How to check Switzerland property before buying

Authored by the expert who managed and guided the team behind the Switzerland Property Pack

Everything you need to know before buying real estate is included in our Czech Republic Property Pack

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Switzerland. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At InvestRopa, we explore the Swiss real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Zurich, Geneva, and Basel. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Fact-checked and reviewed by our local expert

✓✓✓

Laurence Rapp 🇬🇧

Sales representative at Skiing Property

Laurence is an authority on luxury ski properties in Switzerland, offering tailored expertise to buyers seeking exclusive investments. At Skiing Property, he provides access to premium chalets and apartments in the country's best ski resorts.

Have I checked the official land registry (Grundbuch) to confirm who legally owns the property?

The Swiss land registry (Grundbuch) is the only official source for verifying legal property ownership and must be checked before any purchase commitment.

The Grundbuch provides a complete digital record of all legal property owners, co-owners, acquisition dates, and forms of ownership including condominium or single owner status. This public registry also lists any associated land charges, easements, or priority notes that could affect your ownership rights.

Ordering an official extract requires only the property address, sheet number, and EGRID code, with costs typically ranging from CHF 20 to CHF 50. The extract delivery takes 1-2 business days and is considered standard procedure before any Swiss property purchase. As of September 2025, all Swiss communes provide digital access to land registry information.

The extract will show the exact legal ownership structure, any restrictions on the property, and whether multiple parties hold rights to the land. Never proceed with a purchase without reviewing this official documentation, as verbal assurances from sellers have no legal standing in Swiss property law.

It's something we develop in our Switzerland property pack.

What is the exact purchase price per square meter compared to similar properties in this canton or commune?

Property prices per square meter vary dramatically across Swiss cantons and communes, making local comparison essential for determining fair market value.

As of September 2025, major Swiss cities show significant price variations: Zurich averages CHF 16,948 per square meter for apartments and CHF 16,158 for houses, while Geneva reaches CHF 15,811 per square meter for apartments and CHF 15,829 for houses. Mid-sized cities like Bern offer more affordable options at CHF 9,843 per square meter for apartments and CHF 9,457 for houses.

Regional price differences are substantial, with St. Gallen showing CHF 7,351 per square meter for apartments and CHF 7,912 for houses, while rural Valais areas can range from CHF 3,000 to CHF 4,000 per square meter. These price variations reflect local demand, transportation access, and economic opportunities in each region.

Compare your target property price against recent sales in the same commune within the past 6 months, focusing on properties with similar square footage, condition, and amenities. Swiss real estate websites like RealAdvisor and local notary records provide reliable comparable sales data for accurate market positioning.

Are there any debts, mortgages, or liens registered on the property that I would inherit?

All mortgages, liens, and debts associated with a Swiss property are recorded on the land registry page and transfer to new owners unless explicitly cleared before purchase.

Swiss law requires all property-related financial obligations to be entered in the Grundbuch for legal validity, meaning only registered debts can affect your ownership. Any mortgage or pledge automatically transfers to the new owner unless the seller clears these obligations during the transaction process.

The land registry extract will show all registered financial charges including first and second mortgages, construction liens, tax debts, and any priority claims from contractors or suppliers. These obligations remain attached to the property regardless of ownership changes unless formally released through proper legal procedures.

Verify that the seller has arranged for complete clearance of all registered debts before the ownership transfer date, as inheriting undisclosed financial obligations can result in significant unexpected costs. Your notary should confirm debt clearance as part of the standard purchase verification process.

What are the exact annual property taxes and monthly maintenance charges I will need to budget for?

Cost Category	Annual Amount	Notes
Property Tax	~1% of purchase price	Varies by canton and commune
Imputed Rental Value Tax	0.7-1.5% of property value	Taxed as income even if you live there
Wealth Tax	Up to 1.5% of net estate	Property counts toward wealth calculation
Building Insurance	CHF 500-1,000	Mandatory in most cantons
TV/Radio Tax	CHF 410	Fixed annual fee per property
Waste Collection	CHF 200-400	Varies by commune size
Monthly Utilities (85m²)	CHF 2,400-3,600	Heating, electricity, water

Does the zoning plan (Bauzonenplan) allow future construction or changes I might want to make?

Swiss zoning plans strictly regulate construction permissions, with illegal building subject to removal orders and no expansion rights after 30 years of toleration.

Construction or property changes are only permitted within designated building zones under canton and communal regulations. The local Bauzonenplan specifies exactly what construction activities are allowed, including building height limits, floor area ratios, and permitted land use types.

Each commune maintains detailed zoning maps showing building zones, agricultural zones, forest areas, and protected zones where construction is prohibited. Property owners can only build or modify structures within legal building zones, and any unauthorized construction may face immediate removal orders regardless of investment costs.

Check the property's zoning designation at the local commune planning office before purchase, especially if you plan renovations, extensions, or new construction. Swiss law provides some exceptions for buildings over 30 years old, but these structures cannot be expanded beyond their existing footprint and may face removal if they violate current zoning regulations.

It's something we develop in our Switzerland property pack.

Are there upcoming municipal projects that could affect the value or noise levels?

Major Swiss cities regularly implement housing developments and infrastructure projects that can significantly impact property values and living conditions.

New housing projects tend to stabilize rental yields in the immediate area by increasing supply, while transportation improvements like new train lines or highway connections typically boost property values. Geneva and Zurich frequently announce large-scale developments that can affect neighborhood character and property demand within a 2-kilometer radius.

Infrastructure projects including road expansions, railway construction, or airport development can create long-term noise issues and temporary disruption during construction phases lasting 2-5 years. These projects often increase property values after completion but may decrease desirability during construction periods.

Check current municipal planning office announcements and commune council meeting minutes for approved projects within 1 kilometer of your target property. Local newspapers and commune websites typically publish major infrastructure plans 1-3 years before construction begins, allowing time to assess potential impacts on your investment.

Have I reviewed the building's official energy certificate to estimate heating and electricity costs?

Swiss law requires an official energy certificate (Energieausweis) for all property sales and rentals, showing building efficiency ratings and projected energy costs.

The energy certificate rates building efficiency from A+ (most efficient) to G (least efficient), providing detailed information about heating systems, insulation quality, and recommended energy improvements. This certificate remains valid for 10 years and must be issued by certified energy professionals using standardized assessment procedures.

Energy certificates help forecast annual heating and electrical costs, which can vary dramatically between efficient modern buildings and older properties with poor insulation. Properties rated D or below typically require significant heating costs and may benefit from energy retrofits that can improve both comfort and resale value.

Request the current energy certificate from the seller and verify its validity date, as certificates older than 10 years require renewal before the transaction. Use the certificate's cost projections to budget annual energy expenses and identify potential improvement investments that could reduce long-term operating costs.

What is the age and condition of major building components and their replacement costs?

Swiss property maintenance requires substantial financial planning, with major building components having predictable replacement schedules and significant costs.

Roof replacement in Switzerland averages €75 to €150 per square meter for standard installations, with flat roofs costing €45 to €120 per square meter and sloped or tiled roofs requiring higher investment. Most Swiss roofs last approximately 20 years before requiring complete replacement, making the last replacement date crucial for budgeting future expenses.

Heating systems, windows, and insulation also follow predictable replacement cycles, with heating systems typically lasting 15-20 years and window replacements occurring every 25-30 years. Annual maintenance budgets should account for at least 1% of the property value to cover routine repairs and eventual major component replacements.

Request documentation showing the installation or last replacement dates for the roof, heating system, windows, and insulation from the current owner. Obtain quotes from local contractors for any components approaching replacement age to accurately budget for near-term capital expenses that could affect your investment returns.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Switzerland versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Is the property well-connected to reliable public transport for daily commuting?

Swiss public transport connectivity varies significantly between urban centers and rural areas, directly affecting property desirability and resale potential.

Major Swiss cities like Zurich, Geneva, and Basel offer excellent public transport with frequent trains, trams, and buses connecting residential areas to business districts within 30-45 minutes. Properties within 500 meters of train stations or major tram lines typically command higher prices and experience stronger rental demand.

Rural properties may have limited public transport options, with some areas requiring private vehicles for daily commuting to major employment centers. Connection quality affects both lifestyle convenience and long-term property value, especially as Swiss environmental policies continue promoting public transport usage.

Use the SBB journey planner or local timetables to calculate exact door-to-door travel times from the property to your workplace or children's schools. Test the commute during peak hours to understand real-world travel times and frequency, as this information directly impacts daily quality of life and property investment value.

Does the property have any ongoing legal disputes with neighbors or contractors?

Legal disputes involving Swiss properties can create significant complications and financial liabilities that transfer to new owners if not properly disclosed and resolved.

Swiss law requires sellers to disclose known legal issues, but comprehensive verification requires checking with the commune, land registry, and legal advisors beyond seller statements. Common disputes include boundary disagreements, construction defects, contractor payment disputes, and neighbor conflicts over noise, privacy, or shared property access.

Ongoing litigation can delay property transfers, create unexpected legal costs, and affect property value depending on the dispute nature and potential outcomes. Unresolved contractor disputes may result in liens against the property that become the new owner's responsibility.

Request written confirmation from the seller regarding any past or current legal disputes, then verify this information through independent checks with local authorities and legal professionals. Budget CHF 500 to CHF 1,000 for legal verification services to ensure complete disclosure of potential legal complications before finalizing the purchase.

Have I arranged an independent structural inspection before signing any purchase agreement?

1. **Foundation and structural integrity assessment** - Professional engineers evaluate load-bearing walls, foundation stability, and structural soundness to identify potential safety issues or expensive repair needs. 2. **Hidden defect identification** - Inspectors use specialized equipment to detect moisture problems, insulation gaps, electrical issues, and plumbing defects not visible during casual property viewing. 3. **Roof and exterior condition analysis** - Detailed examination of roof structure, drainage systems, exterior walls, and weatherproofing to assess current condition and predict future maintenance requirements. 4. **Mechanical systems evaluation** - Comprehensive testing of heating, ventilation, electrical, and plumbing systems to verify proper operation and identify components requiring immediate attention or replacement. 5. **Cost estimation for required repairs** - Professional inspectors provide detailed cost estimates for identified defects and maintenance needs, allowing accurate budgeting for post-purchase improvements and long-term property management.

It's something we develop in our Switzerland property pack.

What is the resale potential in this specific location based on recent market data?

Swiss property resale potential varies dramatically by location, with urban centers showing significantly faster sales times and stronger price appreciation than rural areas.

Zurich and Geneva properties typically sell within 3 months due to high demand from international buyers and strong local economies, while mid-sized cities like Bern and Lausanne show medium demand with 4-6 month average sales periods. Rural commune properties may require 6-12 months to find qualified buyers, depending on location accessibility and local amenities.

Recent transaction data shows urban apartments maintain steady demand from both residential buyers and investors seeking rental income properties. Properties near public transport, schools, and shopping areas demonstrate stronger resale performance and price stability during market fluctuations.

Analyze recent sales in your target area using local notary records and real estate websites to understand average time on market, price trends, and buyer preferences. Properties in locations with planned infrastructure improvements or economic development typically show stronger long-term resale potential than areas facing economic decline or population reduction.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. UBS - Order Land Register Extract
2. Lawyers Switzerland - Land Registry
3. Swisstopo - Land Register
4. PostFinance - Land Registry Guide
5. Key4 - Land Register
6. InvestRopa - Average House Prices Switzerland
7. UBS - Mortgage Liens
8. InvestRopa - Buying Property Switzerland Worth It
9. KR Law - Building Without Permit
10. RealAdvisor - Property Prices