereas the buyer taking on the mortgage can entail a reduction in the purchase price if the buyer faces a higher mortgage interest rate than they would if they took out a new mortgage. The reduction would be in line with the additional interest costs to be paid by the buyer. If the price is reduced, you as the seller can still benefit from lower property gains tax, while exiting a fixed-rate mortgage early usually entails an early repayment charge and additional fees for terminating the mortgage contract, which can cost tens of thousands of francs.
Tip no. 8: Carefully assess the buyer’s solvency
If you have selected a buyer, their solvency must be proven by means of an irrevocable promise of payment from a Swiss mortgage lender. Do not rely on verbal promises. To avoid nasty surprises, it’s a good idea to make buyers aware of this at an early stage. This helps you avoid pointless viewings and cancelled reservations, saving you time.
Tip no. 10: Consider assistance from real estate agents.
If you are unsure about any of the above points, it is better to seek advice from an expert. They will guide you through individual points or the entire sales process.
What others wanted to know.
Our property experts give an insight into a selection of the most frequently asked questions. You can submit your own question too. We will be happy to help you.
Samuel E. (46), Worb
When is the best time to sell your house?
The best time to sell a property depends on various factors such as the economic situation, current interest rates, local demand and the time of year. There are studies that show that more properties are sold in the spring and summer months than in the winter, where, for example, houses with gardens are less attractive. Essentially, however, demand is what really matters, and demand is usually higher where interest rates are low and the economic outlook good. Ultimately, the timing must also suit your own needs or, if necessary, be coordinated with a successor solution.
Eldin B. (45), Spreitenbach
How long does it usually take for a house to sell?
The key to a quick sale is the location. Houses in good locations sell in around three to four months. If the location is less attractive, it usually takes six to eight months, depending on the region. The right sales strategy and the right sales price also have a significant impact on the time taken to sell.
Olivier P. (55), Münsingen
What taxes are incurred when selling a house?
The main factor here is property gains tax, which depends on the property holding period and can amount to tens of thousands of francs. In addition, a few cantons have a property transfer tax, which can amount to 1% to 3% of the purchase price, instead of land registry costs.
Sandra S. (39), Rheinfelden
Do I have to report any defects in the building?
Samuel E. (46), Worb
When is the best time to sell your house?
The best time to sell a property depends on various factors such as the economic situation, current interest rates, local demand and the time of year. There are studies that show that more properties are sold in the spring and summer months than in the winter, where, for example, houses with gardens are less attractive. Essentially, however, demand is what really matters, and demand is usually higher where interest rates are low and the economic outlook good. Ultimately, the timing must also suit your own needs or, if necessary, be coordinated with a successor solution.
Eldin B. (45), Spreitenbach
How long does it usually take for a house to sell?
The key to a quick sale is the location. Houses in good locations sell in around three to four months. If the location is less attractive, it usually takes six to eight months, depending on the region. The right sales strategy and the right sales price also have a significant impact on the time taken to sell.
Olivier P. (55), Münsingen
What taxes are incurred when selling a house?
The main factor here is property gains tax, which depends on the property holding period and can amount to tens of thousands of francs. In addition, a few cantons have a property transfer tax, which can amount to 1% to 3% of the purchase price, instead of land registry costs.
Sandra S. (39), Rheinfelden
