Buying off-plan in Geneva: steps, price control, warranties, simulator
An off-plan purchase in Geneva is the purchase of a home not yet built or still under construction, from a developer. Romandy vocabulary borrows the term VEFA from French law, even though that French regime does not apply in Switzerland.
This article covers how the transaction unfolds and its administrative milestones in Geneva, the controlled-price regime in a development zone, the staged payments and their financing, the warranties the buyer benefits from after delivery, and the risks to anticipate before signing. The revision of the Code of Obligations on the warranty for defects comes into force on 1 January 2026.
What are the steps of an off-plan purchase in Geneva?
The steps of an off-plan purchase in Geneva run from identifying the unit's legal regime to the handover of the keys, passing through the reservation, the financing agreement, the notarial deed and the construction calls for funds; these 9 steps are spread over 30 to 42 months, of which around 24 months are construction, the balance depending on the processing of the building permit and any appeals.
- Identify the unit's legal regime. The inventory of approved ZD PPE developments, published by the State of Geneva, lists the addresses and authorised prices (LGZD).
- Reserve the unit with the developer. The buyer signs a reservation agreement and pays a deposit.
- Obtain a financing agreement. Within a few weeks, the bank issues a confirmation covering the schedule of calls for funds.
- Check that the building permit has been issued. Published in the official gazette, the permit becomes final once the 30-day appeal period expires (LPA, art. 62 para. 1 let. a).
- Sign the deed of sale before a notary and the construction contract. In a development zone, the deed requires the provisional sale agreement issued by the cantonal housing and land-use planning office (OCLPF).
- Pay the calls for funds as work progresses. The general contractor invoices each instalment once a milestone is confirmed as reached.
- Finalise the choice of finishes. The buyer approves materials and options by an amendment to the construction contract.
- Take delivery of the building at a joint inspection. The report records the defects noted and opens the 60-day period for reporting them (CO, art. 367 para. 1bis).
- Take possession of the home. Occupation requires the developer to file as-built plans and a certificate of compliance (LCI, art. 7), a copy of which the buyer should request.
The timeline below follows these nine milestones, separated by what is still preparation and what begins at signing.
In a development zone, this price is not freely set by the developer.
How does the State set the price in a development zone?
The State sets the price in a development zone by approving the financial plan and the sale plan before the building permit is issued, through the cantonal housing and land-use planning office (OCLPF).
The price set in this way remains under State control for the ten years following the average move-in date of the homes, not the date the deed is signed (art. 5 para. 3).
Once the average sale price per square metre for the development is approved, the OCLPF approves the sale plan based on the provisional unit-allocation schedule drawn up by a surveyor. The maximum price of each home is set out in the provisional sale agreement (APV), executed before a notary: no promise of sale or deed is signed before this.
The diagram below follows this approval process, from the financial plan to the sale agreement, then the three obligations that run during the ten-year control period.
The median price per square metre of ZD PPE apartments sold in the canton stood at 7 041 francs in 2024, against 10 284 francs for new-builds outside a development zone. The gap reaches 31.5% (Office cantonal de la statistique, Informations statistiques no. 11, November 2025).
The State publishes the summary sale plans on ge.ch.
Who can buy a home in a development zone?
Any buyer can buy a home in a development zone, provided they occupy it themselves for the ten years of State control.
The LGZD imposes no condition of nationality, nor any length of residence in the canton.
Four conditions apply to the buyer.
- Actual occupation: homes intended for sale must be occupied by their owner, except for good cause approved by the department (LGZD, art. 5 para. 1 let. b);
- The ban on letting: only an owner in place before 16 November 2016, or someone granted an exemption, may let their home, at the maximum rent set by the OCLPF and using the standard lease;
- The capped resale price: the resale price remains capped throughout the control period; the authorised price adds together the acquisition price, the notarial fees and any value-adding works, indexed to the Geneva consumer price index;
- The exemption for good cause: the office recognises, among others, divorce, death, a temporary professional transfer, a health condition incompatible with the home, or the absence of a buyer at the controlled price;
What contracts do you sign to buy off-plan?
Two contracts are signed to buy off-plan, their nature varying with the structure used: sale of a share of the land followed by a general construction contract, or a promise of sale followed by a deed of sale.
The OCLPF sets out three marketing methods in its administrative practice PA/SI/040.01.
- The sale of a share of the land with a construction contract, without prior acquisition of the land by the developer.
- The same sale with prior acquisition of the land by the developer.
- A promise of sale followed by a sale on handover of the keys, or a sale after the works are carried out.
In the first two methods, the buyer acquires a co-ownership share of the plot of land before a notary (CO 216 para. 1) and signs a construction contract separately. Having become the client under that contract, they assert their own rights against the general contractor (CO 368), and their unit carries the risk of the statutory lien of unpaid craftsmen and contractors.
In the third method, the developer remains the owner and the client until the keys are handed over. The buyer signs a promise of sale, then the deed: from 1 January 2026, they can require the seller to repair defects at the seller's expense (CO 219a para. 2), within the 60-day period and the five-year limitation period from the transfer of ownership.
The SIA 118 standard only applies to contracts that expressly refer to it.
When do you pay for an off-plan purchase?
An off-plan purchase is paid in stages, through successive calls for funds, triggered by the confirmed progress of construction, not by the calendar.
The simulator below spreads a purchase price across the milestones and calculates equity, borrowing and interim interest. The equity often comes from the sale of the current home: valuing the property sets the amount that can be committed.
Your purchase
Indicative estimate. The shares per milestone are orders of magnitude of practice in French-speaking Switzerland recorded in August 2026: the signed construction contract sets the number of instalments, their amount and their trigger. Interim interest is computed on the mortgage drawn at each milestone, until the handover of the keys, at the rate entered. Purchase costs and additional works are not included.
The following schedule uses the five milestones typical in French-speaking Switzerland.
| Construction milestone | Share of price | Running total |
|---|---|---|
| Signing of the deed and share of the land | 20% | 20% |
| Completion of the foundations and the slab | 15% | 35% |
| Reaching watertight and weathertight stage | 20% | 55% |
| Technical installations and second-fix works | 30% | 85% |
| Completion inspection and handover of the keys | 15% | 100% |
These shares are indicative: the signed contract is what counts.
The first instalment pays for the share of the land (CO, art. 216 para. 1): the buyer is entered in the land registry before the first stone is laid. This payment shields the land share from the developer's bankruptcy, but does not protect against the statutory lien of unpaid craftsmen.
The final instalment is the only leverage left to the buyer: it is paid on handover of the keys, once the defects have been recorded in the report, article 82 CO allowing performance to be refused as long as the other party's performance has not been provided. A holdback on the balance, released once the defects are cleared, is negotiated before signing.
An off-plan purchase is financed through a construction loan released in tranches, consolidated into a mortgage loan once the works are completed: interim interest reaches around CHF 12 400 over 24 months at 1.8%, or 1% of the price.
What costs are added to the purchase price?
The mandatory costs added to the price of an off-plan purchase in Geneva are the two registration duties, the notary's fee and the land registry fee, or around 1.9% of the price before Casatax.
The table calculates them for a new apartment costing CHF 1 200 000, of which CHF 360 000 is land and CHF 840 000 is construction.
| Item | Calculation basis | Amount on CHF 1 200 000 |
|---|---|---|
| Registration duty on the deed of sale | 3% of the value of the plot of land, i.e. CHF 360 000 (LDE art. 33 para. 1 and 83 para. 2) | CHF 10 800 |
| Registration duty on the construction contract | 1% of the value of the construction to be completed, i.e. CHF 840 000 (LDE art. 83) | CHF 8 400 |
| Notary's fee | Sliding scale by bracket on the value stated in the deed of sale (REmNot art. 10 para. 1) | CHF 2 360 |
| Land registry fee | 0.21% of the value stated in the deed, up to a maximum of CHF 40 000 per transaction (REmORFDIT art. 3 let. a) | CHF 756 |
| Total costs | CHF 22 316 | |
| Casatax reduction | Flat allowance of CHF 20 924, capped at the sale duty due (LDE art. 8A, RDE art. 1 para. 6) | −CHF 10 800 (unused allowance: CHF 10 124) |
| Total after Casatax | CHF 11 516 |
Since 1 March 2026, the Casatax reduction reaches CHF 20 924. It is deducted from the sale duty alone (RDE, art. 2 para. 3): the CHF 8 400 remains payable.
The chart below sets the basis for an off-plan purchase and that of an existing property side by side, before and after Casatax.
VAT of 8.1% applies to construction services, excluding the land, and the price of the building already includes it: around CHF 62 900 on CHF 840 000.
What happens during construction?
During construction, the buyer follows progress, finalises the choice of finishes and releases the calls for funds, without directing the works.
They are the client (CO, art. 363) for the construction portion; in a turnkey sale, they remain the buyer and article 219a CO governs their rights. Site management is instructed by the general contractor, never by the buyer.
Four decisions are theirs to make.
- The choice of finishes left open by the specification, within the schedule's deadlines.
- Additional work ordered by amendment, with its price and its effect on the schedule.
- The release of each call for funds against the progress certificate.
- Written reservations about an item that does not conform to the specification.
The chart below sets each instalment against the construction milestone that triggers it, for a price of CHF 1 200 000.
What warranties cover defects after delivery?
The warranties of the Code of Obligations cover defects after delivery for five years: articles 367 to 371 from completion for the client, article 219a from the transfer of ownership for the buyer of a building still to be constructed.
The French regime does not cover a Geneva building: neither the parfait achèvement warranty (French Civil Code, art. 1792-6), nor the two-year warranty of proper functioning (art. 1792-3), nor the ten-year warranty (art. 1792 and 1792-4-1), nor the dommages-ouvrage insurance (French Insurance Code, art. L. 242-1).
The timeline below overlays the three time limits running from completion, from the notice of defects to the limitation period.
The client for a real estate construction project has 60 days to report defects to the contractor, any agreement imposing a shorter period being void since 1 January 2026 (art. 367 para. 1bis). Failure to inspect and give notice counts as tacit acceptance of the work (art. 370 para. 2).
A reported defect opens the way to rejecting the work, reducing the price in proportion to the loss in value, or having it repaired at the contractor's expense (art. 368).
Since 1 January 2026, any clause agreed in advance that restricts or excludes the right to have a construction defect repaired is void (art. 368 para. 2bis): contracts drafted under the earlier law frequently contain one.
| Situation | Buyer's right | Time limit |
|---|---|---|
| Defect noted at completion | Rejection of the work, reduction of the price, or repair at the contractor's expense (CO 368) | Notice within 60 days, a shorter clause being void (CO 367 para. 1bis) |
| Defect not detectable at completion | Same rights, acceptance not discharging the contractor (CO 370 para. 1) | Notice within 60 days of discovery (CO 370 para. 4) |
| Building sold to be built or erected less than 2 years ago | Repair can be required of the seller at their expense (CO 219a para. 2) | Notice within 60 days; 5-year limitation period from the transfer (CO 219a para. 1 and 3) |
| Defect intentionally concealed | Claim maintained despite acceptance | Limitation period not enforceable (CO 370 para. 1 and CO 210 para. 6) |
| Contract referring to the SIA 118 standard | Repair of any defect reported, liability presumed | 2-year warranty from completion (art. 172), 5-year limitation period (art. 180) |
What risks should you anticipate before signing?
The risks to anticipate before signing, all to be checked against the documents, are an appeal against the building permit, a gap between the specification and what is delivered, changes in financing and, the heaviest, the statutory lien of craftsmen and contractors, which exposes the buyer to paying twice for the same work.
If the builder defaults, this lien becomes available to unpaid firms: craftsmen and contractors can request the registration of a statutory lien on the building even when their debtor is not the landowner (Civil Code, art. 837 para. 1 no. 3), and the subcontractors of a general contractor that goes bankrupt turn against a property that has already been paid for.
An advance waiver is excluded (art. 837 para. 3), and registration is obtained within the four months following completion of the works (art. 839 para. 2).
Three safeguards limit this exposure.
- Substitute security, which blocks registration and has covered default interest for ten years since 1 January 2026 (art. 839 para. 3).
- The blocked construction account, from which each instalment is released against a discharge from the trades.
- Checking the land registry, before each call for funds and during the four months following completion.
An appeal against the building permit freezes construction: filed with the Tribunal administratif de première instance (LCI, art. 145 para. 1) within 30 days of notification (LPA, art. 62 para. 1 let. a), it has suspensive effect (LPA, art. 66 para. 1).
The gap between the specification and what is delivered stems from loose wording that leaves the choice to the general contractor.
- The words "or equivalent" attached to a brand name, without a product reference.
- The floor area given as "approximate", without a tolerance or a measurement method.
- A purely adjectival description of a covering, without a technical specification.
The dated specification, the dimensioned drawings and the list of materials by brand, appended to the notarial deed, make these elements part of the work owed.
Changes in financing separate the commitment from the disbursement: the balance is called over the 24 months of construction, while the loan's terms are fixed when it is set up.
An offer valid until the end of construction removes this variable.
Buying off-plan or buying an existing property?
Buying off-plan and buying an existing property differ on six measurable criteria, the most quantifiable of which is the basis for registration duties: CHF 19 200 against CHF 36 000 on a price of CHF 1 200 000.
| Criterion | Off-plan purchase | Existing property |
|---|---|---|
| Time to availability | Occupation on completion, 24 months of construction | Occupation on transfer of ownership |
| Staged payment | CHF 240 000 on signing, balance in instalments | CHF 1 200 000 payable on signing |
| Customisation | Materials chosen within the limits of the specification | Work after acquisition, at the owner's expense |
| Registration duties | CHF 19 200 (CHF 8 400 after Casatax), LDE art. 83 para. 2 | CHF 36 000 (CHF 15 076 after Casatax), LDE art. 33 para. 1 |
| Energy performance | Requirements in force when the building permit was issued | Year of construction and renovations carried out |
| Nature of the risks | Builder's bankruptcy, statutory lien (CC art. 837 and 839), appeals, gap from the specification | Defects existing on the day of sale, contractual exclusion permitted (CO art. 199) |
One question remains specific to off-plan purchases: the right acquired under condominium ownership.
Off-plan purchase and condominium ownership: what exactly do you own?
The buyer owns a co-ownership share of the entire building, with an exclusive right to use and fit out the interior of their home.
The condominium's constitutive deed describes each unit and sets its value share as a fraction of a common denominator, expressed in thousandths in Geneva practice. This fraction determines the contribution to common charges, allocated in proportion to the value of the shares.
Parts that the constitutive deed does not declare common fall under the exclusive right. On signing, the buyer takes on this deed and the management and use regulations noted in the land registry, the only documents that define the rights of use and the allocation of charges in a PPE in Geneva.