If you are planning to sell a property, it is best to start preparing well in advance. However, changes in personal circumstances can sometimes mean that a sale needs to happen sooner. Find out how long you should realistically expect the sale of an apartment or house in the Canton of Zug to take.

What Market Statistics Tell Us – and What They Don’t

Zug is one of Switzerland’s most sought-after property markets. Several analyses confirm this:

• According to estimates by Zuger Kantonalbank, owner-occupied apartments in the Canton of Zug are marketed in less than 40 days on average – faster than in any other canton.
• Between July 2024 and June 2025, single-family homes in Central Switzerland were advertised online for an average of 54 days. The nationwide average was 79 days.
• In 2025, owner-occupied apartments in Central Switzerland had an average listing period of 61 days, the shortest of all major regions. The Swiss average was 84 days.
• At just 0.2 per cent, the Canton of Zug has the lowest vacancy rate in Switzerland. Supply is limited and demand is high.

However, these figures should be treated with caution. Just because a listing is no longer online does not necessarily mean the property has been sold. Some properties are temporarily not advertised at all, for example during holiday periods. Furthermore, listing periods do not include the time required for preparation, notarisation and handover. Nevertheless, the statistics demonstrate that the Zug property market is strong and that a property can be sold within a few months with efficient preparation and effective marketing.

The Asking Price Also Determines the Pace of the Sale

The statistics mentioned above are consistent with my own experience. When the asking price is set close to the estimated market value, most properties can be sold within a marketing period of two to three months. If sellers set a higher asking price based on their own expectations, the process can take considerably longer. Fewer buyers are willing to pay the premium, and an excessively high asking price can reduce the property’s visibility and appeal among potential buyers.

This is not necessarily the wrong strategy; it is a matter of priorities: How important is a timely sale to you? How important is achieving the highest possible price? And how much patience do you have? The right pricing strategy depends on your individual needs and timeline. My professional property valuation shows you what the market is realistically prepared to pay, allowing you to make an informed decision: whether to sell at market value within a few months or start at a higher price and allow more time for the sale.

The Property Sales Timeline with Boutique Homes

• 1.Valuation and Strategy (2–3 days)
  I visit you, inspect your property and present a detailed valuation within 2–3 days.
• 2.Preparation (1–4 weeks)
  Gathering any outstanding documents, arranging professional photography and preparing the property brochure. If necessary, minor renovations and repairs can be carried out to present the property in the best possible light.
• 3.Marketing and Viewings (0–3 months)
• I present the property to my existing clients and advertise it on online platforms. Viewings are arranged, offers reviewed and the property can be reserved by an interested buyer.
  Important: Together, we determine the pricing strategy that best suits your needs.
• 4.Contract Review and Notarisation (1–4 weeks)
  Once a buyer has been found, a draft purchase contract is requested and reviewed by both parties. This is followed by an appointment at the notary’s office to have the purchase contract notarised.
• 5. Transfer of Ownership
  Immediately after notarisation, the notary submits the contract to the Land Registry. Registration in the Land Registry usually takes a few weeks.
  Good to know: The purchase contract is publicly notarised and legally binding. However, payment and handover of the property to the new owner can take place at a later date. The exact dates are specified in the contract.

All timeframes are estimates. Depending on the individual circumstances, the process may be considerably faster or take longer.

Other Factors That Influence How Long a Sale Takes

• Location. Properties in central locations, whether in a town or village centre, with good public transport connections, generally sell faster. Properties in more remote locations tend to attract fewer potential buyers.
• Condition. Many buyers are looking for newer properties. If renovations are required or the layout is no longer suited to modern living, finding the right buyer may take a little longer.
• Unique properties. Unusual architectural concepts, luxury properties or a farmhouse that still needs to be converted into a residential property – these types of properties appeal to a much smaller pool of buyers than a standard 4.5-room apartment on the outskirts of a town.
• Documentation and outstanding legal matters. Incomplete property documentation creates additional uncertainty for potential buyers. Pending legal matters, as well as unresolved issues within condominium ownership or inheritance communities, can also delay a sale.
• Buyers’ financing capacity. Not all buyers have the same financial capacity in every price segment.
• Overall market conditions. Residential property prices in Switzerland continued to rise in the first quarter of 2026, supported by low interest rates and limited supply. These are favourable conditions for sellers, although market conditions can change.

Selling Quickly Without Leaving Money on the Table: The Value of a Real Estate Agent

“Even a good property can lose time and money if the valuation, presentation or service is not right. This is precisely where my work makes a difference.”

Stephanie Komminoth, Real Estate Agent

Professional Valuation Instead of Guesswork

I determine the market value based on location, condition, comparable sales and current demand. The valuation will generally also be in line with the bank’s valuation, giving you confidence that potential buyers will be able to secure financing for the property. This means you start with the right asking price rather than having to make adjustments later under time pressure.

An Established Database of Buyers

I work with registered prospective buyers who have clearly defined search criteria. I contact suitable buyers even before the property is officially advertised online.

The Right Presentation, Organised Efficiently

I coordinate photography, floor plans, the property brochure and online listings, ensuring that your property is brought to market without unnecessary delays.
Assistance with documentation: extract from the Land Registry, floor plans, insurance certificates, condominium regulations and meeting minutes for condominiums. I am happy to help you gather and order all the necessary documents in good time.

Always Available for Potential Buyers

Enquiries are answered promptly, and viewing appointments can be arranged at short notice in consultation with you. Buyers who have to wait an entire day for a response will often have already moved on to the next property.

Consistent Follow-Up

A viewing does not necessarily mean a decision has been made. I follow up, gather feedback and provide prospective buyers with valuable guidance on how to approach financing for the property.

Also read the article on whether to use an estate agent or sell privately →

Frequently Asked Questions

• How long does it take to sell an apartment or house in Zug? At a market-appropriate price, experience shows that a buyer can generally be found within two to three months. You should allow a total of three to six months until the transfer of ownership.
• Will the sale take longer if I set a higher asking price? Generally, yes. How much longer depends on the difference between the asking price and market value, as well as the property itself. A clear pricing strategy and a defined timeline help you make this decision consciously.
• Can I speed up the sale? Yes. A market-appropriate asking price, a professional presentation, complete documentation and prompt follow-up with potential buyers have the greatest impact.
• When should I start planning the sale? Ideally, six to nine months before your intended handover date.
• How long will it take to sell my property? Every property is different. I would be happy to determine the realistic market value of your property, present different pricing strategies and develop a marketing plan with you that suits your needs. Request your complimentary, no-obligation property valuation today.

Your Contact

Stephanie Komminoth
CEO • Real Estate Agent

✆ +41 77 423 83 88
steffi@boutiquehomes.ch

Sources

• Swiss Market Place Group
• Cash
• Bilanz
• Plattform J

For many people, their home is much more than just a property. It is the place where their children grew up, where they have lived for many years and where countless memories were made. It is therefore understandable that many homeowners want to remain in their familiar surroundings when they retire.

And in many cases, this is perfectly possible. Many people are healthy and active when they reach retirement age and want to continue enjoying the space their house or spacious apartment provides.

However, retirement can bring a financial change for homeowners: once employment income ends, the affordability of the mortgage is reassessed. What was easily affordable during working life can suddenly become a challenge when income is lower in retirement.

This is why it is worth reviewing your situation several years before retirement rather than waiting until you reach retirement age.

What changes when you retire?

For many households, regular income decreases upon retirement. The costs associated with the property, however, remain.

Banks therefore assess whether the financing remains affordable based on the future income. The affordability calculation is not based on the mortgage interest rate you are actually paying. Instead, banks typically use a calculated interest rate of 5 %. In addition, calculated costs for maintenance and ancillary expenses are taken into account (depending on the bank, 0.75–1%), as well as any required amortisation.

As a general guideline, the calculated housing costs should not exceed approximately one third of the gross household income – in this case, the pension income.

Learn more about financing your own home →

Loan-to-value ratio: Property appreciation can help

In addition to affordability, the loan-to-value ratio plays an important role.

For an owner-occupied residential property, the portion of the mortgage exceeding two thirds of the lending value generally has to be amortised within 15 years. Depending on the individual situation, banks may impose additional requirements.

For long-term homeowners, the increase in the property’s value can work to their advantage.

For example, someone who bought a house many years ago for CHF 1 million and whose property is now worth significantly more may have a considerably lower loan-to-value ratio than originally. A new valuation can therefore show that the existing mortgage is already significantly below two thirds of the property’s current lending value.

This means that even if some of the originally planned amortisation has not been completed, the current loan-to-value ratio may still fall within the limits required by the bank due to the property’s increase in value.

It is important to note, however, that the current market value is not automatically used as the lending value. Banks assess properties according to their own criteria and may use a lower value when determining the financing.

Affordability can become a stumbling block

The situation can be considerably more challenging when it comes to affordability.

Let us look at a simplified example:

A couple bought their house many years ago for CHF 1 million. At the time, affordability was calculated based on the property’s value and their income at that time.

If the house is now worth CHF 2 million, the affordability calculation takes into account a calculated interest rate of 5 % on the mortgage as well as additional maintenance costs of 1% of the property price. In our example, the amount doubled. At the same time, the household’s income is lower in retirement.

Property appreciation is therefore not an advantage in every respect: while it increases equity and generally improves the loan-to-value ratio, it can also affect affordability because maintenance costs are calculated as a percentage of the property’s value.

And this is where some homeowners face a challenge: The property is worth more than ever – but their income after retirement may no longer be sufficient to meet the bank’s affordability requirements.

What should homeowners do before retirement?

Around five years before retirement

The first step is to speak to your bank.

Have your future financial situation and, in particular, the affordability of your mortgage after retirement assessed. Also clarify whether any further amortisation is required and what options are available to secure your financing over the long term.

The earlier potential gaps are identified, the more options you have to address them.

Plan renovations with taxes in mind

Planned investments in your property should also be considered at an early stage and, where appropriate, carried out in good time.

The upcoming changes to the taxation of owner-occupied property are particularly relevant here: the abolition of the imputed rental value will take effect on 1 January 2029. At the same time, deductions for maintenance costs of owner-occupied properties will generally no longer be available. Cantons may continue to provide certain deductions for energy-efficient and environmentally friendly measures.

If you are planning major renovations, you should therefore discuss with your tax advisor when an investment makes sense from a tax perspective and which rules apply in your canton.

Around one year before retirement

Approximately one year before retirement, it is advisable to have another discussion with your bank.

By this stage, you should have clarity on:

• How much mortgage debt remains?
• What is the current lending value of the property?
• What amortisation is still required?
• How much will your future retirement income be?
• Will the mortgage remain affordable after retirement?
• Are any changes to the financing required?

This leaves sufficient time to make any necessary adjustments.

Why it pays to act early

If you only discover at retirement that your financing is no longer affordable in the long term, you have fewer options available.

Planning ahead, on the other hand, allows you to consider different scenarios. Depending on your individual situation, additional amortisation, adjustments to your mortgage structure or early retirement planning may make sense. Pension fund contributions or a withdrawal of pension assets may also form part of an overall strategy, depending on your personal circumstances and the tax implications.

It is important not to consider such decisions in isolation. What may appear financially advantageous can have other implications for your taxes or retirement planning.

Paying off the entire mortgage is therefore not always the best solution. What matters is having a financing structure that fits your personal situation, your income and your plans for retirement.

When can selling be the right solution?

Remaining in the current home is not necessarily the right solution for every homeowner.

Retirement often coincides with other major changes in a person’s living situation: children have moved out, an additional home office is no longer needed, or the desire for greater freedom and fewer responsibilities becomes more important.

Selling can then be a conscious decision for a new stage of life.

Common reasons for selling a home around retirement include:

• The financing is no longer affordable after retirement.
• The need for space has changed, for example after children have moved out.
• The house requires increasing amounts of work and maintenance, while the desire for more freedom grows.
• The capital tied up in the property could be used differently, for example for travel, a smaller property or other personal priorities.
• Moving to another location becomes attractive, for example closer to family and friends or to a more central location with good public transport connections.

Selling is not necessarily a last resort. It can instead be an opportunity to release the capital tied up in the property and consciously adapt your living situation to the next stage of life.

When should you start preparing for a sale?

If you already know that you may consider selling around retirement, I recommend starting the planning process around one year before your desired sale date.

Starting early gives you time for a professional property valuation, to determine the right time to sell and to develop an appropriate sales strategy.

However, even if a sale needs to happen more quickly, having the right strategy is crucial. Every property and every personal situation is different. The key is to assess the starting position correctly and position the sale in a way that makes the most of the property’s potential while taking your current needs into account.

Your Contact

Stephanie Komminoth
CEO • Real Estate Agent

✆ +41 77 423 83 88
steffi@boutiquehomes.ch

Retirement is a new stage of life – and your property can be part of it

Retirement does not have to mean giving up your familiar home. If you feel comfortable in your house or apartment and the financing is secure for the long term, there is no reason why you cannot continue to enjoy your home.

At the same time, retirement is a good opportunity to consciously reconsider your current living situation.

Stay, sell or downsize? There is no single right solution.

What matters is to consider early on which option fits both your financial situation and your personal plans for the next stage of life.

I would be happy to help you assess the value of your property, consider different sale scenarios and develop a suitable sales strategy.

Separation or divorce brings many changes. One of the most common questions is: What happens to the shared apartment or family home?

Should the property be sold? Can one of the partners take it over? Who wants to continue living there? And what happens to the joint mortgage?

The answers differ from case to case. Important factors include the ownership structure, the matrimonial property regime, the financing and – for families – the situation of the children.

In this article, I explain the key points to consider in the event of separation or divorce and how a potential sale of the property can be handled during divorce proceedings.

Who Owns the Property?

The land register entry provides an important first indication. It records who owns the property and in which form the ownership is held.

For couples, co-ownership is common. If, for example, both partners are registered as co-owners with an equal share, each owns 50 % of the property.

However, the land register entry alone does not determine who ultimately has rights to the property or who may be awarded the property in the event of separation or divorce. The matrimonial property regime is equally important.

What Does the Matrimonial Property Regime Mean?

Unless spouses have entered into a prenuptial agreement, the participation in acquired property regime (Errungenschaftsbeteiligung) generally applies in Switzerland. (If the marriage took place abroad, different legal provisions may apply.)

This regime distinguishes between separate property (Eigengut) and acquired property (Errungenschaft). Separate property includes assets that were already owned before the marriage as well as inheritances and gifts received during the marriage. Assets acquired through the spouses’ work during the marriage generally form part of the acquired property and are therefore divided equally between the spouses.

This means that even if a property is registered solely in the name of one spouse, it must be examined how the property is classified under matrimonial property law and whether this gives rise to claims by the other spouse.

It is therefore particularly important to establish when and how the property was acquired and financed. A property that was already owned by one partner before the marriage is generally assessed differently from a property acquired during the marriage.

More about the legal aspects of divorce and home ownership →

What Happens to the Family Home?

Swiss law provides special protection for the family home.

It can make a difference whether the property is simply a jointly occupied home or the actual family home. Particularly when children are involved, the question of who may continue to live in the apartment or house can become relevant regardless of the ownership structure.

As part of matrimonial protection proceedings, for example, the court may determine which spouse is entitled to sole use of the home. The needs of the children can play an important role in this decision.

Under certain circumstances, a temporary right of residence may also be possible. The legal details are complex and depend heavily on the individual circumstances.

Learn more about the legal situation regarding the family home →

When Does Selling Make Sense or Become Necessary?

It is not always practical or financially possible to retain the jointly owned property or family home after a separation. In the following situations, a sale may make sense or even become necessary.

The Financing Becomes a Burden

Separation means that two separate households need to be financed. What was financially manageable during the relationship can suddenly become a significant burden. If, for example, only one income remains available to finance the property, it must be assessed whether the financing still meets the bank’s requirements.

If one of the partners wishes to take over the property alone, the bank will assess whether that person can afford the mortgage independently. Income, assets and existing financial obligations all play a role in determining the affordability of the financing.

An existing joint mortgage also does not automatically end when a couple separates. Releasing one partner from their joint responsibility for the financing must be agreed with the bank. It is therefore advisable in most cases to contact the bank at an early stage.

A New Chapter in Life Begins

Separation often also marks a personal new beginning. A new place to live, a new job or a new relationship may be reasons why the existing property no longer fits the individual’s circumstances. In some cases, the separation may also coincide with the time when the children leave the family home.

And sometimes it is not just about practical considerations. A shared home carries memories. For some people, it can be helpful to bring this chapter of their life to a close in a physical sense and take a clear step into a new phase of life by selling the property.

What Is the Best Way to Handle a Property During Separation?

1. Clarify Your Wishes First

At the beginning, both sides should openly discuss what they would like to happen.

Does one partner wish to remain in the house or apartment? Would it be financially possible for one partner to take over the property? Or would both prefer to sell?

The earlier these questions are clarified, the easier it becomes to plan the next steps.

2. Establish a Clear Legal Situation

If you and your former partner agree on what should happen to the jointly owned property, it is important to have the arrangement formally documented. In the case of an amicable separation, consulting a lawyer together can often be the quickest and most effective solution.

If the two parties cannot reach an agreement, a court decision may be required to determine what happens to the property. It is not always necessary to wait until the divorce is final. A quicker arrangement may be possible through matrimonial protection proceedings. Among other things, these proceedings can address questions concerning the shared household or the use of the family home.

Particularly when a separation is emotionally or financially challenging, it can be advisable to seek legal advice from a lawyer at an early stage.

3. Have the Property Professionally Valued

If the property is to be sold or one partner wishes to buy out the other, a realistic assessment of the current market value is essential.

An independent hedonic property valuation provides an important basis for this decision. It gives a well-founded assessment of the property’s current market value and the potential sales proceeds that could be achieved through a sale.

A neutral valuation can help create an objective basis for further discussions – particularly when both partners have different views of the property’s value.

4. Develop the Right Sales Strategy

If both partners decide to sell, the property should be professionally prepared for the sale.

This is not just about finding a buyer. Equally important are the right pricing strategy, the positioning of the property, the selection of suitable marketing channels and a structured sales process.

Important: If several people are registered as owners in the land register, the relevant legal requirements for the sale must be observed. Both owners must agree to the marketing of the property and sign the purchase agreement.

The distribution of the sales proceeds can also be defined in the purchase agreement or as part of the transaction in accordance with any previously agreed or court-ordered arrangements. If desired, both former partners can receive their respective share directly from the sale proceeds.

Selling a Property After Separation – Neutral Guidance Can Help

Selling a property is already a decision with far-reaching consequences under normal circumstances. During a separation, there is an additional emotional dimension for the sellers.

While some former partners continue to have an amicable relationship, others may find it difficult to communicate with each other during the separation. Both are understandable reactions to a difficult life situation.

I have already accompanied several property sales involving divorced couples and couples going through separation. In these situations, it is particularly important to me to manage the sales process professionally, transparently and, wherever possible, independently of personal conflicts.

Your Contact

Stephanie Komminoth
CEO • Real Estate Agent

✆ +41 77 423 83 88
steffi@boutiquehomes.ch

What I Offer

Transparent Communication

Both owners are my clients. I therefore make sure that both parties are kept informed about the key steps and developments – by email or, if preferred, through a shared WhatsApp group chat.

If one of the owners contacts me by phone, I briefly document the key points of the conversation in writing and share them with both parties through the agreed communication channel.

This ensures that both parties always have the same information.

Joint or Separate Appointments

Not every former couple wants to attend viewings, discussions or appointments together.

Whether you prefer to attend appointments together or separately, we will find a solution that works for both sides.

The Right Sales Strategy

Every property is different. I will show you which pricing and sales strategies are possible and make sense for your property and your individual situation.What Happens to the Shared Property in a Divorce?

In doing so, I consider not only the expected market value but also your personal objectives and the timeframe you have in mind.

Personal Guidance Throughout the Entire Sales Process

From the initial consultation and valuation through to marketing, contract signing and the handover of the keys, I will personally accompany you throughout the process.

My goal is to make the sale of your property clear, transparent and professional – especially when your personal circumstances are already challenging enough.

A Sale Can Also Be a New Beginning

Separation marks the end of a shared chapter in life – but at the same time, the beginning of a new one.

If the shared property is to be sold, the process does not have to add further stress to an already difficult situation. With a clear strategy, transparent communication and neutral guidance, even an emotionally challenging situation can be handled professionally.

If you are considering selling your property following a separation or divorce, you can rely on my personal guidance and experience.

For most people, selling a house is a major life decision. That is why it is so important to plan the sale carefully. However, there are still many myths and misconceptions surrounding the property selling process that can lead to unrealistic expectations, unnecessary time pressure, or financial disadvantages.

Homeowners who have lived in their property for many years—or even decades—often face a unique situation. The real estate market has changed, property prices have evolved significantly, and buyers’ expectations and requirements are very different today than they were just a few years ago.

Understanding the most common mistakes and misconceptions creates the best foundation for a successful home sale and a smooth transition into the next stage of life.

Table of Contents

• Myth 1: “My house is worth about the same as my neighbour’s.”
• Myth 2: “There’s no harm in asking for a higher price.”
• Myth 3: “I’ll save money if I sell my house without a real estate agent.”
• Myth 4: “I need to renovate extensively before selling my house.”
• Myth 5: “I’ll buy a new apartment first and sell my house afterwards.”
• Myth 6: “An online property valuation is all I need.”
• Myth 7: “The more potential buyers, the better.”
• Myth 8: “My house will sell immediately anyway.”
• Myth 9: “Selling our house is simply too much work.”

Myth 1: “My house is worth about the same as my neighbour’s.”

Many homeowners base their expectations on recent sales in the neighbourhood or on the experiences of friends and acquaintances. However, the real estate market is constantly evolving. What a comparable property sold for five years ago is often no longer a reliable benchmark today.

In addition, every property is unique. Location, plot size, condition, sun exposure, floor plan, and quality of finishes all have a significant impact on demand and market value.

Long-term homeowners, in particular, often underestimate the current value of their property because they do not follow market developments on a daily basis. A professional property valuation provides clarity and forms the foundation for a successful sale.

Learn more about property valuations →

Myth 2: “There’s no harm in asking for a higher price.”

Many sellers believe they can always reduce the asking price later.

In reality, the first few weeks often determine the success of a property sale. If the asking price is set too high, the property loses visibility and stays on the market longer. This can ultimately result in a lower final selling price.

A realistic pricing strategy, on the other hand, generates greater interest and significantly improves the chances of a successful sale.

Myth 3: “I’ll save money if I sell my house without a real estate agent.”

At first glance, the agent’s commission may seem like an additional expense.

However, a successful home sale involves far more than simply listing a property. Accurate pricing, professional presentation, marketing, viewings, negotiations, and support through to the completion of the sale all require experience and in-depth market knowledge.

An incorrect asking price, incomplete documentation, or disagreements with a potential buyer can cause a sale to fall through at the last minute.

Ultimately, what matters is not the cost of selling, but the final sale price achieved and how smoothly the entire selling process is managed.

Comparison: Selling your home with or without a real estate agent →

Myth 4: “I need to renovate extensively before selling my house.”

Many homeowners invest in a new kitchen or bathroom shortly before putting their property on the market.

However, not every renovation increases the selling price. In many cases, smaller improvements—such as a well-maintained garden, freshly painted walls, or minor repairs—are enough to create a strong first impression.

Whether an investment is worthwhile should always be assessed on a case-by-case basis.

Learn more about renovating before selling your home →

Myth 5: “I’ll buy a new apartment first and sell my house afterwards.”

Many homeowners hope for a seamless transition from their house to a new owner-occupied apartment. In reality, however, this sequence can rarely be planned with precision.

Suitable apartments are in high demand, while at the same time it is difficult to predict exactly when a house will sell.

The biggest challenge, however, is bridge financing, which is not always available.

Planning your home sale early gives you far greater flexibility. It allows you to explore different options and develop a realistic roadmap. This helps you avoid unpleasant surprises and gives you confidence for the next steps.

Myth 6: “An online property valuation is all I need.”

Online valuations provide a useful initial estimate.

However, they cannot fully account for the unique characteristics of a property. Condition, quality of finishes, views, and land features can only be assessed to a limited extent through digital tools.

For a successful property sale, an online estimate cannot replace a professional valuation. It does, however, provide a helpful starting point.

Get an instant valuation of your property →

Myth 7: “The more potential buyers, the better.”

A large number of viewings does not automatically lead to a successful sale.

What matters more is attracting the right buyers. Prospective purchasers should not only have genuine interest but also the financial means to complete the purchase.

Targeted marketing and careful qualification of prospective buyers save time and significantly increase the likelihood of a successful sale without countless viewings.

Myth 8: “My house will sell immediately anyway.”

Demand for residential property remains high in many areas, and some homes do indeed find a buyer within a short period of time.

However, it is becoming increasingly common for even attractive properties to take longer to sell, as financing residential real estate has become more challenging due to stricter banking regulations. Despite strong buyer interest, this can significantly extend the sales process.

Preparing a home for sale also takes time. Sales documents need to be gathered, the property decluttered, minor repairs completed, and the move organised. In addition, holiday periods and public holidays can influence buyer demand.

Planning your home sale well in advance creates the best conditions for a successful sale without unnecessary time pressure.

Myth 9: “Selling our house is simply too much work.”

Selling a property involves much more than marketing it. Documents need to be obtained, viewings arranged, appointments coordinated, and the final handover prepared. In many cases, this also includes clearing the property, organising the move, and arranging the final cleaning.

Especially after living in the same home for many years, this organisational effort can feel overwhelming.

That is why I support my clients with far more than just selling their property. I also help them find reliable partners for property clearance, moving services, and final cleaning, while coordinating the entire process. This gives you a single point of contact and comprehensive support throughout every stage of your home sale.

Your Contact

Stephanie Komminoth
CEO • Real Estate Agent

✆ +41 77 423 83 88
steffi@boutiquehomes.ch

A Successful Home Sale Begins Long Before the Listing Goes Live

Anyone planning to sell a home benefits from starting the process early. Careful planning provides peace of mind, reduces stress, and gives you enough time to find the right new home while preparing every step thoroughly.

Every property sale is unique. That is why a personal consultation is invaluable, allowing you to discuss all available options in detail. Together, we create a tailored roadmap that fits your individual circumstances and makes the entire selling process clear, structured, and manageable.

Anyone planning to sell a property will eventually face the question: Should I renovate before selling, or should I put the property on the market in its current condition?

Many property owners assume that extensive renovations automatically lead to a higher selling price. As a result, new kitchens are installed, bathrooms are completely refurbished, or significant sums are invested in upgrades shortly before the sale.

The reality of the real estate market is often quite different. Not every renovation increases a property’s value by the amount invested. Some improvements create a much stronger first impression and increase the chances of a successful sale, while other investments are barely rewarded by the market.

Any renovation should therefore be carefully considered. In this article, you’ll learn which improvements are worth making before a sale and where you can save yourself unnecessary effort and expense.

The First Impression Sells – Not the Construction Budget

Buying decisions are rarely based purely on logic. Buyers enter a property and often decide within minutes whether they can imagine living there.

They pay attention to light, spatial feel, cleanliness, and the overall condition of the home. A well-maintained atmosphere inspires confidence. On the other hand, clutter, overcrowded rooms, or visible signs of wear can significantly diminish a property’s appeal.

If you want to positively influence the selling price of your property, it is usually wiser to optimize its presentation before planning major renovations.

The Most Important Preparation Costs Almost Nothing: Decluttering

Few measures have a greater impact on how a property is perceived than thorough decluttering.

Over the years, furniture, decorative items, and personal belongings naturally accumulate. What has become normal to the owner can make rooms appear smaller and more crowded to potential buyers.

Fewer pieces of furniture create a stronger sense of space. Rooms appear brighter, larger, and more attractive. At the same time, potential buyers find it easier to imagine themselves living in the property.

Experience consistently shows that a professionally prepared and tidy home can have a greater impact during viewings than an expensive renovation project.

Read how to prepare your home for a photography appointment →

Which Renovations Actually Make Sense Before Selling

Refresh the Kitchen Instead of Replacing It

The kitchen is one of the most important rooms in any home. However, replacing it entirely before selling is often not the most cost-effective way to increase a property’s value.

Many buyers prefer to design the kitchen according to their own tastes and needs. As a result, an investment of several tens of thousands of francs is often not fully reflected in the final selling price.

Smaller improvements are usually much more effective:

• Clean or repaint kitchen cabinets
• Install modern handles
• Replace damaged silicone seals
• Refresh countertops and work surfaces
• Replace defective appliances

In many cases, these simple improvements are enough to transform an “old kitchen” into a “well-maintained kitchen.”

Enhance the Bathroom with Small Details

In bathrooms, too, it is often the combination of many small details that shapes the overall impression.

A cloudy mirror, yellowed silicone joints, limescale-covered fixtures, or poor lighting can make an otherwise well-maintained bathroom feel significantly older.

Often, the following improvements are sufficient:

• New mirror
• New faucets and fixtures
• Fresh silicone seals
• Modern lighting
• Professional deep cleaning

The investment remains modest, while the impact on prospective buyers is often surprisingly significant.

Restore Flooring Instead of Replacing It

Worn flooring is one of the first things buyers notice.

Before installing new floors, it is worth exploring more cost-effective alternatives. Hardwood floors can often be sanded and refinished, while carpets can usually be replaced at a relatively modest cost.

The goal is not perfection, but a clean and well-maintained overall impression.

Don’t Underestimate Outdoor Areas

Long before buyers step through the front door, they have already formed a first impression.

A tidy garden, a clean entrance, and neatly trimmed hedges communicate care and proper maintenance.

Particularly effective improvements include:

• Mowing the lawn
• Trimming hedges
• Removing weeds
• Pressure-washing patios and terraces
• Disposing of old items
• Tidying plant containers and pots

Especially for detached houses, these measures can make a noticeable difference during viewings. The garden appears larger, tidier, and easier to maintain.

Which Renovations Often Aren’t Worth It Before Selling

Complete Kitchen Renovations

A brand-new kitchen can easily cost between CHF 30,000 and CHF 60,000. However, buyers often do not perceive the same added value as the seller, particularly if the design does not match their personal taste.

Luxury Custom Upgrades

Highly customized solutions often reflect the personal preferences of the current owner. The more individual the design, the smaller the pool of potential buyers is likely to be.

Elaborate Garden Landscaping

Most buyers appreciate a well-maintained garden, but they do not necessarily expect a perfectly designed landscape park.

Technical Investments Without Visible Benefits

New windows, heating systems, or technical installations can be worthwhile if there is an actual defect or if the system has reached the end of its lifespan. However, as a pure sales-enhancement measure, these investments often generate less return than expected because many buyers do not immediately recognize their value.

Why a Professional Assessment Is Worthwhile Before Any Renovation

Whether a renovation makes sense before selling depends greatly on the property itself, its location, and the current market situation.

What can significantly increase a property’s value in one region may have little impact in another. Buyer expectations also evolve continuously.

This is precisely where an experienced real estate agent adds value. They can assess:

• which improvements are genuinely value-enhancing
• which investments are unlikely to pay off
• which buyer groups are currently active in the market
• how the property can be presented optimally even without renovation

In many cases, this can save several thousand francs in unnecessary renovation costs as well as a considerable amount of time and effort.

“Would you like to know which improvements are truly worthwhile for your property? I would be happy to analyze your home personally and show you where you can achieve the greatest impact with a manageable investment of time and money.”

Stephanie Komminoth, Real Estate Agent

Selling Successfully – Targeted Improvements Outperform Expensive Renovations

Selling a property does not automatically require major investments or extensive renovation projects.

In many cases, homeowners achieve the best results through decluttering, professional cleaning, and targeted cosmetic improvements. These measures increase the property’s appeal without placing unnecessary strain on the budget.

Before planning any renovations, it is therefore worth obtaining professional advice. Often, just a few carefully selected improvements can have a much greater impact than an expensive remodeling project.

Ihre Ansprechperson

Stephanie Komminoth
Inhaberin • Immobilienmaklerin

✆ +41 77 423 83 88
steffi@boutiquehomes.ch

The price of a property is not determined by chance. It is the result of a combination of objective facts and subjective perceptions – and is ultimately driven by one central question: How much is a buyer willing to pay for this property? This article explains the factors that most significantly influence real estate prices in Switzerland and how they are systematically combined into a market value assessment.

The Buyer’s Decision: Comparing, Evaluating, Deciding

Buyers compare multiple properties, different locations, varying conditions, and asking prices. In doing so, they consciously or unconsciously assign a certain value to each aspect of a property.

Some characteristics are easy to quantify, such as living space or plot size. Others are more difficult to define: the feeling when entering a room, the architecture, or the overall harmony of a home. Both objective and subjective impressions influence a buyer’s decision.

The result is an overall impression that translates into a willingness to pay. This is precisely where professional property valuation begins: it aims to estimate, as accurately as possible, the expected willingness to pay of an average buyer based on experience, market data, and comparable transactions.

“When valuing a property, I bring together all relevant pricing factors to estimate the expected willingness to pay of an average buyer as accurately as possible. This allows me to position your property at the right price in the market.”

Stephanie Komminoth, Real Estate Agent

Location: The Most Important Price Factor

No characteristic influences property prices as strongly as location. In property valuation, a distinction is made between macro-location and micro-location.

Macro-Location: The Region Matters

Macro-location refers to the broader geographical setting of a property – the canton, city, or municipality in which it is located. It includes factors such as economic strength, tax rates, accessibility, infrastructure, and overall quality of life.

Property prices vary considerably across Switzerland. Particularly sought-after macro-locations include:
• Canton of Zug: Low taxes, strong purchasing power, and proximity to Zurich make it one of Switzerland’s most desirable – and expensive – regions.
• Municipalities along Lake Zurich (Küsnacht, Zollikon, Herrliberg): Prestigious locations with correspondingly high prices.
• Lake Geneva region (Geneva, Lausanne): International demand and limited supply drive prices upward.
• Lucerne and Central Switzerland: Attractive natural surroundings with generally more moderate prices than Zurich or Zug.

Less sought-after macro-locations – for example, peripheral municipalities in the Jura region or structurally weaker areas in Valais – typically command lower prices per square metre, even when properties have otherwise identical characteristics.

Micro-Location: The Immediate Surroundings Make the Difference

Within the same municipality, two properties can achieve significantly different prices solely due to their micro-location. Micro-location describes the immediate environment: traffic noise, views, sunlight exposure, neighbourhood quality, and proximity to shopping, schools, and public transport.

Example of a desirable micro-location: A detached house on a hillside in Unterägeri – quiet residential street, unobstructed views of Lake Ägeri, south-facing orientation, and a ten-minute walk to the village centre. Such characteristics justify a substantial price premium.

Example of an inferior micro-location: A comparable property in the same municipality situated directly on a busy road, with a north-facing orientation and no distant views. Despite having identical living space, buyers’ willingness to pay is noticeably lower.

It is important to note that around 80% of residential properties in Switzerland are neither in prime nor poor locations. Most are situated within the average range for both macro- and micro-location, making them relatively easy to compare.

Building Age and Architectural Style

The age of a property affects its value in two ways.

Firstly, through renovation requirements. Older buildings often require investment in heating systems, insulation, plumbing, or electrical installations. Buyers anticipate these costs and consciously or unconsciously deduct them from their willingness to pay.

Secondly, architectural style plays a role. Design preferences change over time. Properties built in the 1970s and 1980s with small bedrooms or outdated materials are generally less sought-after than homes featuring contemporary architecture. Exceptions include well-preserved properties with distinctive character and a strong architectural identity.

Space: More Is Better – But Not Proportionally

Size matters. Larger plots and greater living space clearly increase the overall value of a property. However, the price per square metre generally decreases as size increases.

A 200 m² apartment does not cost twice as much as a 100 m² apartment. While it is worth more overall, its price per square metre is typically lower. The same principle applies to land: larger plots tend to be valued at a lower rate per square metre than smaller, well-proportioned plots in the same location.

Of course, not only the size but also the quality of the space matters. An 800 m² plot with a south-facing garden is significantly more valuable than an equally sized plot with a north-facing orientation or an unfavourable shape. Zoning regulations and development potential also influence value. As densification policies evolve, permitted building volumes may differ from those in place when the property was originally purchased, affecting its market value.

Condition: Kitchens and Bathrooms Shape First Impressions

The condition of a property influences both its rational and emotional value. Buyers identify renovation needs and often factor estimated costs into their willingness to pay.

Kitchens and bathrooms are particularly important. These are among the most expensive areas to renovate and have a disproportionate influence on a buyer’s perception during a viewing. A modern, well-maintained kitchen can significantly enhance the perceived value of a property, even if the rest of the home is in average condition.

Conversely, an outdated kitchen or bathroom can reduce the achievable selling price more than the actual renovation costs would justify, simply because they negatively affect the emotional impression of the property.

When selling properties professionally, we take these factors into account and collaborate with architects and designers to provide realistic and well-founded valuations.

The Hedonic Valuation Method: Bringing All Factors Together

All of these factors – location, age, size, condition, and architectural style – are systematically recorded and weighted in professional property valuations. The methodology used is known as hedonic valuation.

What does “hedonic” mean? The term is derived from the Greek word hedone, meaning pleasure or satisfaction. In economics, the hedonic method describes an approach in which the price of a good is broken down into the value contributions of its individual characteristics.

For real estate, this means that thousands of actual transaction records are analysed statistically to determine how much each characteristic – location, living space, year of construction, condition, and so forth – contributes to market value. The result is a model capable of calculating a statistically supported market value for a specific property.

Hedonic valuation is the industry standard in Switzerland today. Banks, insurance companies, and professional valuers rely on this approach because it is transparent, data-driven, and objectively reproducible.

How Boutique Homes Values Properties

Boutique Homes offers two valuation options, depending on your situation and information needs.

Instant Valuation: Initial Guidance Within Minutes

The Instant Valuation tool is based on a simplified hedonic model. Using a few key inputs – location, size, year of construction, and general condition – it calculates an initial estimate of your property’s market value. The tool is free, non-binding, and provides results within minutes.

It is ideal for homeowners who are still in the early stages of considering a sale and would like a first indication of their property’s value range.

Get an Instant Valuation →

Expert Valuation: Comprehensive, Personal, and Tailored

An expert valuation by Stephanie Komminoth goes significantly further. In addition to standard valuation factors, it considers architectural character, the condition of individual building elements in detail, current regional market trends, and comparable local transactions.

The result is a comprehensive written assessment of market value, providing a reliable basis for sales decisions, price negotiations, or personal planning.

The expert valuation is personal, free of charge, and without obligation. If you want to truly understand the market value of your property, this is the right place to start.

Learn More About Our Expert Valuation →

Your Contact

Stephanie Komminoth
CEO • Real Estate Agent

✆ +41 77 423 83 88
steffi@boutiquehomes.ch

Anyone selling a property is sooner or later faced with a fundamental question:
Do you need a real estate agent – or can the sale be successfully handled on your own?

The short answer: both are possible.
The more important question, however, is under which circumstances each option is the better choice.

While a real estate agent brings market knowledge, structure, and reach, selling privately offers one key advantage: no commission.
What may seem straightforward at first often turns out in practice to be a complex balance between time, risk, and potential sale price.

This article highlights what truly matters – and in which situations an experienced agent can make a significant impact.

The pricing of a property is the starting point of every sales process – and often where the most important decisions are made.

Many long-term property owners tend to underestimate the value of their property – and do not fully realize its market potential when selling.

Others deliberately set a price that is too high in an effort to achieve the highest possible return.
However, an inflated asking price typically only appeals to a very small segment of the actual demand. At the same time, buyers orient themselves toward comparable properties and realistic market values – often resulting in significantly lower offers and making objective, constructive negotiations more difficult.

If the price is later significantly reduced and the property is re-listed, this can also create a negative impression among potential buyers.

Getting the price right from the start is therefore crucial.

Why is a real estate agent helpful here?

An experienced agent not only brings in-depth market knowledge, but also the necessary objectivity. They assess the property based on comparable data, current demand, and realistic buyer expectations.

Presentation

The presentation of a property often determines within seconds whether interest is generated.

A professional real estate agent ensures high-quality photos, clearly structured information, and a fully prepared digital dataset. This allows prospective buyers to quickly assess whether the property meets their needs.

At the same time, well-prepared documentation facilitates financing through banks – an often underestimated factor in the sales process.

Viewings

Selling your own home is an emotional process. Understandably, the focus is on memories and personal experiences.

Prospective buyers, on the other hand, want to envision their own future in the property.

An agent creates professional distance and presents the property from the buyer’s perspective.

Sensitive questions – for example regarding renovations, alterations, or development potential – are also more likely to be asked openly when dealing with an agent rather than directly with the owner.

Price and contract negotiations

A real estate agent acts as an intermediary between the parties and brings structure to the negotiation process.

Emotions take a step back – the focus remains on the value of the property and reaching a fair agreement.

With experience in pricing and contractual negotiations, the agent understands what is realistic and in line with the market, helping to prevent excessive demands and ensuring a well-managed process.

Access to a network

Many prospective buyers no longer browse property portals regularly.

A real estate agent maintains a database of active search requests and can directly approach suitable buyers.

In addition, the agent leverages a professional network – including investors, other agents, and market participants – to actively support the sales process.

Time savings

Not every inquiry reflects genuine buying interest.

An experienced agent quickly identifies which prospects are serious, ensuring that viewings are handled efficiently and unnecessary effort is minimized.

The result: a more efficient process and higher-quality inquiries.

The agent – experience and calm throughout the process

A property sale rarely proceeds entirely without challenges. This is where experience becomes particularly valuable.

An experienced agent ensures that even complex situations are handled in a structured and solution-oriented way.

“I support numerous property sales each year. And while every process is unique, what truly matters is maintaining clarity and finding solutions that work for everyone involved.”

Stephanie Komminoth, Real Estate Agent

When a private sale may make sense

Selling without an agent can be a valid option – particularly if:

• a buyer already exists within your family
• you have solid market knowledge
• you can dedicate sufficient time to the process

With a structured approach, a private sale can also be successful.

Agent – yes or no?

The decision for or against a real estate agent is not a general one – it is a personal and strategic choice.

Those who wish to manage the process themselves and have the necessary expertise can successfully sell privately.
However, those who value a professional process, sound pricing strategy, and an efficient transaction benefit from the support of an experienced agent.

Ultimately, it is not just about selling a property – but about doing so at the right price, within the right timeframe, and with confidence.

Arrange a meeting today for a free property valuation.

Find out the current market value of your property – and which sales approach is right for you.

Your Contact

Stephanie Komminoth
CEO • Real Estate Agent

✆ +41 77 423 83 88
steffi@boutiquehomes.ch

Learn more about property valuation →

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