What is the minimum capital required to buy a house in the canton of Thurgau?

The Swiss standard is 20% of the purchase price. However, most banks require 25-30%, especially for multi-year mortgages. If the own funds are less than 20%, the bank will normally refuse the loan. In Thurgau there are no different federal rules; the evaluation depends on the policy of the credit institution. Own funds can come from savings, withdrawal from the third pillar (3a) or from the LPP, according to federal regulations.

How does the transfer tax work in the canton of Thurgau?

Transfer tax is regulated by cantonal law and applies to the transfer of real estate property. In Thurgau, as in the other cantons, the rate and methods of calculation vary. The tax is calculated on the agreed price (or on the cadastral value if higher). For exact amounts, current rates and exceptions (e.g. purchase of first home), consult the cantonal tax office of Thurgau or a local notary.

Why does the bank order an appraisal of the property?

The appraisal is an independent assessment of real estate value, commissioned by the bank to protect its interests in the mortgage. If the appraisal is lower than the agreed price, the bank reduces the amount of the loan, forcing the buyer to increase their own funds or renegotiate the purchase price.

How long does the purchase process take from compromise to transcription?

From the signing of the compromise to the transcription to the Land Registry, it usually takes 60-90 days. The slowest factors are the instruction of the mortgage practice (15-30 days), the execution of the appraisal (10-20 days) and the resolution of any banking conditions. The notary coordinates the timing with the bank and the Land Registry.

What tax deductions do I have after I buy a home?

Interest payable on the mortgage loan is deductible from the direct federal tax base. This deduction reduces the total amount of taxes payable annually. Other deductions (e.g. management, insurance, maintenance expenses) vary according to the cantonal law of Thurgau and must be checked on a case-by-case basis.

Buying a house in Thurgau: taxes and mortgage (cross-border guide)

Di Marco Ferrari · Published on 3 September 2026

Aerial view of a modern Swiss residential property with alpine landscape, green fields, professional real estate photography in Thurgau.

Buying property in Thurgau: tax costs, own funds required, mortgage mortgage sustainability, notary procedures and timing in Switzerland.

Context

In short

Buying a house in Switzerland involves three levels of taxes: federal, cantonal, and municipal
The canton of Thurgau has its own rates for property transfers and land registry, which vary by municipality
Own funds: at least 20% of the price (national standard), banks often require 25-30%
Mortgage sustainability assessed on gross income: installments should not exceed 33% of monthly income

Key facts

What: Real estate purchase in Switzerland with taxation on three levels (federal/cantonal/municipal)
Where: Canton of Thurgau (northeast Switzerland)
Who: Resident buyers or foreigners with a residence permit
Procedure: Agreement → mortgage request → appraisal → land registry → notary → registration
Taxes applied: Transfer tax (cantonal), registration fees (municipal), notary fees (cantonal tariff)
Average duration: 60-90 days from agreement to registration

Buying a property in the canton of Thurgau requires a clear understanding of the Swiss tax structure. Like the rest of the Confederation, the tax system is divided into three levels: federal, cantonal, and municipal. Each canton—including Thurgau—has legislative autonomy to set rates for real estate transactions, notary fees, and municipal registration taxes.

The taxation on a real estate acquisition is not uniform across the territory. The transfer tax (applied as a property transfer tax at the cantonal level) varies significantly between cantons. In Thurgau, as in other cantons, this tax is applied to the transfer, in addition to any municipal taxes for land registration.

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Operational details

Taxes and costs in real estate transactions

The transfer tax in the canton of Thurgau is governed by specific cantonal law. Since each canton has autonomous tax jurisdiction, the rate and calculation method differ from other cantons. In Thurgau, this tax is calculated on the sale price (or the cadastral value if higher) and represents a significant cost in the total purchase budget.

Notary fees (notary rights) are also regulated by cantonal tariffs. In Thurgau, the notary applies a tariff proportional to the value of the property, established by the cantonal notary tariff ordinance. This means that more expensive properties result in higher notary fees, according to a progressive scale.

In addition to these main costs, there are:

Registration fees with the Thurgau Land Registry (variable by municipality)
Real estate appraisal commission (calculated on the amount to be valued)
Possible cantonal real estate transfer taxes if applied in Thurgau
Consulting fees for tax or legal advice (if requested)

Mortgage sustainability and the 33% criterion

Swiss banks apply a standardized national criterion: the monthly amortization installments must not exceed 33% of the buyer's gross monthly income. This constraint is effectively applied by all major banks, regardless of the canton.

Illustrative example (hypothetical, not related to specific Thurgau data): a buyer with a gross monthly income of CHF 6,000 can afford maximum installments of CHF 1,980 (corresponding to 33%). Considering an illustrative mortgage interest rate, this would allow financing a specific amount. The actual calculation depends on:

The mortgage interest rate in effect at the time of application
The chosen amortization term (15, 20, 25 years)
Any other financial burdens (personal loans, leasing)

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Key points

Step-by-step procedure in the canton of Thurgau

1. Search and offer — Identification of the property on the market; preparation of a written offer to the seller (usually non-binding unless otherwise specified).

2. Compromise (pre-contract) — Signing of a preliminary document that sets the agreed price, conditions, closing date (usually 60-90 days), and other clauses (e.g., financing subject to bank approval).

3. Mortgage application — The buyer submits documentation to the bank:

Identity document and residence permit (if foreign)
Bank statements for the last 3 months
Tax returns for the last 1-2 years
Pay slip or employment contract
Documentation on other debts (mortgages, loans, leasing)
Declarations of the origin of own funds (anti-money laundering regulations)

4. Property appraisal — The bank orders an independent valuation of the property from a recognized appraiser. The appraisal is decisive: if the estimated value is lower than the price, the bank reduces the mortgage.

5. Bank conditions — The bank communicates the approval of the mortgage (or the request for conditions: increase in own funds, additional documentation, etc.). These must be resolved before the notarial signature.

6. Mortgage registry check — The notary's office (or the buyer through the real estate agent) verifies with the Thurgau cantonal land registry that the seller is the legitimate owner and that there are no undisclosed mortgages, encumbrances, or seizures.

7. Signature with the Thurgau notary — Signing of the property transfer deed. At this moment:

The buyer pays the own funds
The bank credits the mortgage
Taxes on transfers, notary fees, and registration costs are settled (fully or by withholding)

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Frequently Asked Questions

What is the minimum capital required to buy a house in the canton of Thurgau?: The Swiss standard is 20% of the purchase price. However, most banks require 25-30%, especially for multi-year mortgages. If the own funds are less than 20%, the bank will normally refuse the loan. In Thurgau there are no different federal rules; the evaluation depends on the policy of the credit institution. Own funds can come from savings, withdrawal from the third pillar (3a) or from the LPP, according to federal regulations.
How does the transfer tax work in the canton of Thurgau?: Transfer tax is regulated by cantonal law and applies to the transfer of real estate property. In Thurgau, as in the other cantons, the rate and methods of calculation vary. The tax is calculated on the agreed price (or on the cadastral value if higher). For exact amounts, current rates and exceptions (e.g. purchase of first home), consult the cantonal tax office of Thurgau or a local notary.
Why does the bank order an appraisal of the property?: The appraisal is an independent assessment of real estate value, commissioned by the bank to protect its interests in the mortgage. If the appraisal is lower than the agreed price, the bank reduces the amount of the loan, forcing the buyer to increase their own funds or renegotiate the purchase price.
How long does the purchase process take from compromise to transcription?: From the signing of the compromise to the transcription to the Land Registry, it usually takes 60-90 days. The slowest factors are the instruction of the mortgage practice (15-30 days), the execution of the appraisal (10-20 days) and the resolution of any banking conditions. The notary coordinates the timing with the bank and the Land Registry.
What tax deductions do I have after I buy a home?: Interest payable on the mortgage loan is deductible from the direct federal tax base. This deduction reduces the total amount of taxes payable annually. Other deductions (e.g. management, insurance, maintenance expenses) vary according to the cantonal law of Thurgau and must be checked on a case-by-case basis.