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- pages/: one Markdown file per PDF page (cover/description p.1-8, all scanned STWEG documents & Reglement p.20-80, contact p.81), vision-OCR'd German financial/legal tables kept verbatim with Swiss number format. - pages/page-82..85: English Q&A — property summary, first-home cost/return evaluation (sold in 3/6/10y), risks & why price is below market. - dossier.md + plaindoc.css: Marp source (A4, default styling). - Dokumentation-Muellheimerstrasse55.pdf: rendered 71-page A4 document. - Includes source PDF.
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Q&A / Analysis — 2a. First Home in Basel: Costs
Buying as an owner-occupied first home is where this makes most sense. Basel-Stadt specifics that help a first-time owner-occupier:
- Transfer tax (Handänderungssteuer): normally 3%, but self-occupied residential property is exempt on the first CHF 800'000 → for a CHF 625'000 first home the transfer tax is effectively ~CHF 0. Only notary + land-registry fees remain (≈ CHF 1'000–2'000 to the buyer; per the dossier these are usually split 50/50).
- Financing: min. 20% equity = CHF 125'000 (at least 10% "hard" equity, i.e. not from pillar-2 pension; pillar 3a and a WEF pension withdrawal may cover part). Mortgage 80% = CHF 500'000, of which the tranche above 65% (CHF 93'750) must be amortized to 65% within 15 years (≈ CHF 6'250/yr).
- Affordability rule: banks test at a 5% imputed rate + 1% upkeep; imputed cost must be ≤ ~33% of gross income → you need roughly CHF 110'000+ household income to qualify.
Estimated annual cost of ownership (base case)
| Item | ~CHF / yr | Note |
|---|---|---|
| Mortgage interest (500k @ ~1.7%) | 8'500 | real cash cost |
| STWEG owner costs (operating part) | 4'700 | of the 7'416; excl. fund |
| Own interior upkeep | ~2'000 | higher until modernized |
| Subtotal cash "cost of living here" | ~15'200 | before taxes |
| Amortization (builds your equity) | 6'250 | forced savings, not lost |
| Renewal-fund contribution | 2'700 | builds building's reserves |
A comparable 3.5-room flat in this district rents for roughly CHF 2'000–2'400/month (≈ CHF 24'000–29'000/yr). So owner-occupation is cash-flow favourable vs renting by ~CHF 9'000–14'000/yr, on top of building equity. Budget separately for interior modernization (kitchen/bath/finishes): ≈ CHF 60'000–100'000.
Tax note: the imputed-rental-value (Eigenmietwert) tax — and the offsetting mortgage-interest/maintenance deductions — are being abolished (national vote Sept 2025, expected effective ~2027/28). Net effect depends on your interest and deductions; broadly neutral-to-helpful for a low-mortgage owner-occupier.