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Still taxablethe current system remains in force through 20282026UrbanHome · Imputed rental value Switzerland 2026
What is the imputed rental value? Meaning and calculation in Switzerland
The imputed rental value is taxable income assigned to owner-occupied homes even though no rent is actually paid. The system still applies in 2026 and will only be abolished from 1 January 2029. The amount depends on the canton, the property and the estimated market rent.
Author: Nikita von Niederhäuser, UrbanHome real estate expert21 October 2026 · Reading time: approx. 14 minutes
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Broad guideoften used as an orientation to comparable market rent60–70%03
Deductions todaymortgage interest and maintenance can be taken into account−04
System changeabolition from 1 January 20292029Definition
Imputed rental value = taxable benefit of living in your own home.
Someone who lives in their own apartment or house does not pay themselves rent. Under the current Swiss tax system, the economic benefit of using the property is nevertheless treated as income. In simplified terms, the imputed rental value is meant to reflect the rent a comparable property could generate on the market.
2026 · Switzerland · 2029
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No actual payment
The imputed rental value is not an invoice and no rent is paid to the state. It is an amount added to taxable income.
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Federal principle – cantonal assessment
Federal tax law requires the taxation, but the actual valuation is carried out under cantonal rules. There is therefore no single calculation formula used identically throughout Switzerland.
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Second homes are also covered
Until the end of 2028 the imputed rental value generally also applies to owner-used second and holiday homes. From 2029 the tax on imputed rental value will be abolished for both main and second homes.
Calculation
How is the imputed rental value calculated?
The basic idea is simple, but the official calculation differs by canton. Comparable rents, property value, location, size, age, quality and cantonal valuation models can all play a role.
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Estimate a comparable market rent
The starting point is often what a similar property in the same location could approximately rent for.
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Apply the cantonal method
The canton decides whether comparable rents, valuation factors, points, property values or other models are used.
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Set the taxable rental value
As a broad Swiss guide, ch.ch states around 60 to 70 per cent of the rent for a comparable property. The official figure can be derived differently depending on the canton.
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Declare it in the tax return
The assessed imputed rental value is recorded as income. The final tax effect then depends on other income, deductions and the tax rate.
Simple calculation example
Assumed market rent for a comparable house: CHF 2,500 per month, or CHF 30,000 per year. If, in this simplified example, a canton used 65 per cent as the taxable imputed rental value, the result would be CHF 19,500 per year. This is only an illustration – the official value may differ because cantonal methods vary.
Taxes in 2026
What can homeowners deduct today?
The current system combines taxation of the imputed rental value with deductions. That package changes fundamentally in 2029. [1]
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2026Mortgage interest
✓
Under the current system, debt interest can be deducted within the statutory rules.
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2026Maintenance costs
✓
Value-preserving property maintenance can be deductible, depending on tax rules, either on an actual-cost basis or partly through lump-sum deductions. Value-enhancing investments are treated differently.
Cantonal differences
Why does the imputed rental value differ by canton?
Cantons use different valuation procedures, so homeowners should not expect one nationwide percentage formula.
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Zurich 2026
For properties built up to 2025, the canton is generally keeping the previous imputed rental values during the transition. New buildings from 2026 are assessed under the new valuation method with a transitional adjustment. [4]
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Geneva 2026
Geneva indexes the valeur locative periodically. For the 2026 tax period the index was set at 127.5 points, 1.8 per cent above 2025. [5]
From 1 January 2029
The imputed rental value will be abolished – together with major deductions.
The 2025 vote enabled the system change. The Federal Council has set 1 January 2029 as the entry-into-force date. The current system remains in place through the end of 2028. [2]
| Area | Until end of 2028 | From 1 January 2029 |
|---|---|---|
| Imputed rental value | taxed as income | abolished for owner-occupied main and second homes |
| Maintenance of owner-occupied homes | deductible under current rules | maintenance deduction abolished |
| Debt interest | deductible under current rules | strongly restricted; proportional deduction remains for rented/leased property |
| First-time buyers | no new special deduction | time- and amount-limited debt-interest deduction |
| Energy / environmental investments | deductible under current rules depending on measure | no longer deductible for direct federal tax; cantons may retain them for a limited period |
Practical steps
6How to find your imputed rental value and check the tax effect.
The basic idea is simple, but the official calculation differs by canton. Comparable rents, property value, location, size, age, quality and cantonal valuation models can all play a role.
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Check your tax assessment
Look for the official imputed rental value in your latest tax assessment or property valuation documents.
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Open the cantonal valuation rules
Use your cantonal tax authority website for the method, worksheets and any available calculators.
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Use market rent only as a plausibility check
Comparable rental listings can help you understand the figure but do not replace the official cantonal assessment.
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Record deductions separately
Do not net mortgage interest or deductible maintenance directly against the imputed rental value; declare them in the appropriate deduction fields.
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Plan for 2029
When planning renovations, amortisation and mortgage strategy, remember that the tax system changes substantially from 2029.
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Ask if the figure looks wrong
If the value is unusually high or the use of the property has changed, contact the cantonal tax authority or a tax professional.
Sources
Official sources and 2026 status
This guide reflects the rules currently in force and the changes decided in 2025/2026. Individual tax results depend on the canton and personal circumstances.
- ch.ch: Taxation of real estate and imputed rental value
- Federal authorities: vote on property tax and abolition of imputed rental value
- Federal Department of Finance: entry into force in 2029 (official German release)
- Canton of Zurich: Property valuation 2026
- Canton of Geneva: 2026 valeur locative index
Related guides
Related guides
More UrbanHome guides on imputed rental value, the 2029 tax reform and home ownership.
UrbanHome · direct answer
Frequently asked questions about the imputed rental value
Direct answers on meaning, calculation, deductions and the 2029 abolition.
10FAQ
It is a notional rental value for owner-occupied property. The amount is currently added to taxable income even though no actual rent is paid.
As a broad guide, ch.ch states around 60 to 70 per cent of the rent for a comparable property. The actual amount is determined by the canton and may use a different valuation method.
Depending on the canton, comparable rents, valuation factors, property values, points systems or combinations of these can be used. There is no single Swiss formula.
Yes. The reform only enters into force on 1 January 2029. The current system continues through 2028.
On 1 January 2029 for owner-occupied main and second homes.
Under the current system, generally yes within the statutory rules. From 2029 the debt-interest deduction will be strongly restricted.
Current deductions remain through 2028. From 2029 the maintenance deduction for owner-occupied homes will be abolished.
Generally yes through 2028. From 2029 the imputed rental value will also be abolished for owner-used second homes; cantons may introduce a special property tax on such homes.
No. Cantonal valuation methods differ considerably, so the official cantonal value or calculation should always be used.
Usually in your latest tax assessment, a cantonal valuation sheet or documents issued by the municipal or cantonal tax authority.
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Summary
The imputed rental value remains important through 2028 – then the system changes.
For the 2026, 2027 and 2028 tax years, the imputed rental value still matters. The decisive figure is the official cantonal assessment, not a self-estimated market rent.
Homeowners and prospective buyers should therefore distinguish between two calculations: today’s tax burden with the imputed rental value and deductions, and the post-2029 situation with no imputed rental value but far fewer deductions.
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