We finished our rounds and are now back with some final info for others in the same situation.
UBS was the best in term of fixed rates at 1.13% 5y (1.41% 10y). but not competitive on SARON margin at 1.00% for flex. Consider we are already customers, YMMV.
WIR bank gave an excellent 0.65% SARON margin (3y) and a 1.42% 5y fixed with up to 95% LTV thanks to VIAC and pledging (I would have taken max. 85%), but they disappeared, quite literally, and now all mortgages are on hold. That would have been my first choice.
Our mortgage broker was quite nice and fast, didn’t ask for any money (was a referral from the accounting firm) and from their brokerage platform the best offer was LKB at 1.30 5y and 0.65% margin (though we didn’t progress to check the fine print on the latter). Again YMMV and I guess those were not retail prices.
At the end we went with AKB, also the seller’s bank, because 1) they were very helpful, 2) we could take over part of the mortgage at 1.2% 6y and 3) got a SARON margin of 0.75% for the rest. I plan to amortize on SARON alone and can convert to fixed “at will”, probably waiting for 10y to dip at or below 1%.
During negotiations I went as low as possible with SARON but this floor was due to Basel III, still satisfied all things told.
Absolutely no idea about the 10Y it could go anywhere with current market volatility
Only thing sure is short term SARON is the cheapest option. Long term it’s only 80 to 85% chance.
2y and 3y Swaps at -0,13%
Smells like negative interest time again in June
What sites do you use to keep track of the swap rates (that eventually affect the fixed-rates offered)? I have been checking investing .com and ZKB. They differ in their rates (e.g., right now for 10Y investing .com 0.371 vs ZKB 0.3025), but agree on the trend, which seems to be downwards now…
I use this to keep track of the rates and decide when to call the advisor for an update on the rates. Not sure if anyone knows another source to check this?
I am amused because you’re telling me to “be patient” when I simply commented on the rates in front of us. I am not making predictions.
On that note if you look at my post history, I am already on a fixed under 1%, and have part of it on SARON under 1% which I use to amortize the mortgage…So I am confused as to what exactly you want me to be patient on?
… saying it for 6 months? Your first post was 2 months ago… lol I trust your predictions as much as I trust the UBS ones, which is nada. It’s irrelevant to me.
This is what MoneyPark says the best rates obtainable today are. Of course you can get better with employee discount or very high net worth client etc. or maybe you’re using the UBS first time mortgage discount.
Trump tariffs and fall in USD could be a gift for those shopping for a low cost mortgage in Switzerland as SNB will be under pressure to intervene to arrest the boost in CHF/USD.
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