FAQs

For luxury or niche properties, the pool of potential buyers is very small, marketing often takes over twelve months, and expectations are high. The hedonic valuation model reaches its limits here. Nevertheless, identifying the right agent through Bestag’s algorithm—who has successfully marketed luxury properties in your region—is particularly valuable in these cases. It is best to clarify the details in a personal consultation with Bestag.

Bestag is particularly valuable in divorce cases. The typical problem: in a divorce, the partner who wants to keep the property has an interest in a low market value to minimize the equalization payment, while the other wants a high market value. Both parties hire "their own" experts, who then provide estimates that suit their respective clients. The difference is often a six-figure sum. Bestag solves this problem: five independent valuations—two hedonic models plus three broker estimates—provide a reliable range that both parties can rely on. Neither side has to rely on a single "favorable" appraisal. There is also a solution involving a right of first refusal: the property is offered on the market, and whoever wants to keep it can take it over at the highest third-party bid. For the first time since the separation began, both parties have a common interest: the highest possible price.

Bestag specializes in property sellers. Our entire model—from agent selection and valuation to our bonus-malus system—is designed to ensure sellers achieve the highest possible price. Bestag does not offer this model for buyers.

A discreet sale without a public listing can be important for certain sellers—such as in cases of divorce, high-profile owners, or in small communities where neighbors should not be informed. While the Bestag model is based on public marketing via portals, experienced agents maintain lists of interested buyers and can also place properties discreetly. Whether this makes sense for your property is best discussed directly with Bestag, as a discreet sale reduces the number of potential buyers and can therefore lower the achievable price. This is a conscious trade-off.

No. Bestag is not a real estate agency and does not sell properties. Bestag is an independent intermediary between you, the seller, and the best real estate agents in your region. Our role is best compared to that of a recruitment agency: Bestag finds the most suitable agent for your property from the entire Swiss market of around 7,000 active agents. We identify the three most successful agents for your specific property, organize valuations from five different sources, and draft a brokerage agreement that protects your interests. You then decide for yourself which of the three agents you wish to hire. Bestag continues to support you throughout the entire sales process, acting as an independent oversight body.

The valuation is the first step in the Bestag process. You begin with a free online valuation at bestag.ch. The detailed valuation, which uses five different sources, is part of our comprehensive package. During a consultation with Bestag, you can clarify whether you are simply looking for an initial estimate or if you would like to proceed with the full sales process.

Both. Bestag guides you through the evaluation and selection process. Once you have chosen an agent, they become your operational partner for marketing and negotiations. However, Bestag remains in the background as a supervisory body—meaning you have two points of contact who keep each other in check.

There are four classic scenarios—inheritance, divorce, starting a family, and downsizing—and in each, the book analyzes the tax and financial consequences of renting versus selling. The core message: rental income must be taxed as earnings. On top of that, there are management costs, maintenance reserves, and the risks associated with climate protection regulations. Capital gains tax on a sale, by contrast, is often more favorable—and can even be waived entirely if the proceeds are reinvested in a primary residence. Bestag can advise you during this initial consultation and help you make your decision based on facts rather than gut feeling.

Yes, both. If you are unhappy with your current agent, you can terminate a brokerage contract at any time in accordance with Article 404 of the Swiss Code of Obligations. You are never permanently tied to an agent, regardless of what the contract states. If your property is already "burned"—meaning it has been listed on a portal for too long and may have undergone price reductions—the book clearly advises taking the property off the market temporarily, pausing marketing efforts, and then starting fresh with a new, reputable agent and a realistic asking price. This is exactly where Bestag comes in: Bestag finds the right new agent for your property and uses our bonus-malus system to ensure that the starting price is set realistically this time.

A good real estate agent handles price negotiations on your behalf, meaning you have no direct contact with the buyer and cannot be pressured. The agent must always consult with you and cannot make decisions independently, ensuring you remain in control. What makes the Bestag model unique is that our bonus-malus system gives the agent a genuine financial incentive to negotiate hard for you. Every additional franc they secure above the estimated value increases their commission. Furthermore, Bestag remains involved as a supervisory body. If the agent suddenly claims the price needs to be lowered, you can check with Bestag to verify whether that is accurate or if the agent is simply looking for a quick sale.

Yes. The detailed hedonic valuations take around 40 data points into account, including condition, standard of finish, and level of maintenance. A house with a backlog of maintenance is valued lower than a comparable renovated property. Furthermore, local real estate agents know the market: they know what kind of discount buyers expect for unrenovated properties and whether there are any project developers interested in the land.

Bestag works best for properties that can be valued using a hedonic approach—namely condominiums, single-family homes, and multi-family dwellings. The hedonic valuation model compares your property with the actual sale prices of similar properties, which requires a sufficient amount of comparative data. For specialized properties—such as farms, alpine huts, rustic retreats, or properties with significant land development potential—the hedonic method is limited or entirely inapplicable due to a lack of comparable transactions. In such cases, the expertise of locally established real estate agents becomes all the more important, and this is precisely what Bestag identifies algorithmically.

The algorithm is agnostic—it evaluates agents based on performance, not company size. If a large chain agency in your area achieves the best results for your property type, it will be recommended. The same applies to a local one-person office if their sales performance is superior. What matters are the 15 criteria, not the name.

Selling your property yourself can make sense, but only under very specific conditions. Specifically: you are selling a condominium in a development where several identical units have recently been sold, and you know the exact price per square meter achieved. In all other cases—single-family homes, unique properties, or locations with few comparable transactions—you simply lack the market knowledge as a private individual to set the right price. If you set it too high, your property will "burn out." If you set it too low, you will give away six-figure sums without even realizing it. Even after deducting the commission, almost all sellers fare better with a professional real estate agent than they do on their own. Even if you are selling yourself, you can use the Bestag valuation to at least get a well-founded estimate of your property's market value.

Older, unrenovated houses with large gardens attract property developers looking to demolish the existing structure and replace it with a new build. These buyers first need to obtain a building permit, a process that can take months or even years. Consequently, they prefer forward purchases, where a portion of the sale price is held in an escrow account. This requires specific expertise on the part of the real estate agent. Bestag’s algorithm takes portfolio fit into account—if agents in your area have successfully completed such transactions, they will be recommended to you.

Bestag continuously tracks all listings for houses and condominiums across Swiss real estate portals. From this data, we build a profile for every agent. Our algorithm evaluates 15 criteria, including: How quickly does an agent sell their properties? How often do they have to lower prices? How do their price-per-square-meter figures compare to the local average? How often does an agent fail to sell a property, only for it to reappear shortly after with a different agent? We also factor in "portfolio fit": agents who have successfully marketed properties similar to yours—in terms of type, location, and price range—are prioritized. The result: Bestag doesn't just suggest any agent; we recommend the three who have proven to achieve the best results for your specific property type in your region.

And that is precisely when achieving the best possible sale price becomes so important. In Switzerland, many homeowners only amortize their second mortgage, which often means that properties still carry significant debt when they are sold. You are left with only the difference between the sale price and the mortgage. With a sale price of 1.22 million instead of 1 million—assuming a mortgage of 720,000—that is the difference between 500,000 and 280,000 francs in freely available equity. Small differences in the sale price create huge fluctuations in what you actually take home.

Yes. Bestag has offices in Zurich, Bern, and Préverenges (VD) and can be reached via regional phone numbers covering St. Gallen, Lucerne, Basel, Bern, Fribourg, Neuchâtel, Geneva, Vaud, Valais, and Chur. The website is available in German, French, and English.

Yes. The fundamental problem is that all owners listed in the land register have a right of veto. One person wants a quick sale, another wants to keep the property in the family, and a third thinks the price is too low. This leads to stalemates and disputes—sometimes lasting for years. Bestag provides a neutral foundation for this: our five valuations create clarity regarding the actual market value. No heir can claim the house is worth significantly more or less when five independent sources point in a similar direction. The book also recommends the right of first refusal model: the property is offered on the market, and any family member can acquire it by matching the highest third-party bid. In practice, not a single family member has exercised this right of first refusal in all these years. Without a discount on the market value, it simply isn't worth it for most people.

That is an understandable reaction. Bestag is not a company that runs TV commercials, but it is well-established in the Swiss real estate industry. The company was founded by Patrice Choffat and is headquartered in Zurich, with additional offices in Bern and Préverenges. Bestag has been featured in numerous Swiss media outlets, including Le Temps, RTS, Bilan, 24 heures, Swissquote, AGEFI, CNN Money Switzerland, and Immoday. The foreword to the Bestag book was written by Prof. Dr. Thomas Richter, head of the Real Estate Management department at the ZHAW. On Google, Bestag has a rating of 4.9 out of 5.0—these reviews are publicly viewable. Bestag has already facilitated several hundred property sales. Furthermore, professional market participants such as lawyers and trustees recommend our services. You can verify all of this yourself—you don't have to take Bestag's word for any of it.

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. 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.

Yes. We strongly advise against bidding processes that lack careful valuation and a clear pricing strategy. The chances of achieving the best possible price for a standard property this way are "extremely slim." Some flat-fee brokers use bidding processes to generate quick sales—often at the seller's expense. Bestag will advise you on whether a bidding process makes sense for your specific situation.

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.

Three tricks real estate agents frequently use: The overvaluation trick: The agent gives you an inflated estimate to secure the listing. Months later, they claim the market has shifted and you need to lower the price. In the end, you sell for less than the property's true value. The undervaluation trick: The agent appraises your property too low, lists it slightly above that, and sells it quickly. They collect their commission, and you lose out without ever realizing it. The laziness trick: The agent schedules all viewings for a single afternoon, puts in minimal effort, and waits for you to get nervous and accept a low offer. The Bestag model neutralizes all three: Our five-point valuation prevents over- and undervaluation. The bonus-malus system financially penalizes laziness. And Bestag acts as a supervisory body to detect when an agent isn't putting in the necessary effort.

A recommendation for a single real estate agent—whether from your lawyer, trustee, friend, or acquaintance—is well-intentioned, but it offers you no protection. None of these advisors can judge whether that specific agent is truly the best fit for your property. And none of them know if the agent is setting the asking price too low just to close the deal quickly. What a single recommended agent fails to provide is competition to ensure an honest valuation. There is no bonus-malus system to penalize them for selling below the appraised value. There is no comparison with two other agents evaluating the same property. There is no contract protecting you from minimum price clauses, commission claims without a sale, or excessive cancellation fees. For example: your nephew values your apartment at 900,000, sells it for 930,000, and says, "I got 30,000 more than the appraised value." In reality, the apartment is worth a million. You lose 70,000 francs—and you never even know it. That is exactly what you are missing: the certainty that your property is not being sold for less than it is worth.

The five valuations are a key outcome of the Bestag process. They provide a reliable foundation for your pricing decisions and can also be presented to third parties, such as banks, notaries, heirs, or an ex-partner. This is particularly valuable in conflict situations, where a single valuation might be perceived as biased.

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.

Exactly. That is a clever incentive design. Each of the three agents knows that two competitors are valuing the same property. This creates two opposing forces: Against overvaluation: Without a bonus-malus system, every agent would provide the highest possible valuation to win the listing. But the bonus-malus system penalizes this: anyone who estimates 1.1 million and then sells for only 950,000 loses a large portion of their commission due to a 15% penalty. Therefore, they provide a realistic estimate. Against undervaluation: Anyone who estimates significantly lower than the two competitors stands out and won't get the job. So, no agent artificially pushes the price down to make the work easier. The result: The three estimates converge on the actual market value—not because the agents want to be honest, but because the incentive structure penalizes dishonesty in both directions.

That’s right. Bestag has structured the contract to include a bonus-malus system. You don’t need to negotiate a performance-based fee with the broker—it’s already standard in the Bestag model. The broker accepts this contract as a condition of the mandate. The fact that they agree to it shows they are confident in their ability to achieve the best possible price.

Yes. That is the core of the Bestag model. In a traditional brokerage agreement, the agent receives their commission as soon as they find any buyer – regardless of the price. Their incentive is to close quickly, not to achieve the best price. Because whether they negotiate for 6 months longer to get 100,000 francs more only brings them 3,000 francs more at a 3% commission – in that same time, they could sell another property and earn 30,000 francs. The bonus-malus system reverses this incentive: if the broker sells above the estimated value, they receive, for example, 15% of the additional proceeds as a bonus. If they sell below it, 15% of the shortfall is deducted from their commission. With an estimated value of 1 million and a sale for 1.1 million, the commission rises from 30,000 to 45,000 francs. If it sells for only 900,000, it drops to 15,000. The broker therefore has a five-figure reason to negotiate hard and achieve the best possible price.

Yes. Unlike when you hire an agent on your own, Bestag provides you with a neutral second opinion. If, after several months, the agent says the price needs to be lowered, you can check with Bestag for reassurance. If the agent isn't showing much initiative, you have a partner who can apply pressure. You aren't facing the agent alone—and that is the whole point. Ultimately, as the owner, you are responsible for protecting your interests. Bestag helps you do exactly that.

Yes. Bestag continuously tracks all listings on Swiss real estate portals to build a data-driven profile for every agent. The 15 criteria include, among others: prices achieved compared to the regional average, time on market, frequency of price reductions, portfolio fit (comparable properties), and withdrawal rate (how often an agent fails to sell a property). This isn't just a subjective recommendation from an acquaintance—it is a data-backed analysis of the entire Swiss real estate agent market.

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. 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. The standard SMK (Swiss Chamber of Real Estate Agents) contracts are not "gold standards," but rather documents drafted in favor of the agents. Their interests are often contrary to your interests as a seller. Bestag has therefore formulated its own contract that protects your interests—fair for both sides, but not one-sided in favor of the agent.

Yes. The three real estate agents will each view your property individually, prepare their own valuations, and present their marketing strategies to you. You will get to know all three personally, allowing you to assess their expertise, professionalism, and rapport. Afterward, you decide which agent to hire. Bestag only provides recommendations; we do not make the decision for you. You retain full control over the choice of agent, the price, and the strategy.

That’s right. Usually, you only get one estimate—either a rough online valuation with a range of several hundred thousand francs or a broker’s estimate that might be inflated just to win your business. At Bestag, you receive two detailed hedonic valuations from Wüest Partner and IAZI, the two leading providers also used by banks. On top of that, you get three broker estimates from top agents selected by our algorithm. These five figures provide a reliable price range. While they won't all match perfectly, that is precisely where the value lies: you can see where opinions converge and identify any outliers. This is how you get the most reliable property valuation in Switzerland.

We recommend home staging for unfurnished properties, but advise caution when it comes to renovations: painting is usually worth it, while major renovations rarely are—unless you are planning a complete overhaul. You will receive this assessment during your consultation with Bestag and the three real estate agents.

Yes. In the Bestag contract, the agent commits to acting exclusively in your interest as the seller and to not accepting any commission from the buyer. This is in your best interest, as an agent who also collects from the buyer has a conflict of interest.

The Bestag business model is structured so that Bestag is always and exclusively paid by the seller. You will receive two invoices: one from Bestag and one from the real estate agent. The Bestag portion is deducted by the agent directly from their commission. Bestag is not affiliated with any banking or insurance group and does not sell mortgages, insurance, or any other products. This structural independence is the reason why Bestag can provide neutral advice. There are no hidden financial flows.

Prof. Dr. Thomas Richter, head of the Real Estate Management & Finance department at the ZHAW School of Management and Law, wrote the foreword. In it, he confirms: "Academic research has shown that the choice of real estate agent plays a decisive role and that traditional brokerage contracts do not always provide optimal incentives." The professor is not selling anything and has no financial interest in Bestag. As an independent academic, he confirms that the incentive problem is real and that the solution—competition combined with performance-based compensation—is economically sound.

Our model reaches its limits in these cases: with specialized properties that have little comparative data, with luxury real estate that has an extremely small pool of buyers, or when an overly aggressive bonus-malus structure demotivates the broker.

The two hedonic valuations from Wüest Partner and IAZI – which you receive via Bestag – are the exact models that banks themselves use for property valuation. A bank will accept these valuations as a reliable basis.

Ask your own advisor—if they aren't familiar with Bestag, they can find information on our website or in our book. And keep in mind: we also caution against trusting the recommendations of lawyers and trustees blindly, as none of them can truly judge whether a specific broker is the ideal partner for your particular property.

Patrice Choffat is the founder of Bestag. His motivation: A friend almost sold his property for far less than its value because his real estate agent failed to do their job properly. Choffat realized that the incentive structure in the real estate market works systematically against sellers—and founded Bestag to change that. His background is in data analysis and real estate sales.

Yes. Bestag displays logos on its website from: Le Temps, RTS, 24 heures, Tribune de Genève, Bilan, AGEFI, Swissquote, Immoday, PME Magazine, CNN Money Switzerland, Allnews, and Le Monde Économique. Bestag has also received a Real Estate Award. These reports are independent—Bestag cannot influence what journalists write.

We are independent and are not required to sell mortgages from a parent bank, nor life insurance or pension products. Bestag is registered in the commercial register as Bestag Vermittlung SA (CHE-432.073.399) – you can verify this yourself.

Because this model works against the brokers' own interests. A broker wants to earn the highest possible commission in the shortest amount of time. The bonus-malus system forces them to work harder. Competition with two rivals removes the certainty of automatically landing the contract. And the Bestag agreement removes the clauses that would otherwise protect them. No broker would voluntarily introduce this system—it takes an independent third party like Bestag to enforce it. The reason brokers participate anyway is that they gain additional clients through Bestag and retain the majority of the commission.

The real estate brokerage profession in Switzerland is unregulated – and Bestag is not a broker, but an intermediary. Bestag is registered as a corporation (AG) in the commercial register. Our partnerships with Wüest Partner and IAZI demonstrate that Bestag collaborates with the most renowned valuation providers in the industry.

Bestag is funded by two sources: a low flat fee from the seller for the valuation service and a share of the brokerage commission. This share is significantly lower than the up to 50% charged by some real estate agent comparison portals. Your total costs are no higher than with traditional marketing, but the proceeds are significantly higher.

In Switzerland, anyone can work as a real estate agent—no training, no exams, and no license required. While voluntary training programs exist, they are not mandatory. For you, this means you cannot assume that every agent is competent. You must verify for yourself whether an agent is qualified and can provide references. Alternatively, you can let Bestag’s algorithm handle this verification for you—based on performance data rather than self-proclaimed claims.

All our analyses indicate that with Bestag's support, you can achieve a five to seven percent higher return when selling your property. This figure is based on Bestag's internal data, comparing achieved sales prices with hedonic valuations and the market average. For a property worth 1 million, 5–7% equates to 50,000–70,000 Swiss francs.

For communities of heirs: All owners listed in the land register have a right of veto. A sale cannot proceed without the consent of everyone involved. Bestag can act as a neutral party here, bringing all sides to the table. For couples: Both partners must support the sale – however, you can start the valuation on your own to create a basis for making a decision.

Yes. Google reviews are publicly available under the "Bestag Zürich" listing on Google Maps. You can read every single review yourself and verify that they are from genuine customers.

Yes. Real estate capital gains tax is waived if you reinvest the entire proceeds into a primary residence. In the case of a divorce, reinvestment into two primary residences is required.

In accordance with Art. 404 of the Swiss Code of Obligations: only actual costs incurred – such as advertisements and photography – are charged. No flat fees. Reputable real estate agents accept this.

If a professional real estate agent sells your property for just 5% more than you could yourself, the additional proceeds will significantly outweigh the 2–3% commission you might save. For a property valued at 1 million, a 5% increase equals 50,000 francs. A 3% commission equals 30,000 francs. Your net gain with an agent: 20,000 francs more than selling it on your own. Bestag therefore recommends always looking at the net proceeds after commission, rather than focusing on the commission in isolation.

We explicitly advise against flat-fee brokers: "A broker who settles for a flat fee will not invest as much energy and time into selling your property." If they already have a buyer, they won't arrange any further viewings—even if another buyer would have paid more. This is because their fee remains the same. The bonus-malus system makes the decisive difference: the broker earns more when they get more for you. A flat-fee broker always earns the same amount, regardless of whether they sell for 100,000 below or above market value.

Transparent. The broker's estimated value is documented, and the final sale price is stated in the purchase agreement. The difference—whether positive or negative—is multiplied by the agreed-upon percentage and either added to or deducted from the commission. You will see this reflected on your invoice.

Not in the Bestag contract. Reputable exclusive agreements stipulate that the commission covers all expenses. For luxury properties, upfront costs for photographers and listings may apply – this is fair and is communicated transparently. The Bestag contract protects you from hidden, convoluted additional charges.

No. Your costs are no higher than if you were to work directly with a real estate agent. The Bestag fee is deducted by the agent directly from their commission. The agent's commission remains the same—it is simply split. There is also a flat-rate valuation fee. However, the expected additional proceeds of 5–7%—which amounts to 50,000–70,000 francs for a million-franc property—far outweigh these costs.

This depends on the canton and your specific tax situation. Generally, expenses related to the sale are deductible. You should consult your tax advisor.

Notary fees (which vary significantly by canton), land registry fees, property transfer taxes (which do not exist in all cantons), capital gains taxes on real estate (depending on the holding period and the canton), and early repayment penalties (if you terminate your mortgage prematurely). All of these costs reduce your net proceeds—all the more reason to maximize your gross selling price.

It is not the broker's commission. Most property sellers are unaware of the potentially largest cost factor: the amount they lose by selling their property for less than the best possible price. This can quickly amount to six-figure sums – 100,000, 200,000, or even 400,000 francs. And the tricky part is that you will never find out about this lost revenue, or only when it is far too late. No one will tell you – not the broker, not the notary, not the buyer. This is the real cost factor that Bestag addresses.

Bestag prepares the brokerage agreement, which includes the bonus-malus system. You sign this agreement with your chosen broker. It is one contract – not two.

The flat-rate valuation fee applies. The brokerage commission and the Bestag share of the commission are only payable upon a successful sale. That is the principle: the broker is only paid when they deliver results.

5–7% higher proceeds on 800,000 francs = 40,000–56,000 francs. That is a substantial amount – one that exceeds the costs many times over. Bestag is not just worthwhile for expensive properties. For owners with a high mortgage, every additional franc is particularly valuable.

For standard properties, the agent covers these costs, as they are included in the commission. For luxury properties, it is standard and fair to reimburse upfront costs.

The standard market rates are 2–3% in the lowland cantons and up to 5% in mountain and resort regions. For high-end properties in Zurich or Basel, the rate is often below 3%. Bestag doesn't reinvent commission rates—they align with industry standards. The difference lies in how the commission works: our bonus-malus system gives the agent a genuine incentive to secure the best possible price.

The flat-rate valuation fee is just under four figures. For a property valued at €1 million with a 3% commission, the Bestag portion is simply part of the commission already due. An increase in proceeds of just a few percentage points is enough to cover the entire cost. In practice, the additional proceeds often amount to 5–7%—many times the cost.

In most cases, Bestag charges a flat fee of just under four figures for the valuation service. In return, you receive five professional valuations – two hedonic and three broker estimates. This fee applies regardless of whether you decide to sell or not. However, keep in mind that two detailed hedonic valuations alone would cost you approximately 1,000 francs if you were to purchase them yourself from Wüest Partner and IAZI.

Yes: You can sell it yourself (free, but risky), get a free appraisal from an agent (inaccurate and potentially manipulated), or use a flat-fee broker (cheap, but lacking motivation). In the end, these "cheaper" solutions can cost you more than a good agent's commission—because the lost sales proceeds far exceed the commission you saved.

During the viewing, real estate agents examine all relevant documents: building permits, land register excerpts, and invoices for renovation and modernization work. The hedonic valuation requires around 40 data points. Bestag will let you know exactly what you need to prepare.

You start with a free online valuation at bestag.ch and an initial consultation with Bestag. You only sign the brokerage contract once you have chosen one of the three brokers – not before.

Bestag coordinates the contact with the three selected real estate agents. Your contact details will only be shared with your consent – not with a mass of agents.

Exclusive contracts typically run for 6–12 months. However, the duration clause is void anyway – you can cancel at any time.

The notary appointment formalizes the purchase agreement. Once it has been signed and notarized, the sale is legally binding. Withdrawing after this point would constitute a breach of contract, resulting in legal consequences for the buyer.

No. The online valuation on bestag.ch is just the first step. After that, Bestag will contact you—not random real estate agents. Bestag coordinates the introduction to the three selected agents, which only happens once you are ready.

No. As a rule, the agent conducts viewings on their own. This is actually better—prospective buyers feel more comfortable asking questions and evaluating the property objectively when the owner is not present.

You can terminate the brokerage agreement at any time – OR Art. 404. Furthermore, the bonus-malus system provides an objective view of whether your broker is delivering results. As an oversight body, Bestag also identifies when a broker is not putting in the necessary effort.

Yes. The agent will present the offer to you and provide advice. However, the decision to accept, reject, or make a counteroffer rests entirely with you. The agent cannot sell your house on their own authority.

No. You decide when your property goes on the market – and at what price. The agent cannot do anything without your approval. You retain full control over the marketing process.

The Bestag process in four steps: (1) Selection – Bestag identifies the three best real estate agents for your property. (2) Evaluation – Your property is valued by these three agents as well as by two hedonic models. You receive five valuations. (3) Choice – You meet all three agents in person and decide who receives the sales mandate. You also determine the listing price. (4) Remuneration – the agent is compensated based on performance using our bonus-malus system.

Yes. You determine the asking price and you can adjust it. While your agent may recommend a price adjustment, the final decision is yours. However, a word of caution: don't lower the price in a rush just because you haven't found a buyer after a month. Patience pays off.

Bestag is subject to Swiss data protection law. This website refers to a privacy policy. Your data is used for evaluation and broker selection – it is not sold to third parties.

The flat-rate valuation fee has been paid – but you have no further obligations. No brokerage contract, no commission, no penalties. The valuations are yours to keep and will help you make an informed decision.

Yes. If you haven't signed the brokerage agreement yet, you are free to choose. And even after signing, you can cancel at any time – in accordance with Art. 404 of the Swiss Code of Obligations.

Yes. You can temporarily take the property off the market. We may recommend a marketing break if a property has become "stale."

You are under no obligation. If none of the three agents convince you, you are free to decline. You will be responsible for the valuation costs, but you are not entering into a brokerage contract.

Only when your property is listed on a sales portal – and that is entirely your decision. Everything remains discreet until then.

Project developers first need a building permit (which can take months or even years) and prefer not to tie up too much capital. As a result, they often pay a portion into an escrow account. This is a specialized negotiation scenario that requires an experienced broker. The Bestag algorithm accounts for portfolio fit—if a broker has successfully completed such transactions, they will be recommended to you.

Don't believe any agent who tells you the market has suddenly turned. Real estate cycles move very slowly. A property valued at one million by an agent four months ago is by no means worth only 900,000 today. Price drops of 10 percent within four months do not happen in the real estate industry. With Bestag as your oversight partner, you can verify whether a price reduction is justified—or if the agent is simply looking for a quick sale.

Never choose a real estate agent just because they claim to have a suitable buyer ready. Any reputable agent who has been active and established in a region for years will know of potentially suitable buyers for properties in those communities. This is a classic tactic used to pressure you into signing a contract—without competition, without a valuation check, and without any performance-based incentives.

The "effort" involved is simply showing your property to three agents instead of one. In return, you receive five valuations, a protected contract, and a bonus-malus system. For a property worth 500,000 francs, a 5% higher sale price equals 25,000 francs. That more than justifies the effort of a few extra appointments.

A real estate agent who knocks on your door uninvited is prospecting—they are looking for business. This says nothing about their qualifications for your specific property. Agents often like to present themselves as specialists, even if they are barely familiar with a region or a market segment. The Bestag algorithm, by contrast, uses performance data to verify which agent has actually achieved the best results for your type of property.

The valuation and selection process takes a few weeks, followed by the marketing phase managed by the real estate agent. In cities, a sale typically takes 3–6 months, while in rural areas it takes 6–12 months. Bestag does not delay this process—on the contrary: because the starting price is realistic from the outset, the property tends to sell faster than with an agent who sets the price too high initially and then has to lower it over several months.

Older people want to spend their remaining time doing things they enjoy, not waiting years for a buyer. At the same time, they often say, "I’ve worked hard my whole life to leave an inheritance for my children. I’m not going to give it to the person who buys my house." The solution: a realistic asking price—not your dream price, and not an inflated one—leads to the fastest sale at the best price. Bestag helps you find that realistic price.

You can start the valuation on your own to serve as a basis for your decision. For the actual sale, however, all owners listed in the land register must agree. The five valuations can help your partner make an informed decision.

If your neighbor chose their real estate agent at random, without any competition or performance-based incentives, there is a high probability that a better price could have been achieved. We see price differences of over 20% for comparable houses in the same neighborhood.

You are missing out on: five valuations instead of one, three competing brokers instead of a monopolist, a bonus-malus system instead of a fixed fee, a contract that protects you instead of a standard contract that protects the broker, and an oversight body that monitors the broker instead of being left to deal with them on your own. Every day in Switzerland, properties are sold for 100,000 francs or more below their market value – and the owners never find out.

No. The maintenance backlog is factored into the valuation – your property is appraised realistically, not artificially inflated. This is in your best interest: a realistic starting price leads to a faster sale than an inflated price that sits on a portal for months.

Yes. Take the property off the market temporarily, pause your marketing efforts, and then relaunch with a new, reputable agent and a realistic asking price. This is exactly the fresh start that Bestag makes possible – with an algorithmically selected agent and a well-founded valuation.

Yes. In cases of divorce or inheritance, the combination of time pressure and emotional strain is particularly risky—these are precisely the situations where most sellers end up selling for less than their property is worth. It is an intense and often difficult phase of life where owners have a lot on their plates. Bestag can accelerate the process without compromising on price. Our five valuations and the bonus-malus system protect you from selling too hastily, even when you are under pressure.

For standard properties, these figures are close together. For custom homes, the range can be wider—this is normal and indicates that your property is more complex to value. That is precisely why five valuations are more valuable than one: you can see the range and make an informed decision. The narrower the range, the more aggressively the bonus-malus can be applied.

Heirs are often presented with an unsolicited appraisal, a real estate agent, and a purchase offer of over a million from an executor—only to realize after careful analysis that a proper process leads to a sale for several hundred thousand francs more. A bundled offer without competition or oversight carries the risk that you will sell significantly below market value.

We advise restraint: painting is worthwhile, but major renovations rarely are—unless you are doing a complete overhaul. Home staging is often effective for unfurnished properties. The reason: buyers usually prefer to renovate according to their own taste.

Quite the opposite. Brokers partner with Bestag because it brings them additional clients – which is their primary concern. The majority of the commission remains with the agent. Plus, the bonus-malus system provides extra motivation: the broker earns more when they secure a better deal for you.

Real estate prices move slowly. An appraisal is generally valid for a few months. If there are significant market shifts, an update may be advisable.

We explicitly warn against this exact situation: under time pressure, owners sell their property far below market value just to get cash quickly. Our advice: do not rush into signing the purchase agreement for your new property. First, obtain a few valuations for your current home. The seller of your dream property will certainly grant you a few weeks. Bestag can work under time pressure, but the greatest risk is that you accept a price that is too low in your haste.

This depends on your local market and is constantly changing. Real estate cycles move slowly. There are no sudden crashes. Bestag and the three real estate agents can provide you with an up-to-date assessment based on local market data.