Who pays notary fees when buying property in Switzerland?

The allocation of fees depends on the canton and the agreement between the parties. As a general rule, transfer taxes are borne by the buyer in most cantons. Notary fees stricto sensu may be shared. Local practice and negotiation between the parties determine the final allocation.

Are purchase costs financeable through the mortgage?

No, transaction costs (transfer taxes, notary, land registry) are generally not financeable through the mortgage. They must be paid on top of the 20% equity. This is a point often underestimated by first-time buyers.

Can you negotiate notary fees?

Transfer taxes and land registry fees are set by cantonal legislation and are not negotiable. Notary fees, however, can vary. Some cantons apply an official tariff, others allow a margin for negotiation. Request a detailed quote before engaging a notary.

What is a cedule hypothecaire and how much does it cost?

A cedule hypothecaire (mortgage note) is the property lien instrument that secures the mortgage. It can be a register entry (dematerialised) or a paper certificate. Its creation generally costs between 0.1% and 0.3% of the cedule amount, plus land registry fees. If a cedule already exists on the property, it can be transferred, which reduces costs.

Are transfer taxes tax-deductible?

No, transfer taxes are not deductible from taxable income. They constitute an acquisition cost that is added to the purchase price. However, they are taken into account when calculating the acquisition value in case of resale (capital gains tax on property).

Property purchase costs and notary fees by canton in Switzerland

When buying property in Switzerland, transaction costs represent a significant expense on top of the purchase price. These costs vary considerably from one canton to another. In western Switzerland, expect between 3% and 5% of the purchase price in additional costs. This guide details the main cost items by canton.

Components of purchase costs

Property transaction costs break down into three main categories:

1. Transfer taxes (droits de mutation)

Transfer taxes are a cantonal (and sometimes municipal) levy on the transfer of property ownership. This is generally the largest cost item. The rate is calculated on the sale price or the fiscal value of the property, depending on the canton.

2. Notary fees

The notary executes the deed of sale and ensures the legal security of the transaction. Their fees include drafting the deed, legal verifications, managing financial flows, and administrative formalities.

3. Land registry fees

The land registry charges fees for the inscription of the transfer of ownership and, where applicable, for the creation or modification of mortgage notes (cedules hypothecaires).

Comparative table by canton

Here is the breakdown of applicable rates in each canton of western Switzerland. The rates shown are those currently in force based on the respective cantonal legislation.

Canton	Transfer taxes	Notary fees (estimate)	Land registry	Total estimate
Geneva (GE)	~3% (registration duty)	0.1% - 0.4%	0.3%	~3.5% - 3.7%
Vaud (VD)	~3.3% (cantonal + municipal)	0.1% - 0.3%	0.2%	~3.6% - 3.8%
Valais (VS)	~1.5% (transfer tax)	0.2% - 0.5%	0.2% - 0.3%	~1.9% - 2.3%
Fribourg (FR)	~1.5% (transfer tax)	0.2% - 0.5%	0.1% - 0.3%	~1.8% - 2.3%
Neuchatel (NE)	~3.3% (cantonal + municipal)	0.1% - 0.3%	0.2%	~3.6% - 3.8%
Jura (JU)	~2.2% (transfer tax)	0.2% - 0.4%	0.2%	~2.6% - 2.8%

Note: notary fees are estimates and may vary depending on transaction complexity and the notary chosen. Transfer tax rates are based on the cantonal legislation currently in force.

Detail by canton

Geneva (GE)

The canton of Geneva applies a registration duty of approximately 3% on property transfers, as set out in the cantonal Registration Duties Act (LDE). Notary fees are regulated by the Geneva notarial tariff. Geneva is one of the most expensive cantons in western Switzerland for transaction costs.

Geneva specificity: the notary is typically chosen by the buyer, and fees are in principle borne by the buyer unless otherwise agreed.

Vaud (VD)

The canton of Vaud levies a transfer tax of approximately 3.3%, composed of a cantonal and a municipal component. This rate is among the highest in Switzerland. The calculation basis is the cantonal Transfer Tax Act (LDM).

Note: for first-time buyers, some municipalities offer reductions or supplementary assistance. Check with your municipality.

Valais (VS)

Valais is one of the most affordable cantons in western Switzerland with a transfer tax of approximately 1.5%. This moderately lower rate partially compensates for property prices that remain high in certain areas (Sion, Sierre, Monthey).

Fribourg (FR)

The canton of Fribourg applies a transfer tax of approximately 1.5%, comparable to Valais. The canton thus offers favourable conditions for buyers, which contributes to its residential attractiveness, particularly for people working in the Lake Geneva region.

Neuchatel (NE)

Neuchatel applies a transfer tax of approximately 3.3% (cantonal and municipal components), a level comparable to Vaud. Transaction costs are therefore among the highest in western Switzerland.

Jura (JU)

The canton of Jura levies a transfer tax of approximately 2.2%, placing it in the middle range of western Swiss cantons. With generally lower property prices, the absolute amount of duties remains reasonable.

Worked examples by canton

For a purchase at CHF 800,000, here is an estimate of total transaction costs:

Canton	Transfer taxes	Notary + registry	Total estimate
Geneva	CHF 24,000	CHF 4,000 - 5,600	CHF 28,000 - 29,600
Vaud	CHF 26,400	CHF 3,200 - 4,000	CHF 29,600 - 30,400
Valais	CHF 12,000	CHF 3,200 - 6,400	CHF 15,200 - 18,400
Fribourg	CHF 12,000	CHF 2,400 - 6,400	CHF 14,400 - 18,400
Neuchatel	CHF 26,400	CHF 3,200 - 4,000	CHF 29,600 - 30,400
Jura	CHF 17,600	CHF 3,200 - 4,800	CHF 20,800 - 22,400

The difference between the cheapest canton (Fribourg) and the most expensive (Vaud or Neuchatel) can exceed CHF 15,000 for the same property. This is a factor to include in your budget, especially if you are choosing between two neighbouring cantons.

Costs related to the mortgage note (cedule hypothecaire)

In addition to transfer costs, creating a mortgage note generates additional expenses:

Land registry fee: 0.1% to 0.3% of the cedule amount depending on the canton
Notary fees for creating the cedule: variable by canton

If a mortgage note already exists on the property (from the previous owner), it can often be transferred or assigned, which avoids creation costs. Ask the seller or their notary whether existing cedules can be assigned.

Register cedule vs paper cedule

Since 2012, the register mortgage note (dematerialised) is the standard. It is less expensive to create and manage than the paper cedule (no risk of loss, no custody costs). Most banks now prefer the register cedule.

How to reduce transaction costs

While transfer taxes are fixed and non-negotiable, other items can be optimised:

Transfer existing cedules rather than creating new ones
Compare notary quotes in cantons where fees are not strictly regulated
Negotiate the allocation of costs with the seller (practices vary by canton)
Check cantonal or municipal assistance for first-time buyers
Optimise the cedule amount: a cedule higher than the mortgage provides a reserve for potential future additional borrowing, but costs more to create

When are the costs due?

Transaction costs are generally due at the time of signing the deed of sale at the notary's office. The notary deducts them directly from the funds paid by the buyer and forwards them to the relevant authorities. Ensure you have the necessary liquidity in addition to your equity for the mortgage.

Some cantons allow payment of transfer taxes within 30 days of signing. Check with the notary for the exact terms.

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