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Real Estate & Capital Gains in Valais

Real estate taxation in Switzerland includes capital gains tax on property (IBGI), imputed rental value, property tax, and wealth tax. We assist you during the purchase, ownership, or sale of property to optimize your tax burden. We precisely calculate deductions for maintenance costs, mortgage interest, and indirect amortization via pillar 3a.

Updated February 2026

36%
Maximum marginal rate
Filing deadline
4
Main deductions

Real estate taxation in Switzerland is a complex area that impacts every stage of a property owner's life: purchase, ownership, and sale. Good tax planning can generate significant savings over the long term.

At purchase: transfer duties vary from 0% to over 3% of the purchase price depending on the canton. Notary fees and intercalary interest during construction should be factored into the tax planning.

During ownership: the imputed rental value -- a notional income corresponding to approximately 60-70% of the market rent -- is added to your taxable income, even if you live in your own property. In return, you can deduct mortgage interest, maintenance costs (flat rate or actual costs), and building insurance premiums. The strategy is to alternate between the flat rate and actual costs depending on the year, grouping renovation work to maximize deductions.

At sale: capital gains tax on real estate (IBGI) applies to the difference between the sale price and the purchase price (including value-enhancing investments). The rate is degressive based on the holding period -- the longer you hold, the less you pay. A replacement purchase (reinvestment in another property) allows you to defer this tax.

Indirect amortization via pillar 3a allows you to maintain mortgage interest deductions while building up tax-deductible pension capital.

Our experts precisely calculate the tax impact of each option and recommend the optimal strategy for your situation.

Key deductions — Canton of Valais

Pillar 3a: up to CHF 7,258 for employees affiliated with a 2nd pillar pension fund (2025)

2nd pillar (LPP) buy-backs: fully deductible from taxable income, subject to a 3-year lock-in period before any capital withdrawal

Training and professional development costs: deductible up to CHF 12,900 at the federal level if related to professional activity

Medical expenses: deductible to the extent they exceed 5% of the taxpayer's net income (Valais cantonal law)

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Frequently asked questions

What is the imputed rental value and how is it calculated?
The imputed rental value is a notional income that property owners must declare, corresponding to the rent they could obtain on the market (generally 60-70% of the actual market rent). It is set by the cantonal tax authority and is added to your taxable income. In return, you can deduct mortgage interest and maintenance costs.
Is it better to deduct the flat rate or actual maintenance costs?
The flat rate generally represents 10-20% of the imputed rental value depending on the age of the building. If your actual maintenance costs (renovations, repairs) exceed this flat rate, opt for actual costs. The optimal strategy is to group renovation work into one year and alternate between the flat rate and actual costs.
Why is Valais a tax-attractive canton?
Valais benefits from one of the lowest cantonal tax scales in French-speaking Switzerland, with a maximum marginal rate of approximately 36% across all levels combined. Mountain municipalities such as Lens, Bagnes, and Nendaz apply particularly advantageous municipal coefficients. This attractiveness, combined with a lower cost of living compared to Geneva or Lausanne, makes it a popular destination for families and self-employed individuals seeking to optimize their tax burden.
How do I declare a property in Valais?
Property owners in Valais must declare the tax value of their property as well as the imputed rental value set by the administration. The imputed rental value corresponds to approximately 70% of the market rental value. Maintenance costs can be deducted either as actual expenses or as a flat rate (10% for buildings less than 10 years old, 20% thereafter). Mortgage interest is fully deductible, up to the limit of gross asset returns plus CHF 50,000.

Other services in Valais

Tax Declarations (Individuals)

We prepare and optimize your tax return, whether you are an employee, self-employed, or a retiree. Our expertise covers all deductions allowed by the cantonal and federal tax authorities, in order to legally reduce your tax burden. Each declaration is reviewed by a specialist before submission.

Withholding Tax & TOU

Withholding tax is deducted directly from the salary of B permit, L permit, or cross-border workers. We analyze your situation to file a Subsequent Ordinary Assessment (TOU) request when it is advantageous, which often allows you to recover several thousand francs. Since 2021, the withholding tax reform has expanded TOU eligibility for many taxpayers.

Cross-Border Taxation

Cross-border workers are subject to complex tax rules arising from the double taxation agreements between Switzerland and France. Depending on your canton of employment, you may be taxed at source in Switzerland or only in France. We guide you to optimize your situation and avoid double taxation, taking into account the Franco-Swiss agreement of April 11, 1983 and its amendments.