Buyer’sguide.

Clarify the intended use, ownership horizon, daily journeys and timing. A principal home, rental investment and renovation project involve different financial and legal considerations. Separate essential requirements from preferences and set a total budget. Confirming that budget avoids concentrating your search on properties you cannot finance.

Distinguish available savings, investments, sale proceeds and pension assets. For a principal residence, lenders often require at least 20% equity, including at least 10% of the lending value from sources other than the second pension pillar. Requirements depend on the application. Pension withdrawals may trigger tax and reduce benefits; consider pledging alternatives and retain a cash reserve.

A bank assesses more than the instalment at the offered interest rate. It typically tests theoretical interest, maintenance and amortisation against income and existing commitments. Methods vary by lender. A lending valuation below the agreed price may require additional equity. A calculator provides guidance, never a credit approval.

Add purchase costs, possible mortgage deed charges, works, moving and a reserve to the price. The bank does not necessarily finance every expense. Request a breakdown of taxes, land register charges, notarial fees and disbursements. Total project cost and initial equity are different figures.

For 2026, the Geneva administration publishes a Casatax purchase-price ceiling of CHF 1’394’928. The property must be in the canton and become your principal residence for at least three years. Meeting the price ceiling alone is insufficient: ask the notary to confirm every condition and the relief amount.

Submit the declaration of effective occupation within two years of the notarised deed, with one form per buyer, a residence certificate and evidence of moving in. Thresholds are adjusted annually; use those applicable to your purchase. Read the official Casatax conditions.

Visit the neighbourhood at different times and test everyday journeys. A municipal average says little about street noise or sunlight inside a home. In Lancy, Meyrin or Versoix, examine transport, access, amenities and immediate surroundings at address level. Check nearby development plans and site constraints rather than assuming present conditions will never change.

An asking price expresses the seller’s expectations, not proof of a sale at that amount. Use documented transactions where available, with relevant dates, areas and conditions. Our municipal indicators do not replace an individual valuation or provide an exhaustive record of every street’s sales. Sparse or older data calls for greater caution.

Request the precise area definition: living, usable, condominium or weighted. Balconies, cellars and ancillary rooms are not automatically comparable to living accommodation. P50, P75 and P90 describe a distribution, not guaranteed values. Fictional example: comparing 96 m² of living space with 118 m² of usable space without adjusting for ancillary areas can distort the square-metre price.

Obtain professional estimates and allow for fees, permissions, delays, contingencies and temporary accommodation. Separate optional changes from essential work. A preliminary estimate does not guarantee the final budget.

An extension illustrated in marketing material is not a permit. Examine zoning, easements, boundary distances, protection rules, energy requirements and possible contamination. Changes of use or alterations to rented housing may need specific permissions, particularly in Geneva. If your purchase depends on alterations, assess feasibility and have the notary reflect essential conditions in the contractual documents.

Observe condition and request evidence of completed works. An independent specialist’s second inspection is worthwhile where technical issues are significant. No visible defect does not mean there is no underlying problem.

• —House: roof, façades, moisture, heating, drainage and access.
• —Apartment: daylight, noise, windows, ventilation, layout and ancillary areas.
• —Shared facilities: lift, roof, heating and maintenance.
• —Areas and equipment: consistency between plans, listing and actual property.
• —Costs and works: consumption, recurring charges and planned interventions.

Request plans, relevant permissions, the land register extract and easements. Clarify access, parking, use rights and restrictions. Establish whether the property is vacant, rented or subject to special rights: a purchase does not automatically require a tenant to leave. Specify the vacant-possession date and included equipment, then resolve inconsistencies before committing.

Buying an apartment also means acquiring a share of common areas and collective obligations. Read regulations, accounts, recent meeting minutes and approved works. Compare the renovation fund with expected expenditure, not an isolated balance. Identify approved special contributions and disputes, and specify how seller and buyer share relevant obligations in the agreement.

Nationality, domicile, residence permit, intended use and ownership structure may affect restrictions or authorisations, including under Lex Koller. Do not infer eligibility from one factor alone. For rental investments, second homes or purchases through a company, check the specific rules and financing; the principal-residence framework does not automatically apply.

Examine contractual plans, material specifications, areas, ancillary spaces and modification options. Check permits, counterparties, payment milestones and delay provisions. Clarify charges for upgrades or omissions, acceptance of works and applicable warranties. A computer-generated image is not a contractual commitment to every pictured detail.

State price, financing, validity period, desired timing and necessary conditions. Bank confirmation can strengthen the proposal but does not replace document checks. Have reservations, deposits and preliminary agreements reviewed before payment. Property commitments must meet applicable legal formalities; an accepted offer does not make you the owner.

• —Buyer identities and the property concerned.
• —Proposed price and included equipment.
• —Financing and explicit reservations.
• —Signing, payment and handover timetable.
• —Outstanding checks and offer validity.

Support your proposal with relevant comparables, costed works and verified constraints. No standard discount applies to every property. Funding certainty, conditions and timetable flexibility also matter. Fictional example: CHF 1’505’000 with confirmed financing may be preferred to CHF 1’520’000 dependent on another home’s sale; the seller remains free to set their priorities.

Confidential marketing does not mean a bargain or a better fit. Give professionals clear criteria and a confirmed financial envelope. Before signing a search mandate, check services, fees, exclusivity, conflicts of interest and termination provisions. Clarify who represents you and who pays each intermediary. Do not skip legal or technical assessment to gain faster access.

The notary prepares the authenticated deed and land register formalities required to transfer ownership. Confirm final financing, payment source and timing, cost allocation and mortgage security arrangements. Review property-condition and defect clauses in particular. Signing, registration, possession and key handover are distinct events and may occur on different dates under the contract.

Prepare a handover record and document any reservations. For a new home, follow the contractual and statutory procedures and deadlines for reporting defects. Retain the purchase file and supporting evidence for maintenance, taxation and a future sale.

• —Inventory keys, badges, remotes and access credentials.
• —Record condition, equipment and meter readings.
• —Receive plans, manuals, warranties and maintenance contacts.
• —Arrange insurance, subscriptions, address changes and condominium administration.
• —Complete applicable Casatax formalities with the required evidence.