Qu'est-ce qu'une hypothèque ?

Une hypothèque est un accord financier par lequel un emprunteur (acheteur) obtient un prêt immobilier auprès d’une banque ou d’une assurance pour acheter un bien immobilier. Le bien immobilier lui-même sert de garantie au crédit hypothécaire, ce qui signifie que la banque o l’assurance a le droit de saisir le bien si l’emprunteur n’effectue pas les paiements convenus. Ce prêt hypothécaire est généralement remboursé par des versements réguliers sur une période déterminée, avec des intérêts.Les prêts hypothécaires permettent aux particuliers et aux entreprises d’acquérir des biens immobiliers sans avoir à payer la totalité du prix d’achat, ce qui facilite l’accès à la propriété et l’investissement.

Combien dois-je gagner pour obtenir un prêt hypothécaifre ?

Pour obtenir un crédit hypothécaire en Suisse, vous devez généralement démontrer que votre revenu annuel brut est suffisant pour couvrir les paiements mensuels, qui ne doivent généralement pas dépasser un tiers de votre revenu. Les prêteurs suisses (banques ou assurances) exigent souvent que le total des coûts mensuels liés à la propriété, y compris les intérêts hypothécaires, le remboursement du capital s’il y en a un et l’entretien (charges), ne dépasse pas ce seuil.Utilisez notre simulateur de crédit hypothécaire pour vous faire une idée plus précise.En outre, vous devez fournir un acompte d’au moins 20 % du prix d’achat de la propriété (fonds propres), dont au moins 10 % provenant de vos propres économies. Par conséquent, le montant spécifique que vous devez gagner dépend du prix du bien immobilier, du pourcentage de fonds propres et des taux d’intérêt en vigueur. plus votre revenu est haut, plus vos chances d’obtenir un prêt hypothécaire sont élevées.

Quel montant de fonds propres dois-je avoir ?

En Suisse, pour obtenir un prêt hypothécaire, vous devez fournir un acompte d’au moins 20 % du prix d’achat de la propriété. Sur ces 20 %, au moins 10 % doivent provenir de vos propres économies, ce qui signifie qu’ils ne peuvent pas être empruntés (épargne, 3ème pilier A, placements financiers, terrain, prêt familial). Les 10 % restants peuvent provenir de votre prévoyance professionnelle (LPP). Cette exigence garantit que vous disposiez d’un montant investit dans le bien immobilier suffisant pour réduite le risque du prêteur (banque ou assurance).Par exemple, pour un bien immobilier coûtant 1’000’000 CHF, vous devrez verser un acompte d’au moins 200’000 CHF, dont un minimum de 100’000 CHF provenant de votre épargne personnelle.

Quels sont les fonds propres en fonction du type de bien ?

Les pourcentages suivant peuvent varier en fonction de la banque ou de l’assurance : résidence principale 20%, résidence secondaire 30%, bien de luxe 50%, terrain 40%, immeuble commercial 30%, bien de rendement 30%.

Est-ce que je peux utiliser mon épargne de prévoyance pour acheter un bien immobilier ?

Vous pouvez utiliser votre fonds de prévoyance professionnelle comme fonds propres. Mais attention, le 2ème pilier ne peut pas remplacer tous les fonds propres! (voir “Quel montant de fonds propres dois-je avoir ?”).Jusqu’à l’âge de 50 ans, vous pouvez disposer de la totalité de votre épargne-retraite (prestation de libre passage). Après 50 ans, vous ne pouvez retirer que la prestation de libre passage que vous aviez à l’âge de 50 ans ou la moitié de la prestation de libre passage à laquelle vous avez droit au moment du retrait, le montant le plus élevé étant retenu.Toutefois, si vous retirez de l’argent de votre deuxième pilier de manière anticipée, vos prestations de retraite seront réduites, et la réduction exacte sera calculée selon les règles de votre caisse de pension ».Se référer à l'OFAS (Office Fédéral des Assurances Sociales).

Quelle est la différence entre une hypothèque de 1er rang et une hypothèque de 2ème rang ?

Dans l’hypothèse que la banque ou l’assurance vos prête le maximum, soit 80% du prix de vente, une hypothèque de premier rang couvre généralement environ 66% de la valeur du bien. Cette partie n’a pas besoin d’être remboursée car la banque sait qu’elle récupérera cet argent même si le bien est vendu de force.Une hypothèque de second rang couvre les 14% suivants de la valeur du bien. Cette partie doit être remboursée dans les 15 ans.Ensemble, ces deux parties représentent 80% de la valeur du bien que la banque vous prête, les 20% restants provenant de votre propre argent.Même si votre prêt est divisé en deux parties, vous payez des intérêts sur la totalité des 80% que la banque vous prête.

Quels sont les frais d'un crédit immobilier ?

Les frais d’acquisition sont des dépenses supplémentaires qui s’ajoutent au prix d’achat d’un bien immobilier. En Suisse, ces frais varient selon le canton et comprennent :- droits de mutation : peut varier entre 1% et 4% du prix de vente- frais de notaire : peuvent varier entre 0.2% et 0.6% du prix de vente- émoluments du registre foncier (enregistrement de la propriété à votre nom) ~0.3% du prix de vente- frais de cédule hypothécaire : 2% à 3% du montant du prêt hypothécaireL’acheteur ou le vendeur, selon le canton, est responsable du paiement de ces frais.

Comment se calcule la capacité de remboursement d'un crédit immobilier ?

La capacité de remboursement (aussi appelée tenue des charge) d’un ménage est sa capacité financière à rembourser un prêt hypothécaire. Elle est calculée en fonction du revenu disponible, de la valeur du bien immobilier, des intérêts et des exigences de remboursement. Le montant de la mensualité doit être inférieur à 33 % du revenu du ménage. Votre salaire doit donc être au moins trois fois supérieur au montant de la mensualité exigée par la banque.

Quelles sont les différences entre un prêt hypothécaire à taux fixe, variable ou SARON ?

Hypothèque à taux fixe : Le taux d’intérêt reste le même pendant toute la durée du prêt, ce qui assure la stabilité et la prévisibilité des paiements mensuels.Hypothèque à taux SARON : Le taux d’intérêt est basé sur le Swiss Average Rate Overnight (SARON), qui peut changer régulièrement, ce qui se traduit par des mensualités variables à la hausse ou à la baisse.Hypothèque à taux mixte : Combine les hypothèques à taux fixe et à taux SARON, offrant un mélange de stabilité et de flexibilité, avec une partie du prêt à taux fixe et l’autre partie à taux SARON variable.

Quel est le taux hypothécaire de référence actuel ?

Le taux hypothécaire de référence actuel en Suisse est de 1,75 %, en vigueur depuis le 3 septembre 2024. Ce taux est mis à jour trimestriellement par l’Office fédéral du logement et sert de base pour le calcul des loyers dans les contrats de location. Si le taux d’intérêt moyen des hypothèques dépasse 1,87 % ou descend en dessous de 1,63 %, ce taux de référence pourrait être ajusté.

Puis-je voir un exemple de calcul de prêt hypothécaire ?

Ci-dessous figure un exemple de calcul de crédit immobilier (prêt immobilier suisse simulation). N’hésitez pas à utiliser notre calculateur de prêt hypothécaire avec vos données.- Prix du bien = 1’000’000.-- Fonds propres (20%) = 200’000.-- Hypothèque 1er rang = 650’000.-- Hypothèque 2ème rang = 150’000.-- Amortissement obligatoire = 10’000.- (150’000 / 15)- Taux d’intérêt fictif 5% = 40’000.- (800’000 x 5%)- Frais d’entretien 1% = 10’000.- - Paiement annuel fictif = 60’000.- - Salaire annuel requis = 180’000.- (60’000 x 3)

Contactez-nous pour obtenir votre prêt immobilier en Suisse

Swiss Mortgage: the key to making your property purchase a reality

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Do you dream of becoming a homeowner in Switzerland?

The mortgage is the essential financing solution for realizing your project and buying a home in Switzerland. But with so many different products on offer and so many complex criteria, getting the real estate loan that's right for you can often be an obstacle course.

With over 10 years of expertise and a network of over 30 banking partners, we can help you get the best mortgage on the market. From a detailed analysis of your situation, to the preparation of a concrete file, to the negotiation of financing conditions, we do our utmost to ensure that your mortgage is accepted at the best possible rate.

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Finance your property with a mortgage

What is a mortgage or hypothec?

A mortgage is a long-term loan (up to 30 years or more) taken out with a bank or insurance company to acquire a property. In return for the loan, the bank or insurance company takes out a guarantee on the property financed, generally in the form of a “cédule hypothécaire”. In the event of default on repayment, this enables the bank to recover what is owed by way of a pledge (forced sale of the property).

This mechanism explains the generally lower interest rates for a mortgage (currently between 1% and 3%), but also the great selectivity of lending organizations given loan amounts and terms. In Switzerland, mortgage financing is limited to 80% of the value of the property, with the remaining 20% to be contributed by the borrower.

What projects can be financed with a mortgage?

The mortgage is the preferred solution for any real estate project in Switzerland:

Buying a primary residence (apartment, house)
Acquiring a second home
Buying a building plot
Financing a new home (or even its construction)
Major renovation work
Acquiring commercial or professional premises

Only conditions: you must have a personal contribution of at least 20% (including 10% in cash), and the property must be located in Switzerland.

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Our mortgage credit experts are available to assist you with the documents you need to provide and to prepare your file. Our aim is to ensure your application is accepted.

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What are the different types of mortgage available?

Our experts will guide you in choosing the type of mortgage that's most adapted to your situation (age, income, downpayment, in particular), your objectives and your sensitivity to interest-rate risk.

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Fixed rate

The rate is guaranteed for a fixed term (usually 2 to 10 years), offering long-term visibility. This is the surest way to protect yourself against a rise in interest rates and to lock in your monthly payments. In Switzerland, the 5 or 10-year fixed-rate mortgage is the most popular.

Contact us to obtain your SARON mortgage at the best rate

SARON rate

The rate follows the trend of a money market reference index (currently SARON, ex-Libor), to which the bank's margin is added. The rate is revised periodically (usually quarterly), so there is a risk of fluctuating monthly payments. In return, the SARON mortgage allows you to benefit from a lower starting rate than a fixed rate.

Mixed rate

A combined mortgage in Switzerland combines a fixed rate for stability and a SARON rate adjustable according to the market. One part of the loan remains at a fixed rate for a set period, while the other follows SARON trends. This formula diversifies risks and optimizes financing costs.

Mortgage interest

Interest, expressed as a percentage of the capital borrowed, represents the cost of the mortgage. It is the most important part of the monthly payments, especially at the start of the loan. Interest rates vary according to several criteria:

The type of mortgage (fixed, variable, mixed)
The loan term and rate-setting period
The amount borrowed and the advance rate (loan-to-value ratio)
The borrower's profile (income, contribution, age, family situation)
The guarantees provided (savings, life insurance, provident fund)
The bank's market conditions and policy

To get the best mortgage rate in Switzerland, the recipe is well known: prepare a strong case and negotiate with the institutions. With this in mind, don't hesitate to call on a mortgage broker, who will be able to highlight your strengths and activate his or her banking network.

Croyez en vos rêves et ils se réaliseront peut-être.

Believe in yourself and they will surely come true!

Martin Luther King
Visionary leader and advocate of equality

What are the conditions for obtaining a mortgage?

Banks are very cautious about borrowers' repayment capacity. Three criteria must be met before a mortgage can be granted:

Equity

A personal contribution of at least 20% of the purchase price is required, with a minimum of 10% in cash (savings, 3rd pillar, donation, for example). The remaining 10% can come from a 2nd pillar pension. Some banks require up to 25% equity for investment properties (rental properties in particular).

Example: for a property costing CHF 1,000,000, you need CHF 200,000 in equity, including at least CHF 100,000 in savings.

Borrowing capacity

The bank assesses the maximum amount that can be financed on the basis of stable and regular income (fixed salary, pensions). Bonuses and allowances are generally not taken into account. The rule of thumb is that the mortgage burden should not exceed one third of income.

Example: with a net monthly income of CHF 10,000, the monthly mortgage payment should not exceed CHF 3,300 (i.e. CHF 40,000/year).

Debt ratio

Monthly mortgage payments (interest and amortization) should not exceed 33% of net income, including charges. The ratio can rise to 40% if potential rental income and part of the 2nd pillar are included. The amortization is compulsory to reduce the debt to 65% of the value of the property within 15 years.

Example: with an income of CHF 10,000, the maximum permissible debt (excluding leasing, consumer credit) is CHF 3,300/month.

Our experts will help you optimize these parameters to present a sound case to the banks and get an advantageous mortgage rate. We anticipate their requirements, so you have every chance on your side.

Mortgage costs

In addition to interest, other costs are added to the total cost of a mortgage:

Fees for the file and appraisal of the property (up to 1000 CHF)
Notary fees for the deed of sale and mortgage schedule (1 to 3% of the price)
Land register fees and surveyor's fees (between 0.2 and 0, 5%)
Transfer tax depending on canton (2 to 5% of property value)
Property brokerage fees (3 to 5% of price)
Cost of any bonds and insurance (payment protection, fire, water damage. ..)

These various items can represent up to 5% of the purchase price, or CHF 50,000 for a property worth a million. Of course, you need to include them in your financing plan, in addition to your personal contribution. Our advisors will help you anticipate all the costs involved in your project.

Calculate your borrowing capacity

Use our online mortgage calculator to estimate the amount you can borrow and simulate the cost of your mortgage. In just a few clicks, you can see the impact of different parameters (down payment, interest rate, term) on your monthly payments.

Simply enter:

Your annual income
The purchase price of your desired property
Your total equity
The term of the rate

Our simulator instantly calculates your maximum borrowing capacity, your monthly payments and the associated effort ratio (expenses/income ratio). You can easily vary the rate and duration assumptions to find the best balance

Get your mortgage and become a homeowner!

Especially for you, we focus on your precise situation. You are unique, and your file must be prepared accordingly in order to obtain the best mortgage rate.

Based primarily on your income, wealth and BVG assets, we request offers from banks and insurance companies and then present them to you. Then it's up to you to choose.

Access attractive mortgage rates

Benefit from the best mortgage rates offered by banks and insurance companies. We offer a range of options to suit your profile:

Fixed-rate mortgage from 2 to 10 years to secure your financing
Saron mortgage to take advantage of currently low variable rates
Combined mortgage to balance risk over time

Our experts analyze market offers with a critical, objective eye to unearth the most relevant opportunities. Their in-depth knowledge of banking criteria means you can get the best terms on your mortgage.

Take advantage of expert advice for your mortgage

Our real estate financing specialists are at your side to build a solid, credible case. Our mission: to accompany you all the way to your mortgage!"

We are involved at every stage of your project:

Analysis of your situation and objectives
Structuring your contribution (savings, 2nd pillar, donation... )
Advice on the best financing strategy
Setting up the financing plan and collecting documents
Negotiating with partner banks
Supervising the file through to signature at the notary's office
Patrimonial advice and tax optimization
Renegotiation of your interest rate at loan maturity

Your dedicated contact provides you with personalized follow-up and defends your interests at all times.

We support you in your real estate financing

Whatever your profile (salaried, self-employed, expatriate, retired), we can provide you with an adapted and competitive borrowing solution.

Our priority: enable you to become a homeowner at the best rate!

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FAQ

Answers to your questions

How much do I have to earn to get a mortgage?

To obtain a mortgage in Switzerland, you generally need to demonstrate that your gross annual income is sufficient to cover the monthly payments, which should generally not exceed one-third of your income. Swiss lenders (banks or insurance companies) often require that the total monthly costs associated with the property, including mortgage interest, principal repayments (if applicable), and maintenance (utilities), do not exceed this threshold.

Use our mortgage simulator to get a more precise idea.

In addition, you must provide a down payment of at least 20% of the property’s purchase price (equity), with at least 10% coming from your own savings. Therefore, the specific amount you need to earn depends on the property price, the equity percentage, and the current interest rates. The higher your income, the better your chances of getting a mortgage.

How much equity do I need?

In Switzerland, to obtain a mortgage, you must provide a down payment of at least 20% of the property’s purchase price. Of this 20%, at least 10% must come from your own savings, meaning they cannot be borrowed (savings, Pillar A, financial investments, land, family loan). The remaining 10% can come from your occupational pension plan (BVG). This requirement ensures that you have sufficient funds invested in the property to reduce the lender’s (bank or insurance) risk.

For example, for a property costing CHF 1,000,000, you will need a down payment of at least CHF 200,000, including a minimum of CHF 100,000 from your personal savings.

What are the equity requirements depending on the type of property?

The percentages below may vary depending on the bank or insurance company.

Primary residence 20%
Secondary residence 30%
Luxury property 50%
Land 40%
Commercial building 30%
Investment property 30%

Can I use my retirement savings to buy real estate?

You can use your occupational pension fund as equity. But be careful, the 2nd pillar cannot replace all of your equity! (See “How much equity should I have?”).

Until the age of 50, you can withdraw all of your retirement savings (vested benefits). After the age of 50, you can only withdraw the vested benefits you had at the age of 50 or half of the vested benefits you were entitled to at the time of withdrawal, whichever is higher.

However, if you withdraw money from your 2nd pillar early, your retirement benefits will be reduced, and the exact reduction will be calculated according to your pension fund’s rules.

Refer to OFAS (Federal Social Insurance Office).

What is the difference between a first-rank mortgage and a second-rank mortgage?

Assuming the bank or insurance company lends you the maximum amount, i.e., 80% of the sale price, a first mortgage generally covers approximately 66% of the property’s value. This portion doesn’t need to be repaid because the bank knows it will get this money back even if the property is sold by force.

A second mortgage covers the next 14% of the property’s value. This portion must be repaid within 15 years.

Together, these two portions represent 80% of the property’s value that the bank is lending you, with the remaining 20% coming from your own money.

Even if your loan is split into two parts, you pay interest on the entire 80% that the bank lends you.

What are the costs of a mortgage?

Les frais d’acquisition sont des dépenses supplémentaires qui s’ajoutent au prix d’achat d’un bien immobilier. En Suisse, ces frais varient selon le canton et comprennent :

droits de mutation : peut varier entre 1% et 4% du prix de vente
frais de notaire : peuvent varier entre 0.2% et 0.6% du prix de vente
émoluments du registre foncier (enregistrement de la propriété à votre nom) ~0.3% du prix de vente
frais de cédule hypothécaire : 2% à 3% du montant du prêt hypothécaire

L’acheteur ou le vendeur, selon le canton, est responsable du paiement de ces frais.

How is the repayment capacity of a mortgage calculated?

A household’s repayment capacity (also known as mortgage affordability) is its financial ability to repay a mortgage loan. It is calculated based on disposable income, the value of the property, interest, and repayment requirements. The monthly payment amount must be less than 33% of household income. Your salary must therefore be at least three times the monthly payment required by the bank.

What is the current benchmark mortgage rate?

The current reference mortgage rate in Switzerland is 1.75%, effective September 3, 2024. This rate is updated quarterly by the Federal Housing Office and serves as the basis for calculating rents in rental contracts. If the average mortgage interest rate rises above 1.87% or falls below 1.63%, this reference rate could be adjusted.

Can I see a sample mortgage calculation?

Ci-dessous figure un exemple de calcul de crédit immobilier (prêt immobilier suisse simulation). N’hésitez pas à utiliser notre calculateur de prêt hypothécaire avec vos données.