{"id":169615,"date":"2025-10-22T09:27:50","date_gmt":"2025-10-22T07:27:50","guid":{"rendered":"https:\/\/we-net.ch\/?p=169615"},"modified":"2025-10-22T09:27:50","modified_gmt":"2025-10-22T07:27:50","slug":"right-of-first-refusal-switzerland-real-estate","status":"publish","type":"post","link":"https:\/\/staging.we-net.ch\/en\/right-of-first-refusal-switzerland-real-estate\/","title":{"rendered":"The right of first refusal in Switzerland: types, processes and legal consequences"},"content":{"rendered":"<div data-elementor-type=\"wp-post\" data-elementor-id=\"169615\" class=\"elementor elementor-169615\" data-elementor-post-type=\"post\">\n\t\t\t\t<div class=\"elementor-element elementor-element-0fc7b48 e-flex e-con-boxed e-con e-parent\" data-id=\"0fc7b48\" data-element_type=\"container\" data-e-type=\"container\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-decd30d elementor-widget elementor-widget-text-editor\" data-id=\"decd30d\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t<h2><span style=\"font-weight: 400;\">The right of first refusal in Switzerland: A comprehensive guide to property transactions<\/span><\/h2><p><span style=\"font-weight: 400;\">The right of first refusal is a key instrument in Swiss property law, which grants certain persons priority in the purchase of a property under defined conditions. It serves to protect existing relationships with a property and is of crucial importance for owners, pre-emptive purchasers and interested third parties. The regulations are primarily found in the Swiss Civil Code (ZGB) and the Code of Obligations (OR).<\/span><\/p><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">What is a right of first refusal?<\/span><\/h2><p><span style=\"font-weight: 400;\">A pre-emptive right grants the person entitled to pre-emption the right to claim the transfer of ownership of a plot of land or a property by means of a unilateral declaration of intent when a so-called pre-emptive event occurs. This means that the authorised party can enter into an already negotiated purchase agreement with a third party under the same conditions.<\/span><\/p><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">What is the legal basis for the right of first refusal?<\/span><\/h2><p><span style=\"font-weight: 400;\">The legal basis for the right of first refusal in Switzerland is anchored in two main areas:<\/span><\/p><ul><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Statutory pre-emption rights<\/b><span style=\"font-weight: 400;\">These are regulated in Art. 681 ff. ZGB. They arise automatically by law and do not require a contractual agreement.<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Contractual rights of first refusal<\/b><span style=\"font-weight: 400;\">These are regulated in Art. 216 ff. OR. They arise through an express contractual agreement between the owner and the person entitled to pre-emption.<\/span><\/li><\/ul><p><span style=\"font-weight: 400;\">Statutory pre-emption rights take precedence over contractual pre-emption rights, unless the parties have agreed otherwise.<\/span><\/p><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">What types of contractual pre-emption rights are there?<\/span><\/h2><p><span style=\"font-weight: 400;\">The contractual right of first refusal is divided into two main forms:<\/span><\/p><h3><span style=\"font-weight: 400;\">1. unlimited right of first refusal:<\/span><\/h3><ul><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The pre-emptive purchaser can acquire the property on the same terms that the seller has negotiated with a third party.<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Formal requirement: The contract only requires simple written form.<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Effect vis-\u00e0-vis third parties: In order to have an effect in rem vis-\u00e0-vis third parties, the right must be registered in the land register.<\/span><\/li><\/ul><h3><span style=\"font-weight: 400;\">2. limited right of first refusal:<\/span><\/h3><ul><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The purchase price and the other conditions are already set out in the pre-emption agreement.<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Formal requirement: The contract must be officially notarised.<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Risk: For the seller, there is a risk of not realising the current market value in the event of a sale if the agreed price is lower.<\/span><\/li><\/ul><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">How does the right of first refusal for property work?<\/span><\/h2><p><span style=\"font-weight: 400;\">The right of first refusal is only triggered in the event of a pre-emption case. As a rule, a pre-emption case exists when a purchase agreement is concluded with a third party.<\/span><\/p><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">Process of a property sale with right of first refusal<\/span><\/h2><ol><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Conclusion of the purchase agreement with a third party<\/b><span style=\"font-weight: 400;\">The owner concludes a valid purchase agreement with an external buyer.<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Duty to inform<\/b><span style=\"font-weight: 400;\">The seller must inform the person entitled to pre-emption in writing and without delay of the conclusion of the purchase agreement and its essential conditions (in particular the purchase price).<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Exercise period<\/b><span style=\"font-weight: 400;\">The pre-emptor has three months from receipt of the notification to exercise his pre-emptive right (Art. 216e CO in conjunction with Art. 681a para. 3 CC).<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Exercise declaration<\/b><span style=\"font-weight: 400;\">If the authorised party wishes to assert his right, he must inform the seller of this by means of a unilateral, informal declaration of intent.<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Consequence of the exercise<\/b><span style=\"font-weight: 400;\">With the timely exercise of the pre-emption right, the person entitled to pre-emption enters into the purchase agreement in place of the third party. The sale is then finalised between the original owner and the person entitled to pre-emption.<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Consequence of non-exercise\/expiry of deadline<\/b><span style=\"font-weight: 400;\">If the entitled party waives his right or allows the deadline to expire unused, the sale to the third party can be processed as normal.<\/span><\/li><\/ol><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">How long does a right of first refusal last?<\/span><\/h2><p><span style=\"font-weight: 400;\">The maximum duration of a contractual right of first refusal is limited by law to 25 years from the conclusion of the contract (Art. 216a CO).<\/span><\/p><p><span style=\"font-weight: 400;\">Statutory pre-emption rights, on the other hand, apply indefinitely as long as the legal requirements are met.<\/span><\/p><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">What do I have to consider as a pre-emptive purchaser?<\/span><\/h2><ul><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Meet deadline<\/b><span style=\"font-weight: 400;\">The three-month exercise period from notification of the sale is mandatory.<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Secure financing<\/b><span style=\"font-weight: 400;\">You must be in a position to pay the purchase price in accordance with the terms of the third-party contract (in the case of unlimited rights) or the pre-emption contract (in the case of limited rights).<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>No compulsion<\/b><span style=\"font-weight: 400;\">You are not obliged to purchase. However, failure to exercise the right will cause the right to lapse for the current pre-emption case, whereby a right noted in the land register will be revived in the event of a future sale (provided the 25-year period has not yet expired).<\/span><\/li><\/ul><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">How do I use the right of first refusal as the owner?<\/span><\/h2><p><span style=\"font-weight: 400;\">As the owner (seller), you must above all fulfil your duty to provide information. Before selling, check whether there are any statutory or contractual pre-emption rights registered in the land register. Careful adherence to the process is essential in order to avoid legal consequences.<\/span><\/p><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">Can the right of first refusal be circumvented?<\/span><\/h2><p><span style=\"font-weight: 400;\">The right of first refusal only applies in the event of a sale or a transaction that is economically equivalent to a sale (the case of first refusal). Certain transactions do not legally qualify as a case of pre-emption and circumvent the right, for example:<\/span><\/p><ul><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Donation<\/b><span style=\"font-weight: 400;\">The transfer of the property free of charge.<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Inheritance and division of inheritance<\/b><span style=\"font-weight: 400;\">Allocation to an heir.<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><b>Forced sale<\/b><span style=\"font-weight: 400;\"> (only contractual rights are circumvented, statutory rights can be asserted).<\/span><\/li><\/ul><p>\u00a0<\/p><p><span style=\"font-weight: 400;\">However, in the event of circumvention by donation, a pre-emptive right noted in the land register remains in place against the new owner and can be asserted in the event of a subsequent sale.<\/span><\/p><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">What does the right of first refusal mean for me as a buyer?<\/span><\/h2><p><span style=\"font-weight: 400;\">As a potential third-party purchaser, you must check whether a pre-emptive right exists (inspection of the land register). If a pre-emptive right is exercised, the authorised party will take your place in the purchase contract and the planned purchase will not be completed for you.<\/span><\/p><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">What happens if I violate the right of first refusal?<\/span><\/h2><p><span style=\"font-weight: 400;\">If a pre-emptive right recorded in the land register is violated, the pre-emptive right holder can sue for the transfer of ownership to himself and thus cancel the sale to the third party (so-called effect in rem).<\/span><\/p><p>\u00a0<\/p><p><span style=\"font-weight: 400;\">If a contractual right of first refusal that has not been reserved is violated, the entitled party is generally only entitled to compensation from the seller (obligatory effect).<\/span><\/p><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">How does the right of first refusal work in the case of co-ownership?<\/span><\/h2><p><span style=\"font-weight: 400;\">Co-owners have a statutory right of first refusal pursuant to Art. 682 para. 1 of the Swiss Civil Code if a co-ownership share is to be sold to a non-co-owner (e.g. in a community of heirs). This right does not apply to condominium ownership.<\/span><\/p><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">How does the right of first refusal work in condominiums?<\/span><\/h2><p><span style=\"font-weight: 400;\">There is no statutory pre-emption right for condominiums. However, the condominium owners' association can pass a resolution to agree a contractual right of first refusal in favour of all condominium owners. Such a contractual right of first refusal is not limited to 25 years, but can be agreed for the entire duration of the condominium ownership.<\/span><\/p><p>\u00a0<\/p><h2><span style=\"font-weight: 400;\">Conclusion<\/span><\/h2><p><span style=\"font-weight: 400;\">When buying or selling your property, rely on <\/span><a href=\"https:\/\/we-net.ch\/kontakt\/\"><span style=\"font-weight: 400;\">WeNet AG<\/span><\/a><span style=\"font-weight: 400;\"> as your trusted partner: Our combination of sound expertise, a strong network and state-of-the-art market knowledge guarantees you an efficient and successful transaction. Rely on our comprehensive service to achieve the best possible price or to find your dream property.<\/span><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>","protected":false},"excerpt":{"rendered":"<p>The right of first refusal in Switzerland: a comprehensive guide to property transactions The right of first refusal is a key instrument in Swiss property law, which grants certain persons priority in the purchase of a property under defined conditions. It serves to protect existing relationships with a property and is of crucial importance for owners, pre-emptive purchasers and interested third parties alike.<\/p>","protected":false},"author":5254,"featured_media":169617,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_rtcl_gb_attr":"","inline_featured_image":false,"footnotes":""},"categories":[13478,13471],"tags":[13426,13803],"post_folder":[13318],"class_list":["post-169615","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-immobilien-investieren","category-immobilienkauf-in-der-schweiz","tag-immobilienrecht","tag-vorkaufsrecht"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v24.2 (Yoast SEO v27.1.1) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Vorkaufsrecht Schweiz: Immobilienrecht und Ablauf- WENET AG<\/title>\n<meta name=\"description\" content=\"Umfassender Leitfaden zum Vorkaufsrecht in der Schweiz. 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