In short For a house or flat, expect 2 to 3 % of the sale price, often plus VAT. You only pay if the sale succeeds. Get several offers and put the commission and services in writing.
How high is the commission?
There is no statutory fee scale. Rates have settled in the market and depend on the property.
| Property | Usual commission |
|---|---|
| House, flat | 2 to 3 % |
| Apartment building | 1.5 to 2 % |
| Building land | around 5 % |
| Special properties | agreed individually |
These figures apply to German-speaking Switzerland. As a rule, the higher the sale price, the lower the rate. If the agent is registered for VAT, 8.1 % VAT is added.
Worked examples
| Sale price | 2 % | 3 % |
|---|---|---|
| CHF 800,000 | 16,000 | 24,000 |
| CHF 1,200,000 | 24,000 | 36,000 |
| CHF 2,000,000 | 40,000 | 60,000 |
All amounts in CHF, excluding VAT.
What the law says
The agency agreement is governed by Articles 412 to 418 of the Swiss Code of Obligations. For sellers, these points matter:
- Paid only on success: The commission is earned as soon as the purchase contract comes about thanks to the agent finding or introducing the buyer.
- Conditions: If the purchase contract depends on a condition, the agent can claim the commission only once it is met.
- Expenses: Without a sale, you owe expenses only if the contract expressly provides for them.
- Acting for both sides: If the agent also works for the buyer in breach of the contract, they lose their claim to commission and expenses.
- Reduction: If the commission on a property sale is disproportionately high, a court can reduce it to a reasonable amount on request.
- Termination: You can terminate the agreement at any time. Whoever terminates at an inopportune moment must pay compensation.
Watch out when terminating
If the agent has already introduced a buyer and you later sell to exactly that buyer, the commission may still be owed despite termination. Read the clauses on duration and after-effects carefully.
What the commission should cover
Before you sign, ask which services the commission covers. Usual ones are:
- Valuation and price recommendation
- Sales file with photos and plans
- Listings on the main portals
- Viewings and information for interested parties
- Checking buyers’ financing
- Negotiation and support up to the notary
Clarify whether portal costs, professional photos or visualisations cost extra.
The fee models
| Model | How it works | Good to know |
|---|---|---|
| Percentage commission | share of the sale price, only on success | widespread, expensive at high prices |
| Fixed fee | fixed amount, often regardless of success | check the scope of services closely |
| Base fee plus success fee | small fixed amount plus a lower commission | shares the risk |
| Monthly fee | amount per month, even without a sale | can add up if the sale takes long |
How to negotiate
- Get several offers: Three written offers show you the room for negotiation.
- Compare services: Look not just at the rate but at what is included and how much work it involves.
- Agree a sliding scale: for example a lower rate on the part above a target price.
- Limit the term: Exclusivity only for a clear period, around three to six months.
- Everything in writing: Put commission, expenses, services, term and termination in the contract.
Taxes: the commission lowers the gain
For property gains tax, the agent’s commission usually counts as part of the investment costs. So it lowers the taxable gain. In the canton of Zurich this applies only as far as the commission is within the usual range. Keep the contract and the invoice.
Is an agent worth it?
An agent is mainly worth it if you have little time, live far away or are selling an unusual property. A standard property in a sought-after area often almost sells itself. How a sale without an agent works and what it costs is explained in our guide on selling property.
Frequently asked questions
How high is estate agent commission in Switzerland?
In German-speaking Switzerland, 2 to 3 % of the sale price is usual for houses and flats, 1.5 to 2 % for apartment buildings and around 5 % for building land. The higher the price, the lower the rate tends to be. VAT often comes on top.
When do I have to pay the commission?
Only once the purchase contract has come about thanks to the agent finding or introducing the buyer. If the contract depends on a condition, the commission is due only when that condition is met. Without a sale, you owe expenses only if the contract says so.
Can I deduct the commission from my taxes?
Yes. For property gains tax it usually counts as part of the investment costs and lowers the taxable gain. In the canton of Zurich this applies only as far as the commission is within the usual range.
Can I terminate an agency agreement?
Yes, at any time. The agency agreement follows the rules of a mandate. But whoever terminates at an inopportune moment must compensate the other side for the damage caused.
Sources
General information, not tax, legal or financial advice. Without guarantee.