FAQ & Useful Documents

The handover of the keys occurs at the moment of the transfer of ownership. The transfer of ownership can take place at the time of signing in the case of a direct sale, or at a later date in the case of a deferred sale.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#when-does-the-handover-of-the-keys-take-place-when-selling-a-property

This point should be discussed between the parties ahead of the property transfer. If the buyer wishes to receive the property in a particular condition, they should mention it, and this can be specified in the deed of sale. In the absence of any specific instructions, common sense should prevail. Courtesy dictates that the seller leaves the property as they would like to find it themselves — empty and clean.

If the buyer plans to carry out major renovations immediately after the purchase, this should be confirmed in advance, in which case it may be acceptable to leave the property as is. Once again, good communication ahead of time will help avoid most potential issues.

Cleaning costs are, of course, the seller’s responsibility.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#do-i-have-to-clean-the-property-before-handing-over-the-keys-to-the-buyer

Before clearing out your property, consider asking the buyer if they’re interested in keeping certain pieces of furniture or accessories. If these items are not included in the sale price, you’ll need to agree on a separate price.

Next, consider donating to charitable organizations such as Emmaüs, La Renfile, or La Manivelle. Most of them will come to your home to collect donated furniture or household items.

Finally, for any remaining items that no one wants, arrange for their removal through a moving company that complies with local recycling and waste disposal guidelines.

Useful contacts:

• Emmaüs Genève – +41 22 301 57 57 – emmaus-ge.ch

• La Renfile (CSP Genève) – +41 22 807 07 00 – csp.ch

• La Manivelle – +41 77 525 70 68 – manivelle.ch

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#im-moving-and-dont-want-to-keep-all-my-furniture-what-should-i-do

Building insurance:

A house/villa must always be covered. For this reason, the rights and obligations from the building insurance contract automatically transfer to the buyer. The buyer may reject the transfer in writing within 30 days of the ownership change. The insurance company can also terminate the contract within 14 days of learning the new owner’s identity. If terminated, the contract ends at the earliest 30 days later.
In the case of an apartment, this doesn’t apply, as the building is insured as a whole.

Warranties:

If you’ve carried out construction work on your property, you likely received warranties from the trades involved. If these warranties are still valid (typically for 5 years), all transferable warranty rights are passed on to the buyer. The buyer may ask you to provide all signed contracts to understand the details of the warranties. Non-transferable rights remain with you as the seller, but you agree to enforce them on behalf of the buyer and at their sole expense.

Water, gas, and electricity:

As the departing occupant, you must inform the Services Industriels de Genève (SIG) of your move and report the meter readings. The buyer will also notify SIG upon taking possession. You will only be billed for the period during which you owned and occupied the property. The buyer will be responsible for all utility contracts thereafter.

Phone, TV, internet, and fiber:

These services are usually tied to a personal subscription (e.g., Swisscom, Sunrise, Salt). You simply notify your provider of your change of address, and the subscription follows you to your new home. The buyer will have to sign up for a new subscription with the provider of their choice.

Household insurance:

This doesn’t concern the buyer. However, you must inform your insurer of your change of address so coverage continues at your new residence. If you fail to do so, your belongings may not be covered. The buyer should also ensure their household insurance is updated.

Maintenance contracts:

In most property sales, maintenance contracts are not transferred. The property must be handed over free of any contractual obligations. The seller is responsible for cancelling them at their own expense. However, the parties can agree to transfer such contracts with the involved company’s consent.

Heating:

If you own a house with a boiler or heating system, you may have a maintenance contract. Typically, this contract is not transferred in the sale deed. However, it’s good practice to coordinate with the buyer and the maintenance company if a transfer is desired.

Resident registration:

Don’t forget to report your change of address to the Residents’ Registry.

• If you’re Swiss, notify your new commune.

• If you’re a foreign national, report to the Cantonal Office of Population and Migration (OCPM).
  The buyer will do the same.

Post office:

Notify the post office of your change of address to ensure mail forwarding to your new home. The Swiss Post can also notify your bank and insurer for you. The buyer should do the same on their side.

Alarm system:

If the property has an alarm system, it’s typically included in the sale. However, the contract with the security company is personal. Make sure to cancel or arrange to transfer the contract to the buyer if they want it. It is advisable to maintain surveillance especially if the home will be vacant between your departure and the buyer’s move-in, to prevent issues like squatting.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#real-estate-sale-should-you-transfer-insurance-gas-electricity-contracts-etc

You may be wondering whether the sale of your property is subject to VAT. In most cases, it is not, unless the building is VAT-liable. This situation is more common for commercial buildings, but it’s important to verify this point to avoid any unpleasant surprises.

However, brokerage fees are indeed subject to VAT, and they are generally paid by the seller.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#im-selling-my-property-does-vat-apply

If your property is located in the Canton of Geneva, you’re likely aware that it is subject to the Additional Property Tax (Impôt Immobilier Complémentaire, also referred to as land tax). For individuals, the rate is 1‰ (per mille) of the property’s tax value. For legal entities, the rate is 2‰.

This tax is owed by the person listed as the owner or usufructuary in the Land Registry (Registre foncier) as of December 31st of the fiscal year. Therefore, regardless of the actual date of the ownership transfer, it is always the buyer who ends up paying the tax for the entire year.

To ensure fairness, however, the buyer and seller can agree to prorate the tax based on the number of days each party owned the property during the year of the sale.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#when-selling-a-property-who-pays-the-additional-property-tax-icc

When you sell your property in Geneva, you’ll be required to pay a tax on real estate profits, known as the Impôt sur les Bénéfices et Gains Immobiliers (IBGI). This is a capital gains tax based on the profit made from the sale.

As long as the property is considered part of your private assets (as opposed to commercial assets), the tax rate is progressively reduced based on how long you’ve held the property:

• 50% if held for less than 2 years

• 40% if held for at least 2 years, but less than 4

• 30% if held for at least 4 years, but less than 6

• 20% if held for at least 6 years, but less than 8

• 15% if held for at least 8 years, but less than 10

• 10% if held for at least 10 years, but less than 25

• 2% if held for 25 years or more

In the case of an inheritance, and as long as the death occurred after January 1, 2001, the years of ownership by the deceased are carried over to the heirs.

Note that certain expenses — such as brokerage fees or value-enhancing renovations (not regular maintenance) — can be deducted when calculating taxable capital gains.

Good to know: it is possible to defer this tax if you reinvest the proceeds from the sale into a new primary residence within five years.

The sale of shares in real estate companies that own property in Geneva is also subject to the IBGI and must be declared accordingly.

Important: If the property is classified as part of your commercial assets, any capital gain will simply be added to your income and taxed at your regular income tax rate.

In the context of your private residence, this is usually not the case. However, if there’s any doubt, we strongly recommend consulting a tax expert. You may also request a preliminary ruling (ruling de principe) from the Geneva Tax Administration before putting your property on the market, to avoid any unpleasant surprises at the time of sale.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#ive-sold-my-property-what-taxes-do-i-have-to-pay

Since 2021, the vast majority of new mortgage certificates are so-called “registered” certificates, meaning they are digitized and recorded in the Land Registry, unlike “paper” certificates which are only valid for the person physically holding them. If your certificate belongs to the latter category, there is indeed a risk of losing it. If you can no longer find your mortgage certificate, this can pose a problem when selling your property — but it’s not insurmountable.

The notary will be required to withhold an amount from the sale price equivalent to the value of the certificate and associated legal fees. They must also appoint a lawyer to initiate a “title cancellation procedure” before the Court of First Instance. This process includes a publication in the official gazette (Feuille d’avis officielle) calling for any potential creditors to come forward. If no claims are made within the set period, the court may issue a new mortgage certificate and the notary can then release the withheld funds to the seller. This process can take several months and incur additional costs.

Therefore, it is crucial to keep your paper certificates in a safe place — or better yet, convert them into registered certificates.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#ive-lost-my-mortgage-certificate-what-should-i-do

As a reminder, a mortgage certificate is an official document issued by a notary that serves as security for a mortgage loan. You cannot borrow money from a bank without this “security paper.” Issuing it costs around 2% of the mortgage amount (including registration fees, land registry fees, notary fees, and various expenses).

In the context of a transaction, the transfer of the mortgage certificate is part of the negotiations. Generally, unless the seller chooses to transfer it to another property in their name, the certificate is transferred to the buyer for half of the creation costs mentioned above, i.e., about 1% of the mortgage amount. For transactions involving a large volume, it is sometimes customary for the certificate to be transferred free of charge.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#im-selling-my-property-what-should-i-do-with-the-mortgage-certificate

Your property has a mortgage and you want to sell it? Don’t worry. Several options are available to you:

Repay the mortgage with the proceeds of the sale:

This is the most common situation. The buyer pays the purchase price to the notary, who then uses the funds to repay the mortgage to your bank. However, be aware that the sale may take place before your loan matures. In this case, early repayment penalties may apply. It’s important to contact your bank before the transaction to inform them and understand the possible consequences of your decision to sell.

Transfer the mortgage to the buyer:

In some cases, you can transfer your mortgage to the buyer if your bank agrees to this option. This can be advantageous if the buyer qualifies under the same loan conditions you originally obtained, as it could help you avoid early repayment penalties. However, not all banks allow this, so you should check with your bank in advance.

Transfer the mortgage to a new property:

Under certain conditions, you may also be able to transfer the mortgage to another property you own in Switzerland. For example, the loan amount must not exceed 80% of the value of the new property, and your income should not have significantly decreased since the loan was initially taken out. Again, contact your bank to explore the options available to you.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#im-selling-my-property-what-should-i-do-about-my-mortgage

The sales commission of the broker is obviously paid by the party who hires them. In most cases, it is the seller who mandates a broker to sell their property; therefore, the sales commission will be the seller’s responsibility. Generally, these fees are paid directly by the notary handling the sale.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#who-pays-the-sales-commission

The acquisition costs for a property are the responsibility of the buyer. In Geneva, these mainly consist of:

› A tax called the registration duty, amounting to 3% (excluding VAT) of the purchase price of the property;

› Fees for registration in the Land Register at 0.21% of the purchase price, capped at CHF 40,000;

› The notary’s decreasing fees calculated based on the purchase price;

› Various other fees, VAT, and disbursements;

Altogether, this amounts to approximately 4% of the property transaction value, decreasing proportionally with higher purchase prices.

The official website of the Geneva Notaries allows you to estimate the exact fees related to the acquisition of a property.

It should be noted that if the sale price is below a certain threshold, the buyer may benefit from CASATAX, which reduces the registration duties and the fees for creating the mortgage certificate. This threshold is reviewed annually and for 2024 is set at CHF 1,359,903. Additional conditions apply: the buyer must be an individual (natural person) and make the purchased property their primary residence. They must also commit to living in it for at least three years within two years following the signing of the sales contract

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#what-are-the-purchase-fees-who-pays-them

By custom, the buyer usually chooses the notary who will handle the sale. However, as a seller, you can decide to be represented by your own notary who will solely defend your interests. Any fees related to this additional notary would be your responsibility.

It’s important to note that every notary is a public official and is required to protect the interests of both parties equally in the transaction.

Moreover, the GRANGE Properties team is there to ensure your rights are respected and to defend your interests throughout the entire negotiation process until the keys are handed over. That’s why it’s quite rare for a seller to hire their own separate notary during the sale.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#real-estate-sale-who-can-choose-the-notary

Selling your home requires an authentic deed, meaning it must be notarized by a notary practicing in Geneva. There are three main formats of sale possible:

Direct Sale:

This is the simplest form of sale. The buyer pays the full purchase price and acquisition costs before signing. The sale becomes effective at signing, and keys are handed over on the spot. Ownership transfers shortly after the signature once the notary records the sale in the Land Registry. The notary then transfers the sale amount to the seller, after deducting any sales commission owed to the broker, repayment of any mortgage, repayment of your pension fund (2nd pillar), and any provision for property gains tax (IBGI). Direct sales are rare in practice since sellers often need time to move out. In such cases, a deferred sale with a right of redemption is used.

Deferred Sale with Right of Redemption:

This type of sale delays the transfer of ownership to allow time for certain actions, such as the seller needing time to move or the buyer finalizing financing. The parties agree on a latest or earlier date for the transfer. The buyer is given a right of redemption to ensure they can enforce the sale if the seller fails to meet their commitments. Usually, the buyer pays a 10% deposit into the notary’s account before signing the deferred sale, with the balance due before the transfer. The buyer becomes owner only at the transfer date. The contract also specifies penalties if either party withdraws, typically a penalty equal to the deposit amount. However, the buyer can enforce the sale if the seller defaults using the right of redemption.

Promise to Sell or Conditional Sale:

These options are typically chosen to allow time for conditions beyond the parties’ control to be fulfilled (e.g., obtaining building permits or release of land from agricultural zoning). With a promise to sell, the parties commit to signing a direct sale once conditions are met. In a conditional sale, the transfer at the Land Registry only occurs if the conditions are fulfilled. Both may include a right of redemption for the buyer. Usually, the buyer pays a 10% deposit before signing the promise or conditional sale, and the balance is paid once conditions are met to trigger the transfer.

Summary:

• Choose direct sale when everything is clear and ready at signing.

• Choose deferred sale when more time is needed before transfer.

• Choose promise to sell or conditional sale when external conditions must be met first.

Each case should be discussed with your notary to choose the best format for your sale. Our GRANGE Properties team is also here to support you through these decisions.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#what-are-the-different-types-of-contracts-i-can-sign-to-sell-my-property

Establishing a fair value for your home is the key to a successful transaction. The value of your property depends on many criteria. You might regret setting a starting price too low and selling too quickly, just as much as pricing it too high and discrediting the property on the market. It is essential to work with an experienced professional to determine the right price from the start.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#how-to-set-the-listing-price-for-my-property

Real Estate Values: What Are the Differences and How to Interpret Them?

You have probably heard about several types of values related to your property, which can sometimes be confusing. Some concern banks, others insurance, and of course, when selling your property, you mostly want to know the market value. The main types of values are defined as follows:

Market Value (or Fair Value):

This is the value that should interest you when selling your property. It is estimated taking into account a multitude of criteria, both intrinsic—such as the living area, plot size for a villa, quality of materials, installations, location, neighborhood—and extrinsic factors like the macroeconomic situation, demand from potential buyers, scarcity of similar properties, and recent sales in the area. A knowledgeable expert must master all these aspects to provide you with an estimate that closely reflects the market reality.

Real Value (or Intrinsic Value):

This corresponds to the cost necessary to reproduce the same property identically, minus a certain percentage for wear and tear, plus the land value. This value is often somewhat lower than the market value. It can be used for certain types of valuations and expert reports.

Mortgage Value (or Pledge Value):

This is the value a mortgage lender (usually a bank) agrees to finance. In most cases, this value is estimated using the hedonic method, which refers to recent sales of comparable properties in the neighborhood, with a conservative margin. Each bank, however, may apply its own evaluation methods.

Insurance Value:

In Geneva, it is generally estimated annually by the Building Valuation Office (BEB) and serves as the basis for your building insurance contract. In brief, it is the amount you insure. If your building burns down, it is the amount the insurance will pay to rebuild it new. This value only considers the construction cost necessary to reproduce the property identically. It does not take depreciation or land value into account.

Tax Value:

This value is less straightforward. It is calculated and periodically reassessed by the tax authority. It is used, among other things, to calculate your wealth tax. If you bought your property, its tax value is the purchase price. If you inherited it, the value corresponds to what the tax administration recorded at that event. If you or a close relative lives in the property, the tax value is reduced by 4% per year of occupation, up to a 40% deduction. If you made improvements increasing the value, you must report them to the tax authorities, and the amount of the work will be added to the tax value. Note that if your property has more than two units or commercial premises, it is considered a rental property. Its tax value is then determined by capitalizing the annual fiscal rental income at a rate set yearly by the authorities.

“Replacement” Value OCLPF:

This value applies if your villa is located on a parcel in a development zone (see question 8). It is mainly calculated by considering a price per square meter for the land, the intrinsic value of your villa, landscaping, exterior amenities, and a sum for connecting your parcel to public services.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#real-estate-values-what-are-the-differences-and-how-to-interpret-them

As a property owner, you are required to have all electrical meters specific to your home periodically inspected by an accredited inspection body. The inspection frequency varies between 5 and 20 years depending on the use of the premises and the type of installation. No worries, SIG (or your RCP manager if you are part of a “group for own consumption”) is obliged to send you a reminder letter at least 6 months before the next due date.

In the context of a sale, the buyer is also required to have this inspection carried out immediately after the property transfer if the last inspection was conducted less than 5 years ago. This point is usually noted in the sales contract.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#should-i-have-the-electrical-meters-oibt-inspected-before-selling-my-property

Landslide? A crack in a load-bearing wall worrying you? If you are aware of any defect affecting your property, it is essential to inform your broker, who will then notify potential buyers. Even though the sales contract always specifies that the buyer takes possession of the property as it is on the day of signing, without any guarantee, you will still be held responsible for any defect fraudulently concealed (Art. 199 CO). A transparent and unambiguous transaction helps avoid problems later on.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#should-i-disclose-defects-in-my-property-to-the-buyer

In Switzerland, calculating the surface area of a home can be quite complex. Net living area, gross living area, gross saleable area, net saleable area, PPE surface? Moreover, differences exist between cantons. Confused? Don’t worry, we’ll explain.

First, it’s important to understand that the notary, when handling the sale/purchase of an apartment in Geneva, uses what is commonly called the “PPE surface” as a reference. If you own an apartment in Geneva, you probably know this figure. It is the surface indicated in the PPE regulations and influences the co-ownership shares (“millièmes de copropriété”) you hold. It’s also called the “gross saleable area.” This surface includes all the living space of the apartment (interior surface including partitions and interior walls), exterior walls, 50% of party walls, as well as weighted exterior spaces. Generally, a balcony is counted at 50%, a terrace at 33%, and a garden at 10%. For rooms with sloping ceilings, the surface is counted fully when the floor void is equal to or greater than 2.40 m, half when between 1.80 m and 2.40 m, and not counted below 1.80 m.

In practice in Geneva, it is this “gross saleable area” that is stated in a sales dossier. However, be careful—some listings mistakenly show the “net saleable area” without specifying, which excludes exterior and party walls. There can be a 10 to 15% difference between these two measures. When you hear: “this apartment sold for CHF 10,000 per m²,” make sure you know which surface area is being referenced.

In both cases, cellars, attics, storage rooms, and parking spaces are considered additional elements and are not included in the surface calculation. They must be listed separately in an appraisal or presentation dossier.

Note that for an individual house, valuation is done differently. The volume built (m³), plot size, exterior improvements, and any installations or equipment are considered instead. Multiple measurement types may be given here as well. Be sure to consult an expert to fully understand your villa’s volume.

If you have any doubts, contact our team who can assist you in this calculation and help establish a market value for your home.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#what-is-the-surface-area-of-my-home-how-is-it-calculated

When preparing your sales file, it is essential to be aware of the various easements encumbering your property. Right of way, view easement, usage easement, etc., all can impact the value of your property.

Our GRANGE Properties team can assist you in obtaining this information and ensures that your sales file is robust and complete before any marketing.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#what-easements-affect-my-property

There is a common misconception on the market that to maximize your chances of selling, you should multiply sales mandates with as many agencies as possible. This is a false good idea. Here’s why.

First, having multiple mandates can create misunderstandings and poor coordination, such as when changing prices or marketing strategies. Having several brokers means giving instructions multiple times, risking confusion in the market when the strategy isn’t interpreted the same way by each partner. Having only one contact ensures an adequate, focused marketing strategy and simplifies communication.

Second, it’s important to understand that a potential buyer feels more comfortable diving into the study of a file, especially if it presents some complexities, when their contact has an exclusive mandate. This provides additional assurance that their offer will be taken seriously and closely aligned with the seller’s expectations. Having only one broker maximizes the chances of turning simple interest into an actual purchase offer.

Finally, thanks to our membership in the Courtiers Partenaires brokerage network, you benefit from the strength of our alliance with other experienced and recognized brokers in the area. The network allows us to present your property to a wider clientele, all while maintaining a single contact for you and within a controlled, managed process. The benefits of activating a network of multiple brokers without the related drawbacks.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#mandate-simple-or-exclusive-whats-the-difference

You might be tempted to go it alone — and that’s completely understandable. However, we strongly recommend working with an experienced broker. Selling a property successfully requires in-depth knowledge of numerous legal, technical, and market-related factors that can significantly influence the outcome of the transaction. Not to mention the buyer network that a seasoned broker has developed over years in the field. If you want to sell at the best price, within optimal timeframes, and without complications, consider GRANGE Properties.

If you’re ready to choose experience, start your journey by requesting a free valuation from our team: vente@grange.ch or +41 22 707 10 53.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#why-sell-my-property-with-a-broker

Yes, but under certain conditions. The acquisition of real estate in Switzerland by foreign individuals is regulated by the Federal Law on the Acquisition of Real Estate by Persons Abroad (LFAIE), more commonly known as the “Lex Koller.” This law aims to limit real estate speculation and ensure housing availability for local residents. Each canton has its own specific application of the law.

In short, in Geneva:

> EU or EFTA citizens residing in Switzerland with a B or C permit, or a legitimation card, may acquire residential property without restrictions;

> Non-European nationals with a C permit or a legitimation card leading to a C permit may also buy without restrictions;

> Those with a B permit are limited to purchasing a primary residence;

> Cross-border workers (with a G permit) may purchase a secondary residence as long as they return to their main residence at least once a week;

> Foreigners not yet living in Switzerland but planning to move can purchase a future primary residence by obtaining authorization from the Department of Institutions and Digital Affairs (DIN).

The notary handling the sale will be responsible for requesting the necessary authorizations for a foreign buyer. It is therefore essential to understand the residential status of any potential buyer before finalizing negotiations.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#can-i-sell-my-property-to-a-foreign-buyer

If your property is held through a company, you have two possible options. The company can sell the property directly to the buyer (“asset deal”) or—if the company owns only your property—you may sell the company’s shares to the buyer instead (“share deal”). However, be mindful of the latent tax linked to any depreciation of the property over time, which may lead the buyer to apply a discount to the offered price.

To choose the optimal scenario, it is essential to fully understand the tax implications of both approaches. Our network of experts is ready to guide you according to your specific needs.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#i-own-my-property-through-a-company-how-can-i-sell-it

When selling your property, we strongly recommend resolving any ongoing disputes related to it before starting the sales process. Indeed, when ownership is transferred, the dispute will be passed on to the new owner. While it is entirely possible to proceed in this way and outline the terms for handling the dispute in the deed of sale, this can still deter potential buyers. To maximize your chances of success, it is highly advisable to market a property that is free of any disputes.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#i-have-a-dispute-with-my-neighbor-does-it-affect-the-sale

Would you like to keep your house and sell part of the garden? If your plot is large enough, then you could certainly consider carrying out a land subdivision and selling only a portion.

However, note that a land subdivision may involve certain costs and requires the assistance of a notary, who will take the necessary steps and liaise with the relevant authorities if needed.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#can-i-sell-only-part-of-my-land

Absolutely. However, if you are still within the 10-year control period following the end of construction, the maximum sale price will be regulated by the Cantonal Office for Housing and Land Planning (OCLPF). You will therefore first need to request a calculation of this price, which will generally be determined as follows:

Purchase price

+ notary fees (taxes, registration duties, fees, and legal costs)

+ any value-adding renovations carried out in the apartment

If the control period has expired, then the price will be unrestricted.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#i-bought-an-apartment-in-a-development-zone-can-i-sell-it

Is your villa located on a plot within a development zone? The sale price of the land itself is not regulated by the State. However, the future sale or rental prices of the units to be built by a property developer are controlled, as is the developer’s profit margin. In practice, this means that while your land’s sale price isn’t fixed, the amount you can ultimately receive will be strongly influenced by what is known as its “replacement value”. Put simply, this is the maximum amount a developer can include in the financial plan of a real estate project on your plot.

Be aware that both the State and the relevant Municipality hold a pre-emption right on your plot. This means they can choose to replace the buyer and acquire the land themselves, possibly at a different price than what was initially offered. In such a case, it’s essential to contact the relevant authorities to understand their intentions before finalizing any sale.

Get in touch with the GRANGE Properties team to discuss your situation and receive an estimate of your property’s replacement value.

What is a development zone?

The development zone (ZD) refers to areas where new constructions must comply with the conditions laid out by the General Law on Development Zones (LGZD – L 1 35) dated June 29, 1957, and its implementing regulations (RGZD – L 1 35 01).

For more details, refer to the administrative guidelines of the Cantonal Office for Housing and Land Planning (OCLPF).

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#i-want-to-sell-my-plot-located-in-a-development-zone-what-are-the-implications

You only get one chance to make a good first impression! To create that instant appeal, it’s important to present your property in the best possible light. In many cases, a thorough cleaning and tidying-up will suffice. Sometimes, minor renovation or refreshment work can be necessary and worthwhile, as well as proper maintenance of the garden and outdoor areas. Our experts will provide tailored advice based on your situation and can help you obtain the necessary quotes if needed.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#do-i-need-to-carry-out-any-work-on-my-property-before-putting-it-up-for-sale

You want to sell your property, but it is currently rented? Under Swiss law, a landlord must have valid grounds to terminate a lease at its expiration. Selling the property vacant is one such valid reason, as it allows the owner to sell under better conditions. However, you must carefully respect the termination notice periods stated in the lease agreement, as well as follow a very specific legal process:

For example, you must notify your tenant of your intent to terminate the lease at its expiration date (termination notice), using the official form. Pay close attention to the reason you state and any parallel communications you may have with your tenant. Several missteps can lead you into the trap of a so-called “eviction for sale”, which could render your termination voidable.

Also, the form must be signed by all landlords (if there are multiple) and delivered individually to each tenant, in a separate envelope, at the correct address. If you have any doubts, it is essential to consult a lawyer specialized in tenancy law.

At GRANGE Properties, we are fortunate to have an in-house licensed attorney specializing in tenancy law, and we are therefore fully equipped to support you through this process.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#my-property-is-currently-rented-and-i-want-to-sell-it-what-should-i-plan-for

Have you sold — or are about to sell — your property and are struggling to find your next home? Don’t worry — GRANGE Properties, in synergy with our property management team, will assist you free of charge in your search, whether you’re looking to rent or to buy.

Excerpt from our guide: Selling Your Home in 42 Questions

Link to this FAQ: https://www.grange.ch/en/questions/owner/#how-can-i-find-a-new-home-after-selling-my-property