Since 1993, Ponimmobilien has been brokering real estate in Basel, Baselland, Aargau, and Solothurn

When selling a property, various costs may arise depending on the canton, the property, and your individual situation. The most significant potential costs include, in particular, real estate gains tax, transfer tax, real estate agent commissions, notary and land registry fees, as well as other sales and financing costs.

Possible costs include:

• Real estate gains tax on the taxable profit realized from the sale

• Real estate agent’s commission, if an agent is commissioned to handle the sale

• Notary and land registry fees, depending on the canton and contractual agreement

• Costs for land registry extracts, certifications, or other documents

• Transfer tax, depending on the canton and the use of the property
  

• Valuation and advertising costs, by Ponimmobilien are included in the real estate agent’s commission

• In the event of early repayment of a fixed-rate mortgage, a prepayment penalty may apply

• Other property-specific costs, such as those for necessary documents or proofs

Which costs are actually incurred and who bears them depends in particular on the property’s location and the terms of the purchase agreement. Property gains tax is also calculated differently from canton to canton. In Basel-Stadt, for example, certain incidental sales costs—such as real estate agent commissions, advertising costs, and notary and land registry fees—may be taken into account when determining the taxable real estate gain.

At Ponimmobilien, the brokerage commission for a successful sale is currently 1% + VAT; according to our service model, there are no additional marketing or advertising fees for the agreed-upon sales services.

Before a sale, it is advisable to calculate the anticipated costs early on. Ponimmobilien helps sellers transparently estimate the expected incidental sales costs and the projected net proceeds.

Ponimmobilien charges a commission of just 1% + VAT upon successful sale. There are no further costs or fees.

The agency commission covers all services relating to the successful marketing and sale of the property – from personal advice, through the professional listing, valuation and advertising of the property, to viewings, the registration of the sale and the final handover of the keys.

Ponimmobilien thus offers a transparent and fair agency service on attractive terms, with no additional costs for the client.

Generally speaking, yes. Under Swiss law, a brokerage agreement can also be formed verbally or through conclusive conduct. A written contract is generally not required for a brokerage agreement to be valid.

At Ponimmobilien, the key terms and agreements can be transparently confirmed in writing at the client’s request. This ensures that both the owner and the real estate agent know from the outset which services have been agreed upon and under what conditions the brokerage will take place.

Therefore, the key factors for the sale are how the right of residence is structured, the area to which it applies, its duration, and whether it is registered in the land registry. These factors can influence the achievable sale price and the target group of buyers.

For example, a property with a right of residence can be specifically marketed to investors or buyers who accept this type of use. Depending on the situation, it may also be possible to determine whether the right of residence can be terminated by mutual agreement prior to the sale.

Ponimmobilien takes the existing right of residence into account in its valuation, pricing, and marketing strategy and clarifies the relevant documents together with the owner and the notary’s office.

The notary’s office with jurisdiction should be consulted regarding the legal assessment and any potential cancellation or modification of the right of residence.

In general, an inherited property can be sold. However, before the sale, it should first be clarified who owns the property and who has the authority to decide on the sale.

If there are multiple heirs, a community of heirs is usually formed. In this case, the necessary decisions must be made jointly. Factors relevant to the sale process include proof of inheritance, ownership structure, and the current land registry status.

The sale of an inherited property typically proceeds in the following steps:

1. Clarify
the inheritance and ownership structure First, the heirs and the ownership structure are verified. Depending on the situation, relevant documents such as a certificate of inheritance, a will, or an inheritance agreement may be required.

2. Reviewing
the property and documents We assist in compiling the documents necessary for the sale and clarify, for example, land registry details, existing mortgages, easements, or other specific features of the property.

3. Determine
market value Next, the current market value of the property is determined, and a suitable sales strategy is established.

4. Marketing and sale
Once preparations are complete, the property is professionally marketed, viewings are organized, and negotiations with potential buyers are conducted.

5. Sales Contract and Transfer
of Ownership Once an agreement is reached with a buyer, the sale is processed through the appropriate notary’s office. The transfer of ownership takes place in accordance with legal and land registry requirements.

Tax Considerations: When selling an inherited property, tax issues may arise depending on the canton and individual circumstances, particularly regarding property gains tax and inheritance tax. The specific tax situation should therefore be clarified early on with the appropriate tax advisor or the relevant tax authority.

Ponimmobilien also provides personalized support for inherited properties—from the initial appraisal and preparation of sales documents, through marketing and negotiations, to the notarial settlement.

Can I sell a property during a divorce?

Yes, in principle, a property can be sold even while divorce proceedings are ongoing. However, the key factors are who owns the property, what the marital property regime is, and whether it is the family home.

If the property is jointly owned, both spouses must generally be involved in the sale process. Even if the property is registered in only one spouse’s name, special consent requirements may apply if it is the family home.

Before the sale, it is therefore particularly important to clarify ownership structures, existing mortgages, the distribution of the proceeds from the sale, and any agreements made as part of the separation or divorce.

Ponimmobilien can professionally guide the sales process and coordinate marketing, showings, and negotiations. For legal and matrimonial property assessments, it is advisable to consult the relevant notary’s office or a legal advisor.

This ensures that the sale can be handled in a structured and as neutral a manner as possible, even during a challenging personal situation.

When selling a multi-family residence, in addition to the location and the condition of the building, rental income, existing leases, and future investments are particularly crucial. Buyers typically evaluate not only the property itself but also its financial potential.

Therefore, the following documents and items in particular should be prepared before the sale:

• Rent survey and existing lease agreements

• Current rental income and utility costs

• Vacancies and any notices of termination

• Land registry extract and existing easements

• Construction and building documents

• Information on renovations and refurbishments

• Condition of the heating system, roof, facade, and other important building components

• Existing mortgages and any special obligations

• Expected maintenance and investment needs

• Tax implications of the sale

In addition to the property’s market value, the income value and yield can play a particularly important role in pricing. For larger multi-family residential buildings, marketing is therefore often specifically targeted at private or institutional investors.

Ponimmobilien analyzes the relevant property and income data, develops a market-driven sales strategy, and specifically targets suitable prospective buyers. We support the property owner throughout the entire process—from the evaluation through marketing and showings to price negotiations and the closing of the sale.

When selling a piece of land, in addition to its current market value, key factors include its developability, floor area ratio, and legal framework. Depending on the property, these factors can significantly influence the potential selling price.

Before the sale, the following points in particular should be reviewed:

• Land registry extract and ownership structure

• Zoning and potential floor area ratio

• Building codes and existing design or neighborhood plans

• Utility connections to the property

• Existing easements, rights of way, or building rights

• Any existing rental, lease, or usage agreements

• Potential contaminated sites or special encumbrances

• Real estate gains tax and other costs associated with the sale

For building lots, it is also important to assess the actual potential for use. A property with high floor area ratio or attractive development opportunities can be particularly appealing to developers and investors.

Ponimmobilien evaluates the property in terms of its location, size, potential uses, and current market conditions, and uses this information to develop a suitable sales strategy. For legal, tax, or building code issues, a notary, the local municipality, or specialized experts may also be consulted.

When selling a condominium, in addition to location, condition, and living space, the specific characteristics of the condominium ownership are also important. Prospective buyers generally want not only to assess the unit itself but also to understand the situation of the entire condominium owners’ association.

Before the sale, the following documents and points in particular should therefore be prepared:

• Land registry extract and ownership share

• Condominium Bylaws and Deed of Establishment

• Floor plans

• Current annual financial statements and budget of the condominium association

• Status of the renovation fund

• Minutes of the most recent condominium owners’ meetings

• Information on planned or already approved renovations and refurbishments

• Existing exclusive rights of use, such as for a garden, patio, or parking space

• Any easements or other encumbrances

• Existing mortgage and other documents relevant to the sale

The financial situation of the condominium association can also influence the value and appeal of an apartment. Therefore, approved renovation projects or a low renovation fund balance should be communicated transparently.

Ponimmobilien assists owners in compiling sales documents, conducting a market-based valuation, marketing the property, and negotiating with prospective buyers. The legal review of the documents is carried out by the responsible notary’s office or the relevant specialized agencies.

Yes, a property subject to a building right can generally be sold. When the property is sold, it is not the land itself that is transferred, but rather the existing building right or ownership of the structure built on it. An independent and permanent building right can be registered in the land registry as a separate parcel of land and sold.

Before the sale, the following points in particular should be reviewed:

• Remaining term of the building right

• Amount and trend of the building lease fee

• Provisions governing adjustments to the ground rent

• Possible restrictions on transfer

• Any preemptive rights

• Existing mortgages and other encumbrances

• Provisions regarding reversion and reversion compensation

• Condition and value of the property located on the leasehold land

The remaining term and the amount of the building lease rent can significantly influence a property’s market value. Provisions regarding reversion should also be taken into account in the valuation.

Ponimmobilien reviews the key terms of the building lease, incorporates them into the valuation, and develops a suitable sales strategy. The specific building lease agreement should be reviewed by the relevant notary’s office or a specialized agency prior to the sale.

Yes, a property subject to an existing usufruct can generally be sold. However, the usufruct generally remains in effect upon sale unless it is previously terminated or another arrangement is made. A usufruct registered in the land registry grants the beneficiary the right to use the property and derive the corresponding benefits from it.

Therefore, the structure of the usufruct and the rights and obligations associated with it are crucial for the sale. An existing usufruct may limit the pool of potential buyers and affect the achievable sale price.

Before the sale, the following should be examined in particular:

• the exact terms of the usufruct

• the entry in the land registry

• who is entitled to the usufruct

• what costs and maintenance obligations exist

• whether it is possible and desirable to cancel the usufruct before the sale.

Ponimmobilien takes the existing usufruct into account in its valuation, pricing, and marketing strategy, and coordinates the necessary steps with the owner and the notary’s office.

A specific legal and tax assessment should be conducted by the responsible notary’s office or a qualified professional.