How much are the notary fees for a real estate purchase in
Notary fees actually consist of a combination of taxes, administrative charges, and professional fees. Their amount typically ranges from 3% to 5%, depending on the canton and the type of property.
When buying real estate, the property price is not the only cost to consider. Indeed, you should plan a budget for additional expenses, including notary fees:
- These include transfer taxes (cantonal tax on property transfer), land registry fees (official registration costs), and the notary’s fees for drafting the deed.
- The total amount varies by canton, can represent up to 5% of the purchase price, and must be paid entirely from your own funds (cash).
- How much are notary fees for a real estate purchase in 2026? The experts at dreamo.ch can help you anticipate these costs and build a solid financing plan.
What do acquisition costs actually include?
First, it is important to note that the notary keeps only a small portion of the amount paid. For this reason, we usually speak of acquisition costs (or deed fees). In fact, the notary acts as a collector on behalf of the state. But what exactly do these costs consist of?
Transfer Taxes
This is a tax levied by the canton (and sometimes the municipality) when the property changes ownership. In French-speaking Switzerland, these taxes are particularly significant.
For example, in the canton of Vaud, they amount to 3.3% of the sale price. In contrast, some cantons like Zurich or Schwyz have abolished them entirely to encourage property ownership.
Land Registry Fees
The Land Registry is the official body that records all rights and charges associated with a property. To register your name as the new owner, the state charges an administrative fee. This usually ranges from 0.1% to 0.5% of the purchase price.
Notary Fees
This is the remuneration for the notary’s work. The notary advises the parties, verifies property titles, ensures that no hidden mortgages encumber the property, drafts the authentic deed, and manages financial flows.
Notary fees are often set by a cantonal fixed or decreasing tariff and typically represent about 0.1% to 0.5% of the transaction amount.
How much are notary fees depending on your canton of purchase?
In Switzerland, each canton has its own fiscal sovereignty and notarial system. This autonomy creates significant disparities: for the same property, you could pay up to 20 times more fees in Lausanne than in Zurich.
There are mainly two organizational models that explain these price differences:
Liberal Notary System (French-speaking Switzerland and Ticino)
In the cantons of Vaud, Geneva, Fribourg, Valais, Neuchâtel, Jura, and Ticino, the notary is an independent professional working in a liberal capacity. Although performing a public service mission, they run their own office:
- Costs: In these regions, fees are higher because they almost always include significant transfer taxes.
- Estimate: Plan a total budget of 3.5% to 5% of the purchase price.
Civil Service Notary System (German-speaking Switzerland)
In cantons such as Zurich or Schaffhausen, deeds are drafted by state officials within notarial offices attached to the administration:
- Costs: These cantons have often abolished transfer taxes. Fees are then limited to very low fixed or proportional amounts.
- Estimate: Total fees are minimal, rarely exceeding 0.25% to 0.5% of the sale price.
Comparison Table: Budget for a Property of 1,000,000 CHF
To make these figures concrete, here is what you would need to pay from your own funds depending on the location of your real estate purchase in Switzerland for an apartment worth one million francs:
| Canton | Estimated Average Rate | Expected Fees |
|---|---|---|
| Vaud | ~ 4.8 % | 48,000 CHF |
| Geneva | ~ 4.0 % | 40,000 CHF (excluding Casatax bonus) |
| Fribourg | ~ 4.5 % | 45,000 CHF |
| Valais | ~ 2.5 % | 25,000 CHF |
| Zurich | ~ 0.25 % | 2,500 CHF |
Note: These amounts do not include costs related to the creation of your mortgage deed. If you finance your property with a bank loan, expect about 1% to 1.5% additional fees on the borrowed amount.
Notary Fees for Real Estate Purchases: Don’t Forget the Mortgage Deed!
When calculating acquisition costs for a real estate purchase, the portion related to bank financing is often overlooked. To secure your loan, the bank requires the creation of a mortgage deed.
This document constitutes a claim against the property. Its creation generates additional stamp duties and registry fees, which can range from 1% to 1.2% of the registered debt amount. For a loan of 800,000 CHF, this represents nearly 10,000 CHF in additional costs.
Our advice: Always ask the seller if there are existing deeds on the property. If they are unencumbered, you can take them over for free. This results in direct savings of several thousand francs.
How to Optimize and Reduce Your Acquisition Costs
Although cantonal fee scales are fixed, there are legal ways to reduce the total cost of your deed fees when buying real estate.
Casatax Privilege (Geneva)
In Geneva, if you buy a property as your primary residence, you can benefit from a substantial reduction (Casatax Privilege) if the price does not exceed a certain ceiling (updated annually, around 1.37 million CHF as of January 1, 2026).
This allows a flat-rate deduction of approximately 20,000 CHF on transfer taxes and a 50% reduction on the mortgage deed registration fees.
Purchase by Land Share
For new construction projects or off-plan properties, it is sometimes possible to pay transfer taxes only on the value of the land.
Instead of paying 4% on a total project of 1.5 million, you pay taxes only on the land portion (e.g., 500,000 CHF). Savings can reach tens of thousands of francs.
Deduction of Furniture and Equipment
Transfer taxes apply only to the “brick-and-mortar” property. If movable elements are sold (high-end non-fixed kitchen, luxury lighting, custom cabinets, or even heating oil stock), their value can be deducted from the taxable sale price.
Note: These items must be listed precisely with their usage value. Tax authorities generally accept a deduction of up to 5% of the sale price without complex documentation; beyond that, an appraisal may be required.
FAQ: Everything You Need to Know About Notary Fees for Real Estate in Switzerland
Can I include notary fees in my mortgage?
No, Swiss banks require that acquisition costs be covered from your own funds. These fees cannot come from your second pillar and must be available at the signing of the deed.
Who chooses the notary in the transaction?
Generally, the buyer chooses the notary, as they bear the fees. However, in some new real estate developments or in the canton of Geneva, the seller may impose their notary to simplify administrative management.
Are notary fees tax-deductible?
They are not deductible from your annual income in your regular tax return. However, keep your invoices carefully: they can be deducted from the calculation of property gains tax when you later sell, thus reducing future taxes.
When must notary fees be paid?
Payment usually occurs a few days before the signing of the deed at the notary. The notary sends a provisional invoice including their fees, cantonal taxes, and land registry fees to be paid into their escrow account.
Is a notary required for all types of properties?
Yes, in Switzerland, any property transfer (purchase, sale, gift, or exchange) requires an authentic deed drafted by a public officer. This is the only legal procedure that officially registers the property transfer in the Land Registry.