Rethinking real estate sales

Yes. Instead of an agent reaching out to you and trying to win you over, the roles are reversed: three pre-qualified top agents present themselves to you. Everyone knows they are competing against two others. This fundamentally changes the dynamic—the agent has to convince you, not the other way around.

Yes, and that is crucial. A bonus-malus system that is too aggressive can demotivate the broker instead of motivating them. Two case studies: For a standard apartment where all five valuations are close together (e.g., 900,000–950,000), a bonus-malus of 20% can be set. The probability of a large deviation is low. For an old house with valuations between 2 and 3 million, a bonus-malus of only 8% is more appropriate. At 15%, if the sale price were significantly below the estimated value, the commission would shrink so much that the broker would mentally check out and prefer to focus on other clients. They might still say they are motivated, but they haven't been for a long time. And by the time the seller realizes this, months have passed. Finding the right calibration—that is Bestag's specialty.

Yes. The algorithm compares the price per square meter at which an agent lists properties with the local average. If an agent is consistently below this, it indicates undervaluation—often seen in firms that are aggressive in their acquisition strategy and offer commission concessions. Such agents are filtered out.

Yes. Article 404, Paragraph 1 of the Swiss Code of Obligations states: "The mandate may be revoked or terminated by either party at any time." Brokerage contracts with fixed terms and automatic renewals are automatically void. Upon termination, you are only required to reimburse actual expenses incurred, such as for advertisements or a photographer. A broker cannot demand a flat fee amounting to several thousand francs.

Yes. We explicitly recommend the right of first refusal as the fairest solution for intra-family sales—both for inheritances and for sales during one's lifetime. The property is offered on the market, and family members can acquire it by matching the highest third-party bid. This ensures that no one is disadvantaged and family harmony is preserved.

Yes. Standard contracts—usually drafted by the Swiss Chamber of Real Estate Agents—are written in favor of the agent. Specifically, we warn against: The minimum price clause: The contract sets a minimum price that is significantly below the estimated value. The agent is entitled to a commission as soon as they find a buyer at this low price. The "target price" is merely decorative. The commission-without-sale clause: "If a buyer is introduced but rejected, the commission is still due." You would have to pay even if the buyer offers only a fraction of the estimated value. The excessive termination fee: Fixed sums of 4,000 or even 5,000 francs intended to discourage you from terminating the contract. Bestag has therefore developed its own contract. The agent only receives their fee upon the successful completion of a sale. No minimum price clause, no commission without results, and no excessive fees.