Should you sell a property with or without a real estate agent?

Selling a property involves administrative, legal and commercial procedures that can either be handled by the owner or entrusted to a professional:

• In Switzerland, there is no legal requirement to use a real estate agent when selling a property. Owners are free to manage the entire transaction themselves or delegate some or all of the steps involved.

• Real estate agent fees can amount to several tens of thousands of francs for more expensive properties, but they cover services that can speed up the sale and reduce certain risks.

• In highly competitive markets, some owners can easily sell their property themselves, while unusual or high-end properties often benefit more from the expertise of a real estate agent.

Selling with or without a real estate agent: what does the law say?

In Switzerland, whether or not to use a real estate agent is entirely up to the property owner. While property sales are regulated by law, there is no requirement to involve an intermediary between the seller and the buyer.

As an owner, you can therefore market your property yourself, organise viewings, negotiate the price and guide the buyer through the process until the notarised deed of sale is signed before a notary.

Selling through a real estate agent: the brokerage agreement

When a real estate agent is involved, their role is generally defined by a brokerage agreement. This agreement specifies, in particular:

• the services provided;

• the amount of the commission;

• the payment terms;

• the duration of the agreement;

• any exclusivity clauses.

Brokerage agreements are governed by Articles 412 to 418 of the Swiss Code of Obligations. The real estate agent is paid only if the conditions set out in the agreement are met, most commonly when the sale is successfully concluded as a result of their involvement.

Essential legal procedures

Regardless of the option chosen, certain steps remain mandatory:

• execution of the notarised deed of sale before a notary;

• verification of the rights recorded in the land register;

• compliance with the tax obligations applicable in the relevant canton, particularly property gains tax.

Choosing between selling your property yourself or using a real estate agent therefore does not change the legal framework of the transaction. It mainly affects how the sale is organised, the amount of time you need to dedicate to the process and the level of professional support you receive.

Why sell your property yourself?

Selling without a real estate agent mainly appeals to owners who want to retain control over the transaction while reducing the costs associated with the sale.

Savings on brokerage fees

The most obvious advantage is the money saved on real estate agent fees.

Commissions generally range between 2% and 5% of the sale price, depending on the region, the type of agreement and the services provided. For a property sold for 1 million francs, this represents between CHF 20,000 and CHF 50,000.

Full control over the transaction

Selling your property yourself also allows you to maintain complete control over every stage of the process:

1. Setting the sale price;

2. Writing the property listing;

3. Choosing the platforms on which to advertise the property;

4. Organising viewings;

5. Negotiating with potential buyers.

This level of independence can be particularly appealing when the seller has a good understanding of the local market or already has potential buyers.

A significant personal commitment

However, this option requires considerable personal involvement. In particular, the owner must:

• accurately estimate the value of the property;

• gather the necessary technical and administrative documents;

• respond to enquiries from potential buyers;

• filter out unserious enquiries;

• conduct negotiations;

• coordinate the various stages of the transaction through to the notary.

An incorrect valuation can significantly slow down the sale. A price that is too high reduces the number of viewings, while an underestimated price can result in a significant financial loss.

Selling a property yourself also requires good availability. Viewings are often organised in the evenings or at weekends, and discussions with potential buyers can continue for several weeks.

Selling with a real estate agent: advantages and disadvantages

Using a real estate agent means entrusting some or all of the steps involved in the sale to a property professional. While this option comes at a cost, it also provides expertise and support that can make the transaction easier.

The main benefits of professional support

Entrusting your property to a real estate agent allows you to delegate the transaction while benefiting from the expertise of a specialist:

• Good knowledge of the local market: Based on recent sales, competing properties and changes in demand, the agent can provide a more accurate estimate of the selling price.

• Management of the marketing process: The valuation, presentation of the property (photographs, writing the listing) and publication on the main property portals are fully managed by the professional.

• A neutral intermediary: This position can facilitate negotiations and reduce emotional tensions between the seller and the buyer.

• Access to a network of qualified buyers: The agency’s database of contacts can help speed up the sale, particularly for highly sought-after properties.

• Reassuring administrative support: Professional assistance reduces the risk of overlooking important documents or making mistakes when preparing the sales file.

Disadvantages to consider

Using a professional does, however, involve certain financial and organisational compromises:

• A direct financial cost: Paying the commission reduces the net proceeds from the sale.

• Less control over the process: Viewings and a large proportion of direct communication with potential buyers are fully managed by the agency.

• Limited freedom of action: Signing an exclusive agreement may prevent you from selling the property yourself or using other intermediaries.

• Varying quality of service: Services can differ considerably from one provider to another, making it important to carefully review the agreement, including the commission, commitments, duration and termination conditions.

FAQ

Can you sell a property without a real estate agent in Switzerland?

Yes. There is no legal requirement to use a real estate agent. Property owners can manage every stage of the sale themselves, up to the signing of the notarised deed of sale before a notary.

How much does a real estate agent cost in Switzerland?

Commissions generally range from 2% to 5% of the sale price, with variations depending on the canton, the value of the property and the services provided.

Can a real estate agent help you sell faster?

Not necessarily. However, a realistic valuation, greater visibility for the listing and access to a network of qualified buyers can reduce the time a property remains on the market in many cases.

When does it make sense to sell a property yourself?

A private sale can be a suitable option when the owner has a good understanding of the local market, enough time to manage the transaction and already has potential buyers or a property that is easy to market.

How do you choose a real estate agent?

It is advisable to compare several agencies by looking at their knowledge of the local market, their fees, the services included, the terms of the agreement and their recent experience with comparable properties.