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Real Estate & Capital Gains in Vaud

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

41.5%
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 Vaud

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

Commuting expenses: public transport pass or CHF 0.70/km for private vehicle, capped at CHF 7,000 at the federal level

Meal expenses away from home: CHF 3,200 per year if the taxpayer cannot return home for lunch and has no subsidized canteen

Social deduction per dependent child: CHF 7,700 per child at the Vaud cantonal level

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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.
How do I file my tax return in the Canton of Vaud?
The Vaud tax return can be submitted online through the cantonal tax administration (ACI) portal. You must declare your income, assets, deductions, and attach the required supporting documents in PDF format. The standard deadline is of each year.
Which are the lowest-taxed municipalities in the Canton of Vaud?
The lowest-taxed municipalities in Vaud are mainly located on the Riviera and in the Nyon district. Among the most tax-advantageous municipalities are Montricher, Essertines-sur-Rolle, and certain municipalities in the Pays-d'Enhaut. The municipal coefficient generally ranges between 54% and 79% of the base cantonal tax. The choice of municipality of residence can represent a difference of several thousand francs on the annual tax bill.

Other services in Vaud

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.