2'400 people in Switzerland search for "property valuation" every month. The question of what one's own property is worth is often the first step — whether before a sale, in the event of an inheritance, for the tax return or simply out of curiosity.
But how is a property correctly valued in Switzerland? Which methods exist? And how reliable are online tools? In this guide we explain the three common valuation methods, highlight typical mistakes and offer you a free valuation indicator.
Would you like a quick initial assessment?
Our free valuation indicator delivers an initial price range in 30 seconds.
Value your property now →The three valuation methods
1. Comparative value method (hedonic)
The hedonic method compares your property with thousands of objects actually sold in the region. It takes into account location, size, year of construction, condition and features. In Switzerland, banks and insurers primarily use this method (IAZI, Wüest Partner).
Suitable for: single-family homes, apartments, condominium ownership
Accuracy: ±5-10% (with a good data basis)
2. Income value method
Here the value is derived from future rental income. The income value is calculated from the annual rental yield, capitalised at a market-conforming interest rate.
Formula: Income value = Annual net rental yield / Capitalisation rate
Suitable for: yield-generating properties, multi-family homes, commercial property
Accuracy: depends on the chosen capitalisation rate
3. Real value method (intrinsic value)
The real value adds the land value and the building replacement costs (less depreciation for age). This method is used primarily for special-use properties or as a control calculation.
Formula: Real value = Land value + New-build costs - Depreciation for age
Suitable for: new builds, special-use properties, insurance values
Which method for which object?
| Object type | Recommended method | Rationale |
|---|---|---|
| Villa / single-family home | Comparative value (hedonic) | Enough comparable data on the market |
| Apartment (condominium) | Comparative value | Many comparable transactions |
| Multi-family home | Income value | Yield is value-determining |
| Commercial property | Income value + comparison | Rental income + location factor |
| Plot of land | Comparative value (land price) | CHF/m² of the zone |
| Luxury property (CHF 5M+) | Individual appraisal | Few comparable objects |
5 factors that determine property value
- Location and micro-location: The most important factor. Lake views, neighbourhood, noise exposure, orientation. Within the same municipality, prices can vary by 30%.
- Condition and year of construction: A new build (2020+) achieves ~15% more than a comparable object from 2000. Renovation needs push the price down by 10-30%.
- Size and floor plan: Living space (m²), number of rooms, room layout. Open floor plans are more sought-after than the awkward layouts of older buildings.
- Energy efficiency (GEAK): A GEAK A/B object achieves 5-8% more than a comparable one with a poor energy balance. And the trend is rising.
- Market environment: Interest rates, economic conditions, local demand. In the current market (2026), premium prices are rising by 3-5% annually.
Online valuation vs. professional appraisal
| Criterion | Online tool | Professional valuation |
|---|---|---|
| Cost | Free | CHF 1'500-3'500 |
| Accuracy | ±10-20% | ±5-10% |
| Duration | 30 seconds | 5-10 working days |
| Micro-location | Not accounted for | Detailed |
| Condition/renovation | Rough | On-site inspection |
| Bank-eligible | No | Yes (written appraisal report) |
| Suitable for | Initial orientation | Sale decision, bank, inheritance |
"An online tool tells you which league your property plays in. A professional valuation tells you the exact price the market is willing to pay."
Typical mistakes in valuation
- Emotional price: "I grew up in this house" is not a market-value argument. Separate memories from the price.
- Ignoring renovation costs: A 30-year-old bathroom lowers the value more than most people think.
- False comparisons: The neighbour's listing is NOT a comparative value — the actual sale price is what counts.
- Confusing the tax value: The tax value (cadastral value) is usually 20-40% below the market value.
- Ignoring timing: The market changes. A valuation from 2023 is outdated in 2026.
Ready for a professional assessment?
Our free initial assessment takes micro-location, condition and current market data into account. Without obligation.
Request a free valuationFrequently asked questions
How much does a property valuation cost in Switzerland?
An online initial assessment is free at Beherzig. A written appraisal report costs CHF 1'500-3'500, depending on complexity. If a mandate is awarded, the amount is credited in full.
Which valuation method is the most accurate?
The hedonic method (data-based comparative value) is considered the most accurate for residential property. It compares your property with thousands of objects actually sold. For yield-generating properties, the income value method is more precise.
How accurate are online valuation tools?
Online tools provide guide values with a deviation of 10-20%. They do not account for micro-location, condition or special features. For a well-founded decision, we always recommend a personal valuation.
When do I need a bank-eligible appraisal report?
For mortgage applications, inheritance divisions, divorce proceedings and tax purposes. A written appraisal report has legal relevance before banks and authorities.
Sources: IAZI Swiss Property Benchmark, Wüest Partner Immo-Monitoring, FSO Construction and Housing. As of Q1/2026.