Selling an inherited house is more than a transaction - it is a farewell. A farewell to memories, to a piece of family history, sometimes to childhood itself. At the same time, practical questions have to be resolved: Who inherits what? What is the house worth? How do you avoid conflict within the community of heirs?
In this guide we show you the 7 steps that carry an inheritance sale from the first decision to a successful completion - with a particular focus on discretion, a fair valuation and the needs of everyone involved.
"We didn't know where to start. The villa was full of memories - and there were three siblings with different ideas. Beherzig guided us through the entire process, in a neutral and professional way."
- Anonymised client, inheritance sale in Central Switzerland
The 7 steps to an inheritance sale
Clarify the certificate of inheritance and the legal situation
Before you even think about a sale, the legal foundations must be in place. Who are the heirs? Is there a will? Has the certificate of inheritance been issued?
Checklist:
- Apply for the certificate of inheritance at the competent district court
- Review the will or inheritance contract (if any)
- Identify and contact all heirs
- Obtain the land register extract
- Clarify mortgages and encumbrances
Tip: A notary or inheritance lawyer can speed up this step considerably.
Reaching agreement within the community of heirs
The hardest step - especially when emotions are involved. Does everyone want to sell? Does someone want to move in? Are there differing price expectations?
Our advice: Obtain a neutral, professional valuation early on. An objective figure is the best basis for an even-handed discussion. At Beherzig, the initial assessment is free and without obligation.
If no agreement is possible, a partition auction can be requested. This is a route most families would rather avoid - and with professional guidance it can almost always be avoided.
Professional valuation
The market value of an inherited property has nothing to do with its emotional value. A professional valuation takes into account:
- Location and micro-location: neighbourhood, views, noise exposure
- Condition: building fabric, need for renovation, energy efficiency (GEAK)
- Comparable transactions: what has sold in the surrounding area?
- Potential: scope for conversion, change of use
Costs: An initial assessment at Beherzig is free of charge. A written, bank-standard appraisal costs CHF 1'500-3'500 and is credited in full once you engage us.
Choose a sales strategy
For inherited properties we almost always recommend the off-market approach. Why? Three reasons:
- Discretion: the family of the deceased does not want the sale to become known in the village.
- Less stress: no 30 viewings with curious onlookers, just 3-5 qualified buyers.
- A better price: in the premium segment, off-market achieves 5-10% more than public listings.
Preparation and presentation
An inherited property, too, deserves a dignified presentation. That does not mean home staging for CHF 20'000, but rather:
- Basic tidiness and cleanliness
- Professional photography (included in the price)
- A high-quality brochure with all the relevant details
- Complete documentation (floor plans, energy certificate, land register)
With off-market there is no public marketing. Even so, every qualified prospect receives a professional dossier.
Negotiation and contract
Negotiation is the moment where an experienced agent pays off. Emotional sellers tend to negotiate either too high (unrealistic expectations) or too low (wanting to be rid of it quickly).
What we do for you:
- Objective price negotiation without emotional attachment
- Checking the buyer's creditworthiness before the contract is concluded
- Coordination with the notary and all heirs
- Contract drafting (an exclusive mandate protects your interests)
Notary appointment and handover
The final step: the public notarisation before the notary. All heirs (or their authorised representatives) must be present. After notarisation, the land register is amended and the property is handed over.
Typical timeline:
- Notary appointment: 1-2 hours
- Land register amendment: 2-4 weeks
- Receipt of payment: as per contract (often on land register entry)
- Property handover: by arrangement
We accompany you to the very last step - including the handover of the keys and after-sale service.
Taxes on an inheritance sale
The tax situation for inherited properties varies from canton to canton. Two types of tax are relevant:
Inheritance tax
There is no inheritance tax at federal level. Most cantons, however, levy one, with exemptions for direct descendants (tax-free in many cantons). The rate varies widely: from 0% (Schwyz) to 6% (Vaud) for direct descendants.
Property gains tax
The property gains tax applies when you sell. It is calculated from the difference between the purchase price (or the deceased's acquisition price) and the sale price. The longer the period of ownership, the lower the tax rate.
Important: Seek tax advice BEFORE the sale. The difference can amount to tens of thousands of francs.
Particularities with communities of heirs
A community of heirs consists of all the heirs jointly. Key points to know:
- Unanimity: ALL heirs must consent to the sale.
- Representation: the heirs can appoint an authorised representative.
- Right of first refusal: in some cantons, co-heirs have a right of first refusal.
- Distribution: the sale proceeds are distributed according to the inheritance shares.
- Costs: agent's fees and incidental costs are deducted BEFORE distribution.
Are you facing an inheritance sale?
We accompany you through the entire process - neutral, professional and at your own pace. The initial assessment is free of charge.
Free initial assessmentFrequently asked questions
Do I have to pay tax when I sell an inherited property?
In Switzerland there is no inheritance tax at federal level, but many cantons levy one. On top of that, the property gains tax applies when you sell. The amount depends on the canton, the length of ownership and the gain. Seeking tax advice before the sale is recommended.
What can you do if the heirs cannot agree?
When there is disagreement, a neutral, professional valuation often helps as a shared basis for decision-making. If no agreement is possible, a partition auction can be requested - a route most families would rather avoid.
How long does it take to sell an inherited property?
From the decision to the notary appointment, expect 3-6 months. The biggest time factors: agreement within the community of heirs, obtaining the documents and finding a buyer. Off-market can shorten the buyer search to 4-8 weeks.
Can I sell an inherited property off-market?
Yes, and it is especially recommended. Inheritance sales require discretion. Off-market protects the family's privacy and typically achieves higher prices than public listings. More about off-market →
What does an agent cost for an inheritance sale?
At Beherzig the commission is 3% of the sale price (exclusive mandate). The commission is success-based - if we don't sell, you pay nothing. The free initial assessment is without obligation, and a written appraisal is credited in full once you engage us.
Summary: the 7 steps
- Clarify the certificate of inheritance and the legal situation
- Reach agreement within the community of heirs
- Obtain a professional valuation
- Choose a sales strategy (off-market recommended)
- Prepare and present the property
- Negotiation and conclusion of contract
- Notary appointment and handover
The most important piece of advice to close with: take your time. An inheritance sale is not a sprint. With the right partner at your side, a stressful situation becomes an orderly, fair process.
Do you have questions about your specific case? We are here for you: info@beherzig.ch or +41 41 710 70 88.