Multi-family houses for sale in Switzerland

Buying a multi-family house is a different decision from buying a home. You're buying rental income, existing leases and the condition of a building other people live in. Here you'll find multi-family houses and investment buildings for sale across Switzerland, from a three-unit house in a village near Olten to an apartment block in Winterthur or Biel/Bienne.

Financing an investment property

For a building you won't live in, banks usually want at least 25 percent equity, and pension money doesn't count towards it: 2nd pillar and pillar 3a funds are meant for a home you occupy yourself. Borrowing above two thirds of the value typically has to be paid down within ten years. The bank judges affordability on the rental income, so the rents tenants actually pay count for more than rents you hope to charge.

Tenancy law comes with the building

In Switzerland a sale doesn't end a lease: the existing tenancies pass to you with the property. Rent increases have to be notified on the official form and justified, for example by a rise in the reference interest rate or by value-adding investment, and tenants can challenge them. New tenants can in some cases challenge the initial rent too. Don't build a business plan on rents the law won't support.

Renovation backlog and the exit

A building from the 1960s or 70s with original kitchens, old pipes and oil heating looks cheap until you price in the work. Major renovation in occupied flats is complicated, and terminating leases for it is only allowed within limits. Think about the exit as well: when you sell, the canton levies a property gains tax (Grundstückgewinnsteuer), which in many cantons falls the longer you've held the property.

Before an offer, ask for:

• the rent roll, with start date and rent for each unit
• the service charge statements of recent years
• a list of completed and outstanding work

Contact runs through each listing, and imported ones link to their source.