Selling in Valais: what does it really cost?

We’re Not Hiding Anything

Selling your house or apartment is rarely trivial. Behind this project often lie years of life, memories, sometimes a fresh start. And then there’s that recurring question: how much will I actually receive in the end?

Because between the price displayed on the listing and what arrives in your account, the gap can be surprising. Commissions, taxes, notary fees… In Valais, we have our own rules of the game. So it’s better to know them before getting started.

The Major Expense Items (Yes, There Are Several)

1. The Agency Commission

This is the item everyone talks about—and always negotiates a bit. In Switzerland, expect between 2% and 5% of the sale price. In Valais, we typically hover around 2.5% to 3%, which remains reasonable.

Concrete example: you’re selling your chalet for 900,000 francs? The commission will be between 22,500 and 27,000 francs.

This amount covers quite a lot: professional photos, listings, viewings, sometimes tense negotiations with buyers, and all the support up to the signing at the notary’s office. A good broker is worth their weight in gold—especially when they know the Valais market inside out.

2. The Notary and Transfer Fees

In Valais, plan for between 1.8% and 2.5% of the sale price for notary fees and transfer duties. This includes the official deed, the transfer tax, and registration in the land register.

Generally, these costs are shared 50/50 with the buyer, but everything is negotiable. Some sellers cover them entirely to facilitate the sale.

3. Real Estate Gain Tax (The Big One)

This one is often forgotten—and yet it can hurt badly. This tax applies to the capital gain realized: the difference between what you paid and what you’re selling for (minus justified work and improvements).

In Valais, the longer you keep your property, the less you pay. Less than 2 years and watch out, it can go up to 60% of the base tax. Between 2 and 10 years, the rate gradually decreases. After 25 years, we’re often close to zero, even with total exemption.

A real example: you bought an apartment for 500,000 francs 5 years ago, you’re reselling it for 700,000. Your gain: 200,000 francs. After deductions, the tax will be around 15,000 to 25,000 francs depending on your municipality.

Friendly advice: sometimes waiting one more year can save you thousands of francs. It’s worth calculating.

4. The Bank Penalty

If you pay off your mortgage before the end of the contract, the bank will charge you an indemnity. This can represent several thousand francs, especially if you had a good rate and there are still years remaining.

5. The Small Fees That Add Up

An energy certificate (CECB)? Count on 600 to 1,200 francs. Professional photos? A few hundred francs. A coat of paint before viewings? It adds up quickly. But these investments can increase your sale price by 5 to 10%, so don’t skimp.

Valais Is Somewhat Special

Our canton has its own codes, and it’s good to know them.

Transfer Duties Vary Depending on Where You Sell

Each Valais municipality sets its own rates. In Sion, count on about 2.2%, in Martigny rather 1.8%, in Crans-Montana it can go up to 2.5%, and in Bagnes (Verbier) we’re around 2%. These differences can represent thousands of francs in variation.

Patience Is Rewarded

Here, we encourage owners to keep their property for a long time. Reselling after 2 or 3 years can cost you a fortune in taxes. But after 20 or 25 years? The rate becomes negligible.

Winning strategy: if you can wait one or two more years, do your calculations. The tax savings can be enormous.

Second Homes Are Another Story

In Valais, many properties are second homes. This sometimes involves resale restrictions for foreigners (Lex Weber), a higher rental value tax, and sometimes the obligation to rent before selling. Research carefully.

What Does It Cost, Concretely?

Let’s take a real example: you’re selling your chalet in Verbier for 900,000 francs.

The agency commission will cost you about 27,000 francs (3%). The notary and transfer fees will represent 18,000 francs (2%, often shared with the buyer). The real estate gain tax will be around 20,000 francs after 5 years of ownership. Add 800 francs for the CECB and documents, and about 3,000 francs in miscellaneous fees.

Total: about 68,800 francs, or 7.6% of the sale price.

Depending on your situation, expect fees between 5% and 10% of the total price.

How to Reduce the Bill?

Choose Your Agency Carefully

A lower commission is tempting. But a good broker who knows Valais, who knows how to showcase your property and negotiate with buyers, can earn you much more than they cost.

Plan Your Timing

Wait until your mortgage reaches maturity. Wait another year to reduce the gain tax. Sometimes it’s not a matter of weeks, but of strategy.

Keep All Your Invoices

New roof? Redone kitchen? Changed heating? All these expenses can be deducted from the taxable gain. Don’t throw anything away.

Negotiate Everything

Who pays what? Can we take over the existing mortgage? Can we spread certain costs? A good notary or broker will guide you toward the best options.

The Final Word

Selling a property in Valais isn’t just putting an ad online and waiting. It’s a project that requires preparation, reflection, and anticipation.

But with the right partners and good preparation, you can sell serenely, without unpleasant surprises, and above all by maximizing your net gain.

Our advice: take the time to calculate everything, get a reliable estimate, and compare agencies. The difference between a stressful sale and a successful transaction is often just that: being well supported.