In the canton of Vaud, plan for about 4 to 5% of the purchase price in buying costs, on top of your 20% equity. Most of it is not the notary's fee but a tax, the transfer tax (droit de mutation). Here is how each item is calculated, with examples, and how to keep the bill down.
- Transfer tax: 2.2% cantonal + up to 1.1% municipal, so 3.3% in most municipalities.
- Notary, land registry and mortgage certificates: usually 0.5 to 1.5% of the price.
- These costs are not financed by the bank: they come on top of the 20% equity.
- Taking over the seller's mortgage certificates is often the biggest saving.
The four cost items
- Transfer tax. A tax on the change of ownership. The canton of Vaud charges 2.2% of the price, and each municipality adds a surcharge of up to half the cantonal tax, so up to 1.1%. Most municipalities, including Lausanne, apply the maximum: 3.3% in total.
- Notary fees. The notary drafts and certifies the deed of sale. The fees follow an official scale, largely proportional to the price.
- Land registry fees, to record the new owner and, if needed, new mortgage certificates.
- Mortgage certificates (cédules hypothécaires). The bank requires this security on the property. Creating new certificates means extra notary and registry fees, depending on the amount.
Worked examples
For a purchase in a municipality applying the maximum surcharge (3.3% transfer tax), in CHF:
| Price | Transfer tax | Notary, registry, certificates | Total |
|---|---|---|---|
| 600,000 | 19,800 | 3,000 – 9,000 | 22,800 – 28,800 |
| 800,000 | 26,400 | 4,000 – 12,000 | 30,400 – 38,400 |
| 1,200,000 | 39,600 | 6,000 – 18,000 | 45,600 – 57,600 |
For an 800,000 CHF property, you need about 30,000 to 38,000 CHF of buying costs plus 160,000 CHF of equity (20%): roughly 190,000 to 200,000 CHF of your own funds. To see what price your income allows, try our Swiss mortgage calculator.
How to lower the bill
- Take over the seller's mortgage certificates. If the property already carries certificates, they can usually be transferred to your bank, which costs much less than creating new ones.
- Only add what is missing. If the existing certificates are not enough, a complementary certificate for the difference is cheaper than a full new one.
- Think ahead. A certificate slightly above the loan can make future renovation financing easier, but it costs more upfront. Discuss the trade-off with your adviser.
Who pays, and when?
In practice the buyer pays all buying costs, and almost every sales contract says so. The law makes the buyer liable for the transfer tax, with the seller jointly liable. The notary usually asks for a deposit before the signing and sends a final statement afterwards. The money must be available in your account: the bank does not advance it.
Other cantons work differently: Geneva charges 3% registration duties, with a possible reduction for a main residence, and Fribourg charges 1.5% at cantonal level plus a municipal share. If you are hesitating between two cantons, compare the costs: on an 800,000 CHF property the difference can exceed 10,000 CHF.
Frequently asked questions
How much are the buying costs in the canton of Vaud?
Plan for about 4 to 5% of the purchase price. The largest item is the transfer tax: 2.2% for the canton plus a municipal surcharge of up to 1.1%, so 3.3% in most municipalities. Notary fees, the land registry and mortgage certificates usually add 0.5 to 1.5% of the price.
Who pays the transfer tax in Vaud?
The buyer owes the transfer tax, and in practice almost every sales contract puts all buying costs on the buyer. The seller is jointly liable for the tax, so check the clause in the contract before signing.
Can the mortgage cover the buying costs?
No. Banks finance at most 80% of the property value, and the buying costs come on top of your 20% equity. For an 800,000 CHF property, that means roughly 190,000 to 200,000 CHF of your own funds.
How can I reduce the buying costs?
The main lever is the mortgage certificate (cédule hypothécaire). Taking over the seller's existing certificates is usually much cheaper than creating new ones. Ask about it as soon as you make an offer.
Want to know your full budget, costs included?
Get my free analysis →Sources: Canton of Vaud, property transfer tax (French) ; City of Lausanne, property taxes ; FINMA, mortgage self-regulation (2014).
This article is for information only and is not personalised legal, tax or financial advice. Rules can change: check your situation with a specialist before you commit.
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