You have questions – we have the answers. Selling or buying a property often raises many uncertainties. In our FAQ section, you will find clear and practical answers to the most common real estate topics. Whether it is sales duration, pricing, or legal aspects – we bring clarity to complex processes. And if your question is not answered here, we are always happy to assist you personally.
On average, a property sale takes between 3 and 6 months – from the sales mandate to the entry of the ownership transfer in the land register. Factors such as location, condition of the property and the choice of marketing partner all influence the duration of the sale.
A rough market value estimate provides an initial indication. However, setting a well-founded price requires experience in the local real estate market and professional expertise. An on-site inspection and analysis of both the property and the current market situation are essential.
Smaller investments, such as a fresh coat of paint, can improve the first impression. Major renovations, however, rarely pay off, as buyers often prefer to realize their own ideas.
If several people are registered as joint owners in the land register, the sale of individual shares is not possible without the consent of the other owners.
There are several options:
Transfer the mortgage to a new property.
Transfer the mortgage to the buyer.
Early mortgage termination (mind the notice periods).
Use of a SARON mortgage with an interest rate option for flexible termination.
All heirs must agree to the sale. Apart from that, the sales process follows the usual procedure.
The costs include notary and land register fees, brokerage commission, transfer tax, marketing expenses and property gains tax.
The optimal time to sell depends on personal circumstances, the market situation and mortgage interest rates. Good market knowledge helps determine the right moment.
Important documents include:
Parcel number / cadastral plan
Current cantonal valuation
Year of construction
Floor plans
Excerpt from the land register
Private law agreements
Building insurance certificate
Service charge overview
Building specification
Information on renovations or repairs
There are good reasons to have the market value of your property reviewed at regular intervals:
Market adjustment: Property values change over time. An up-to-date valuation provides clarity about the current market value – whether for a planned sale, financing, or simply for orientation. Influencing factors include interest rates, economic developments, or structural changes.
Financial planning: A precise property value provides a solid basis for your financial future – for example, when extending or refinancing a mortgage.
Wealth overview: Knowing the value of your property gives you a clearer picture of your total assets – important for strategic decisions and long-term planning.
Insurance coverage: To ensure your property is properly insured, the insured value should correspond to the actual market value. A valuation provides certainty here.
Tax aspects: In cases such as inheritance, gifts, or asset distribution, an up-to-date valuation can also be tax-relevant and decisive.
Depending on the type of property, its use and the availability of data, different methods are applied in real estate valuation. Below you will find an overview of the most common approaches:
Hedonic Valuation Method
The hedonic method is a data-driven comparative value procedure and the most commonly used valuation method in Switzerland. It is based on actual sales prices of comparable properties. These prices are statistically evaluated according to numerous criteria such as location, year of construction, living space, condition and features. The database comprises more than 20'000 arm’s-length transactions annually – about half of all property sales in Switzerland.
Comparative Value Method
This method is also based on actual transactions. A distinction is made between direct comparison (with largely identical value-relevant characteristics) and indirect comparison (with deviations adjusted through surcharges or deductions). The comparative method is particularly suitable for standardized properties such as condominiums or single-family homes in homogeneous locations.
Residual Value Method
This method is mainly used to value building land when no sufficient comparable values are available – for example, in regions with high land prices. The value is derived from the potential selling price of a planned, zoning-compliant development minus the expected development and construction costs. The difference corresponds to the theoretical land value.
Income Approach
This method is primarily applied to yield-oriented and rented properties. The basis is the sustainable net income (rental income minus management costs). This income is discounted using a market capitalization rate to determine the income value.
Cost Approach / Real Value Method
This procedure is often used for special properties or owner-occupied real estate. The total value is obtained from the separately determined land value and building value.
The building value is based on replacement or construction costs, minus technical and economic depreciation (e.g. age, condition, outdated use).
The land value is determined according to location, plot size and local price levels – usually by using suitable comparable values.
A "Liebhaberpreis" is a purchase price that lies significantly above the objective market value of a property. It does not reflect the value generally assigned by the market but rather the individual, often emotional valuea particular buyer attributes to the property.
This means that an interested party is willing to pay more than the usual market would demand – for example, because a house appeals to them personally, evokes memories, has distinctive architectural features, or holds historical significance.
Such characteristics are not equally valued by all potential buyers – but for a specific buyer, they can make the decisive difference and drive the price upward.
The Price is the amount of money a buyer is willing to pay – and a seller is willing to accept. It results from supply and demand and can be influenced by many individual factors.
The value on the other hand, describes the intrinsic, objectively determined market value of a property. It is derived from recognized valuation methods and takes into account factors such as location, condition, potential use and many more criteria.
In practice, price and value do not always match:
A property may sell above its objective market value – for example, due to an emotionally motivated “special value.”
Conversely, it may sell below value – for instance, in the case of a quick distressed sale.
In short: The price is what someone actually pays. The value is what a property is objectively worth.
Experience shows that, especially in sought-after locations or tight markets, the achieved sales price can deviate significantly from the calculated market value.
