How long does it take on average to buy a property in Switzerland?

The schedule in detail: phases and deadlines

Overview: The two phases of the property purchase process

When analysing the duration of a property purchase, we need to distinguish between:

• Phase A (search & decision): This phase is unpredictable and has the greatest impact on the duration of the property purchase.
• Phase B (completion): From the handshake to moving in. This part of the property purchase process takes 3 to 4 months on average.

If we add both phases together, the average duration of a property purchase in Switzerland is often between 6 and 18 months.

Phase 1: The search – the variable factor in the duration of a property purchase

The Swiss property market has "dried up". Supply is scarce and demand is high. This has a direct impact on the duration of the property purchase.

• Market research: The first few weeks of the property purchase process are spent figuring out exactly what you want (location, budget).
• Viewings: It often takes days from the advertisement to the appointment. It can take months to find the "right" property. This phase dominates the entire duration of the property purchase.
• Inspection: Once you have found a property, you should take your time to inspect it (building fabric, surroundings). An inspection that is too short may shorten the duration of the property purchase, but it increases the risk of making a bad purchase.

Phase 2: Financing and reservation (2 to 6 weeks)

Once you have made your decision, the operational phase of the property purchase begins.

• Financing confirmation: The bank checks your credit rating and evaluates the property. This step has a significant impact on the duration of the property purchase. If you have all the necessary documents (salary statement, tax return) ready, it takes about 1 to 2 weeks. If any documents are missing, the duration of the property purchase is extended.
• Reservation agreement: A preliminary agreement is often signed to secure the property. Drafting and signing this agreement takes around 1 to 2 weeks of the property purchase process.

Phase 3: Notary and notarisation (4 to 8 weeks)

This is the bureaucratic core of the property purchase process.

• Draft contract: The notary draws up the purchase contract. Review by both parties and any necessary adjustments often extend the property purchase process by 2 to 4 weeks.
• Appointment coordination: Finding a date when the buyer, seller and notary are all available is often more difficult than expected and further extends the duration of the property purchase.
• Transfer of ownership: After notarisation, the entry in the land register follows. Depending on the workload of the office, this part of the property purchase process can take anywhere from a few days to several weeks.

Factors that influence the duration of a property purchase

The duration of a property purchase is not set in stone. Various variables can speed up or slow down the process.

1. Financing structure and pension fund

The type of financing you choose has a direct influence on the duration of the property purchase.

• Free funds: Those who use cash or bank deposits will experience a short property purchase process.
• Early withdrawal from pension funds: This is the biggest slowdown factor. If you need funds from the 2nd pillar (pension fund), you can expect processing times of up to 3 months. This significantly extends the duration of the property purchase, as the notary appointment can only take place once the capital is available. Be sure to factor this into the duration of the property purchase!

2. Cantonal differences in notarial practice

Your place of residence also influences the duration of the property purchase.

• Official notary's office (e.g. Zurich): Here, notaries are civil servants. When they are very busy, there may be waiting times that prolong the duration of the property purchase.
• Independent notary's office (e.g. Bern): Here you are free to choose your notary. This makes it easier to find an appointment and can shorten the duration of the property purchase.

3. Status as a newcomer (Lex Koller)

For foreigners, the duration of the property purchase may be longer.

• Approval procedure: If you do not have a C residence permit or are subject to review as a third-country national ("Lex Koller"), official procedures are necessary. These reviews can extend the duration of the property purchase by several weeks or months.
• Withholding tax: Credit checks for those liable for withholding tax are more complex for banks, which can slightly increase the duration of the property purchase.

Tips for optimising the duration of the property purchase

Although you cannot control the duration of the property purchase at will, you can avoid idle times.

• Financing certificate in advance: Go to the bank before you start looking. A certificate greatly shortens the duration of the property purchase during the negotiation phase.
• Digitise documents: Have all documents (taxes, wages, debt collection extract) ready. Any additional submissions will halt the process and prolong the duration of the property purchase.
• Enquire about your pension fund early on: Clarify immediately how long your pension fund needs to make a payment. This will prevent this factor from causing the duration of the property purchase to explode just before you reach your goal.
• Flexibility: Be flexible with notary appointments. Those who insist on off-peak times will wait longer and unnecessarily prolong the property purchase process.

Conclusion

The question "How long does it take to buy a property?" can best be answered with 3 to 6 months for the actual transaction. However, including the search, you often have to allow for a year or more. The duration of the property purchase depends heavily on your preparation.

Above all, do not underestimate administrative hurdles such as early withdrawal of pension funds, which often dictate the duration of the property purchase. If you are well prepared, clarify the financing early on and have all the documents ready, you can make the property purchase process more efficient and move into your new home faster. Patience and strategy are crucial to getting through the property purchase process without stress.

Use the Loft platform to structure your process and efficiently plan your path to home ownership.

Glossary

• Duration of property purchase: The entire process from the initial search to financing and notarisation to the handover of keys.
• Financing certificate: A document from the bank confirming the financing and shortening the duration of the property purchase during the negotiation phase.
• Notarisation: The central legal act at the notary's office. A milestone that heralds the end of the administrative process of purchasing a property.
• Transfer of ownership: The moment of entry in the land register. This completes the legal process of purchasing a property.
• Pension fund advance withdrawal: Use of pension funds. Due to long processing times, this is a common reason for a prolonged property purchase.