How does the property transfer tax work in Valais?

• How does the property transfer tax work in Valais?
• How much does the property transfer tax really cost in Valais?
• When and how is the property transfer tax paid?
• Property transfer tax, notary fees, land register: how do you avoid mixing everything up?
• Property transfer tax and real estate gains: the key link to know

You are about to buy a property in Valais and would like to know more about the property transfer tax in this canton. This percentage, charged when ownership is transferred, varies depending on the municipality and the type of transaction.

In this article, we explain how this tax is calculated, who has to pay it and what differences exist between the various municipalities. 

How does the property transfer tax work in Valais?

This tax, linked to the transfer of the property, is levied each time the owner changes and is collected by both the canton and the municipality. The mechanism is straightforward, but the exact amount can vary slightly depending on where you buy.

A Valais specificity: the rate depends on the municipality

The canton sets the overall framework, but each municipality is free to apply its own percentage. This is why two properties sold at the same price can generate a property transfer tax that is not exactly the same, depending on where they are located. 

The calculation basis: purchase price or taxable value

In most cases, the property transfer tax is calculated on the purchase price stated in the deed of sale, but there is an exception. If the sale price differs too much from the taxable value, the authorities may use the latter as a reference in order to avoid an artificial undervaluation. This situation is relatively rare but does arise in certain cases, in particular for intra‑family sales or transactions well below market value. 

To clarify this point, we recommend that you consult your notary.

Who pays the property transfer tax?

Although there is no legal obligation to do so, in practice it is almost always the buyer who pays the property transfer tax. If you wish to deviate from this practice, it is therefore important to ensure that this is clearly stated in the deed of sale.

How much does the property transfer tax really cost in Valais?

We know it is difficult to project yourself without figures. Once you know the typical range applied in the canton and the extent of the variations between municipalities, the property transfer tax becomes fairly straightforward to estimate.

In Valais, the property transfer tax generally ranges between 1 % and 1.5 % of the purchase price. Keep in mind, however, that municipalities are free to apply the minimum rate or, on the contrary, to go above it. 

Let us assume you purchase a property for CHF 500,000:

• if the property transfer tax is set at 1 % of the sale price, this amounts to CHF 5,000,
• 1.3 % of the sale price corresponds to CHF 6,500, 
• and 1.5 % of the sale price means paying CHF 7,500. 

When and how is the property transfer tax paid?

As mentioned above, the property transfer tax applies at the time of the ownership transfer, in other words just before the buyer is officially entered in the land register. 

The notary collects the amount

You do not pay the municipality or the canton directly. Your notary collects all the amounts required to finalise the transaction, including:

• the property transfer tax,
• the land register fees,
• the notary’s fees.

Once everything has been settled, the notary arranges for the entry of the transfer in the land register, and you become the definitive owner of your property. You can finally start picturing yourself in your new home and imagining everything you would like to do with it!

Property transfer tax, notary fees, land register: how do you avoid mixing everything up?

All these costs are often lumped together, even though they do not have the same purpose or follow the same logic.

Being able to distinguish between them helps you better understand where your money goes and, above all, what varies from one municipality to another – and what remains fixed.

The property transfer tax: the levy linked to the change of owner

This is the part that depends on the municipality. It corresponds to a percentage of the purchase price, and it is this amount that varies from one place to another, sometimes significantly, even for similar properties.

The notary’s fees: payment for the service

The notary does not collect a tax, but fees for the work performed:

• preparation of the deed,
• legal checks,
• coordination of payments,
• entry in the land register.

In Valais, these fees generally range between 0.5 % and 0.7 % of the property price and are relatively stable, regardless of the municipality.

The land register: the official entry

The last item is the land register fees. These are administrative charges, usually around 0.2 % of the purchase price. They do not vary according to the municipality, but follow the canton’s official scale.

An example to make things clearer

For a home bought for CHF 500,000, the costs could look like this:

• Property transfer tax (1.5 %): CHF 7,500
• Notary (0.7 %): CHF 3,500
• Land register (0.2 %): CHF 1,000

Please note that these amounts are provided for information purposes only and should not be used as reference values.

Property transfer tax and real estate gains: the key link to know

The property transfer tax is due when you buy, while the real estate capital gains tax only comes into play when you sell. These are therefore two completely different points in time, but they can nonetheless significantly reduce your tax bill when you sell. 

The property transfer tax is one of the deductible costs

When you sell a property at a profit, Valais allows you to deduct certain costs related to the acquisition. The property transfer tax is one of these, along with:

• the notary’s fees,
• the land register fees,
• documented renovation work,
• and the estate agent’s commission.

In other words, the higher your acquisition costs, the lower your taxable gain.

A scale that depends on the gain – and above all on how long you have owned the property

In Valais, the real estate capital gains tax is calculated on the basis of:

• the amount of the gain,
• how long you have owned the property,
• the longer you keep the property, the lower the tax rate becomes.

According to the official 2025 scale:

• a very quick resale can be taxed at a rate of 19 % or more,
• if you keep the property for several years, the rate is reduced and can fall to around 3 % after 25 years or more.

This explains why acquisition costs have a more visible impact when resale occurs soon after purchase, whereas in the case of a sale after several years, the property transfer tax immediately reduces the taxable base.

A short example to make it concrete

Let us imagine that you buy a property for CHF 500,000 and resell it a few years later with a gain of CHF 80,000. If your recognised acquisition costs amount to CHF 12,000 (property transfer tax + notary + land register), then:

• gross gain: CHF 80,000
• taxable gain: CHF 68,000

You are not reducing the tax rate, but the base to which it is applied – and in tax terms, that makes all the difference.