Step 1: Determine the market value
The first step in selling a house is determining its market value. This step is crucial because only by knowing the current value of your house can you set the right listing price for your property. Set it too low, and you risk selling below market value; set it too high, and you may not generate enough interest.
It's recommended to engage a professional real estate agent or appraiser with experience in the local market. Factors such as location, size, condition, as well as current market trends will influence the value of your house.
Step 2: Prepare your property
Before listing your house for sale, it's good practice to take some time to make it appealing to potential buyers. Consider minor repairs, decluttering, and staging to showcase the property's best features. These minor cosmetic improvements can go a long way when it comes to taking the best possible photos.
Step 3: Choose a real estate agent
While selling a house on your own is of course possible in Switzerland, working with a real estate agent can streamline the process and maximise your reach. This is even more true if you are a foreigner and may not have the same local reach as an agent or brokerage firm that has been in the local business for many years. In addition, a real estate agent will handle all administrative and legal aspects of your house sale, which differ considerably on a canton-by-canton basis.
Traditionally, real estate agents charged a percentage based on the final selling price of your house. However, with the advent of fixed-fee pricing, real estate brokerage in Switzerland has become much more affordable.
Step 4: List Your Property
Once you've chosen an agent for selling your house, your property will be listed on various platforms, including online portals and print advertisements (e.g. more than 30 channels and 200'000 registered buyers when selling with Neho). In Switzerland, real estate listings often include information about the neighborhood, amenities, and transportation options.
Step 5: Negotiate Offers
As offers start coming in, your agent will negotiate on your behalf to secure the best possible deal. In Switzerland, negotiations often involve multiple rounds of counteroffers until both parties reach a mutually satisfactory agreement. Since real estate agents in Switzerland almost always act on behalf of the seller only, their main goal will be to maximise the selling price, rather than appease the buyers.
Step 6: Sign the purchase agreement
Once you've accepted an offer, a purchase agreement (known as "Kaufvertrag" or "Contrat de vente") will be drawn up, usually by a notary or lawyer. The purchase agreement is a legally binding contract that, as a bare minimum, must contain the purchase price, the property in question, and the parties involved. It will most likely contain a lot more conditions and terms, though.
On the agreed-upon date, the purchase agreement is signed by both parties before the notary. This is a formal requirement in Switzerland for any purchase agreement governing the sale of a property. Depending on the canton, the notary will either be an official employed by the canton, or a self-employed notary (who will still hold a cantonal licence).
Step 7: Transfer Ownership
After the purchase agreement has been signed, either the notary or the seller will contact the land registry office to have the land registry entry updated. Once this step has been completed, the buyer is the legal owner of the property. The transfer of ownership can either take place immediately after the notarisation, or at a later date, in which case it's recommended to include details about the transfer of ownership in the purchase agreement.
Step 8: Pay taxes
In Switzerland, any profit made from selling a property is subject to property gains tax. However, in some cases, the property gains tax may be waived. It's recommended to consult with a tax advisor to understand your obligations and ensure compliance with Swiss tax laws.
Calculate the expected property gains tax when selling your house with our tax calculator (not all cantons available yet): https://neho.ch/en/real-estate-gains-tax-calculator
