What Is Included in a Swiss Property Sale?

The general principle

In Switzerland, the general principle is that everything that is permanently fixed to the property is included in the sale, unless specifically excluded. This includes: built-in kitchen appliances (oven, hob, dishwasher, fridge if built-in); fitted wardrobes and cupboards; bathroom fixtures (bath, shower, basins, toilets); light fittings that are fixed to the ceiling or walls; window blinds and shutters; and any other items that are permanently attached to the structure.

Items that are not permanently fixed — free-standing furniture, curtains, free-standing appliances, personal belongings — are not included in the sale unless specifically agreed.

What is typically included

In a typical Swiss apartment sale, the following are included: the apartment itself (walls, floors, ceilings, windows, doors); the fitted kitchen (units, worktops and built-in appliances); bathroom fixtures; built-in wardrobes; window blinds or shutters; light fittings; and any parking spaces or storage rooms allocated to the apartment.

For houses and villas, the following are typically included: the house and all permanent structures; the garden (including fixed garden structures such as pergolas, sheds and walls); the swimming pool (if any); and any outbuildings.

What is typically excluded

Items that are typically excluded from a Swiss property sale include: free-standing furniture; curtains and soft furnishings; free-standing appliances (washing machine, tumble dryer, free-standing fridge); personal belongings; and any items that the seller has specifically agreed to remove.

In some cases, sellers may offer to leave certain items — furniture, appliances, garden equipment — as part of the sale. These items should be specifically listed in the purchase deed or a separate inventory to avoid disputes.

Agreeing what is included

To avoid disputes, buyers should agree with the seller — before signing the reservation agreement — exactly what is included and excluded from the sale. A detailed inventory should be prepared and attached to the reservation agreement or the purchase deed.

Buyers should also verify at the final inspection (before or on the day of signing) that all agreed items are present and in the condition described, and that no items have been removed that were agreed to be included.

Key points

• General principle: permanently fixed items are included; free-standing items are not
• Typically included: fitted kitchen, bathroom fixtures, built-in wardrobes, blinds, light fittings
• Typically excluded: free-standing furniture, curtains, free-standing appliances
• Agree and document exactly what is included before signing the reservation agreement
• Verify at final inspection that all agreed items are present and in agreed condition