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  #21  
Old 23.01.2021, 12:56
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Re: Historical house prices..?

Maybe not online or publicly available, but wouldn't a local surveyor have access to historic house prices?
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  #22  
Old 23.01.2021, 18:09
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Re: Historical house prices..?

You can use comparis, for both historical rental and selling prices.
Just insert the address and other parameters you are looking for at the following link

https://www.comparis.ch/immobilien/m...?adId=25084392


Btw, if you look at the rule of comparis ad, the only way for the barometer tool not to appear on a given listing is if the realtor or owner who posted the listing explicitly ask for the barometer tool to be removed. In my opinion, this is an indication that the house might be overpriced.
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  #23  
Old 23.01.2021, 18:27
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Re: Historical house prices..?

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Maybe not online or publicly available, but wouldn't a local surveyor have access to historic house prices?
Land registry? Yes, but they will not give it out to randos. Transaction prices are *not* public information in Switzerland, unlike say UK.

You can check historical ads on comparis ("wie viel zahlt die Nachbarschaft" feature) - but beware actual transaction price can go both up (in hotter locations with Bieterverfahren) and down from advertised asking price, sometimes quite significantly so.

You could also ask a local bank with a big mortgage business (in Zurich that'd be ZKB), they will have a good clue of what the market looks like.

There's IAZI (iazicifi.ch) who maintain statistical models from some probably bank-sourced data and will be happy to run it on your parameters and give you a guesstimate for a specific property or area for a few hundred chfs. Actual transaction prices again may deviate quite significantly from it, especially in desirable areas with low supply. Valuation is only an opinion, actual sale is a hard fact.

Last edited by spark; 23.01.2021 at 18:49.
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  #24  
Old 23.01.2021, 18:33
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Re: Historical house prices..?

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You can use comparis, for both historical rental and selling prices.
Just insert the address and other parameters you are looking for at the following link

https://www.comparis.ch/immobilien/m...?adId=25084392
Just to make it clear - those are the advertised prices, not the actual selling prices.
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Old 23.01.2021, 18:35
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Re: Historical house prices..?

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Just to make it clear - those are the advertised prices, not the actual selling prices.
That is hugely important, otherwise people would just fly higher & higher kites & people would pay more & more. The Banks take a more conservative fire if you want to borrow 80% of the purchase price.
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  #26  
Old 23.01.2021, 18:54
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Re: Historical house prices..?

Local people will know
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  #27  
Old 23.01.2021, 18:59
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Re: Historical house prices..?

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Just to make it clear - those are the advertised prices, not the actual selling prices.
We recently bought a place that was advertised for x amount. We ended up paying say 5% less, lets say y amount.

The amount that now appears on Comparis is indeed y amount (so the actual selling price - even including the added amount we are paying due to agreeing to take over their mortgage.) So in our case, very accurate. Can't, of course, speak for all others... But also in Switzerland I would guess that selling price is seldom far less than the advertised price...so I felt it gave very good guestimates while I was looking to buy.
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  #28  
Old 23.01.2021, 19:07
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Re: Historical house prices..?

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We recently bought a place that was advertised for x amount. We ended up paying say 5% less, lets say y amount.

The amount that now appears on Comparis is indeed y amount (so the actual selling price - even including the added amount we are paying due to agreeing to take over their mortgage.) So in our case, very accurate. Can't, of course, speak for all others... But also in Switzerland I would guess that selling price is seldom far less than the advertised price...so I felt it gave very good guestimates while I was looking to buy.
Where on comparis? Statistical model output or historical ads? For the latter they should only show what was in the ad. Maybe the seller updated the ad (some agents do that, putting up the ad with "VERKAUFT" on it, for whatever dumb reason). Actual transaction price is confidential to just the parties+bank involved in the sale, at least in Zurich,
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  #29  
Old 23.01.2021, 19:18
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Re: Historical house prices..?

Using the link I quoted, I checked the house I bought. The price shown is definitely the advertised price, the price I paid is 90k different from that.
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  #30  
Old 23.01.2021, 19:20
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Re: Historical house prices..?

Our house never went on the market ... we found out by chance it was coming up for sale, made enquiries- made a silly offer- then split the difference, and Bob was ...We were the first buyers since 1587.

Last edited by JackieH; 23.01.2021 at 20:44.
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  #31  
Old 24.01.2021, 01:06
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Re: Historical house prices..?

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Because while you are researching historic prices - and all the rest of the due diligence points - a dozen other people will have bid, four of whom well over the asking price, and you have now been shut out.

Let me guess: It was in German speaking Cantons?


I have been looking for a home over 9 months now in Ticino, Jura, Neuchatel, Vaud and my experience is that ask price for most homes is 10-15% too high compared to W&P estimate and sellers know it.



I usually say very clearly that I am not willing to pay more then bank estimate and in most cases sellers where ready to actually reduce the price.


If threadstarter wants to know fair value I would strongly advise to use UBS Immocheck, they use W&P in backend and their checks are very consistent with what banks will estimate. If house is priced above the normal range, speak with seller clearly and tell him that.
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  #32  
Old 24.01.2021, 01:36
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Re: Historical sale prices for home/land..

The trouble with historical prices is that in many areas you won't find similar homes so what does this search do for you?

Even the land price in an area can vary greatly.

The local bank is possibly the best starting point for research.
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  #33  
Old 24.01.2021, 09:08
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Re: Historical house prices..?

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If threadstarter wants to know fair value I would strongly advise to use UBS Immocheck, they use W&P in backend and their checks are very consistent with what banks will estimate. If house is priced above the normal range, speak with seller clearly and tell him that.
UBS Immocheck is a good starting point but if someone falls in love with the house reason doesn’t stand a chance. The first house we made an offer had an asking price that was aligned perfectly to the Immocheck valuation. Only issue was 10 other people also made offers at the asking price and it ultimately sold for a lot more. Demand is such that any attempt at logic goes out of the window here...
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  #34  
Old 24.01.2021, 11:37
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Re: Historical house prices..?

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Let me guess: It was in German speaking Cantons?


I have been looking for a home over 9 months now in Ticino, Jura, Neuchatel, Vaud and my experience is that ask price for most homes is 10-15% too high compared to W&P estimate and sellers know it.



I usually say very clearly that I am not willing to pay more then bank estimate and in most cases sellers where ready to actually reduce the price.


If threadstarter wants to know fair value I would strongly advise to use UBS Immocheck, they use W&P in backend and their checks are very consistent with what banks will estimate. If house is priced above the normal range, speak with seller clearly and tell him that.
///

This is a great tool, thanks!
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  #35  
Old 25.01.2021, 10:51
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Re: Historical house prices..?

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UBS Immocheck is a good starting point but if someone falls in love with the house reason doesn’t stand a chance. The first house we made an offer had an asking price that was aligned perfectly to the Immocheck valuation. Only issue was 10 other people also made offers at the asking price and it ultimately sold for a lot more. Demand is such that any attempt at logic goes out of the window here...

Someone wise wrote that one should never fall in love in house until one holds it's key in the hand. This is golden advise and helps to avoid such -in my opinion- not very clever decisions as bidding more then bank estimate.

I broke this rule and made mistake to commit within my soul to two homes (the feeling has some similarities to love/crush) just to be burned, once shortly before contract signature.


One should approach things with serious "whatever" attitude, do not be afraid to simply walk away, you'd be surprised at the results, often once cocky sellers start to run after you proposing price reductions themselves.
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  #36  
Old 28.01.2021, 13:39
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Re: Historical sale prices for home/land..

Hi all,
I bought a house last year - after just 2-3 years researches.
My lessons learnt are:
1. the advertised price is in most of cases a market fair price, if it's not, the bank you're asking for credit will just make you aware of it
2. many properties are getting sold at higher price than it's advertised (some maybe less...but I doubt in Zurich and nearby)
3. if you're buying a house to live for long term, considering the offer scarcity, you might consider to buy it whenever you find a property you like and can afford - the "bargain" doesn't belong to this time and this little piece of the planet
4. the largest part of transactions are happening in the unadvertised world, if you have any local friends, try spreading the voice you're looking for a property to buy, they may have some tips or contacts for you

Last but not least...well, look at the elder folks around and bet on them
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