▲ 12 r/askswitzerland
Planning to buy an apartment - sanity check for renovation budget?
Hi everyone!
My partner and I think about putting up an offer for an apartment in Zurich (... Oberengstringen): It is 4.5 room, 110 m², built in 1977.
The apartment has to be renovated and my guess it that I should at least plan with:
- entirely new electrical and plumbing
- underfloor heating (milled into existing screed) (optional?)
- new kitchen (opening up to dining room)
- two new bathrooms (1 with shower, 1 on-suite with bathtub)
- replacing all windows
- upgrading the old open fireplace (at least make it save to use...)
- replacing the carpet and wood panels
I want to get outside view to understand if putting in an offer makes sense or if this renovation cost is still estimated too low...
Here is my current breakdown (AI supported...). Do these numbers look realistic for Zurich in 2026? Am I missing any massive hidden costs? Any tips or red flags would be hugely appreciated!
| Trade / Scope of Work | Quantity / Area | Min. Cost (CHF) | Max. Cost (CHF) |
|---|---|---|---|
| 1. Planning & Prep | |||
| Asbestos diagnostics & disposal concept | Flat rate | 1,500 | 2,500 |
| Permits (if needed) & coordination | Flat rate | 3,000 | 5,000 |
| 2. Demolition & Disposal | |||
| Removal of plumbing, kitchen, doors, floors | 110 m² | 8,800 | 12,000 |
| Risk: asbestos in tile/floor adhesive (is this even enough?!) | 110 m² | +16,500 | +22,000 |
| 3. Structural & Shell | |||
| New windows (triple-glazed, PVC/Alu) | ~12 pcs | 21,600 | 26,400 |
| Fireplace upgrade (new insert & chimney flue) | 1 pc | 12,000 | 18,000 |
| Wall chasing & core drilling (MEP prep) | Flat rate | 6,000 | 9,000 |
| 4. Electrical (Full Rewire) | |||
| New wiring, main panel, switches/sockets | 110 m² | 24,200 | 30,800 |
| 5. Plumbing | |||
| New water pipes (bath, en-suite, kitchen) | Flat rate | 9,000 | 14,000 |
| 6. Heating | |||
| Underfloor heating (milled into existing screed) | 110 m² | 15,400 | 19,800 |
| 7. Interior Finishes | |||
| Plastering walls & ceilings | Flat rate | 7,000 | 11,000 |
| Floor prep (primer & leveling compound) | 110 m² | 3,300 | 4,400 |
| Flooring (oak hardwood & bathroom tiles) | 110 m² | 22,000 | 28,600 |
| Kitchen (high-end appliances + stone top) | 22.5 m² | 33,750 | 45,000 |
| Main bathroom (fixtures, fittings, install) | 5.5 m² | 27,500 | 35,750 |
| Guest bath / en-suite | 4.0 m² | 18,000 | 22,000 |
| Tiler (walls/floors in both bathrooms) | ~50 m² | 11,000 | 15,400 |
| Painter (primer, plaster finish, paint) | ~350 m² | 8,750 | 12,250 |
| Interior doors & frames | 5 pcs | 6,000 | 8,400 |
| Construction Subtotal | 230,800 | 310,200 | |
| Contingency Reserve (15%) | 34,620 | 46,530 | |
| TOTAL ESTIMATE | ~265,400 | ~356,700 |
Would really appreciate any feedback from people who renovated apartments from the late 70s / early 80s in Switzerland...
- hidden asbestos costs
- screed or slab surprises (as of my understanding if slab is brittle it will be 20k more and more than 6 weeks to replace)
- ventilation / insulation upgrades
- realistic electrician & plumber pricing
- whether underfloor heating retrofits are worth it (house has district heat)
- where you spent more than expected...
Sorry for the huge post, thanks for reading and you insights!
u/HelicopterNo9453 — 4 days ago