Looks like we are at Swap Rates about the same as were obtainable in Nov 2024 for example.
However I’ve noticed that the 10y fixed for the equivalent swap appears to be 0.10% more expensive today compared to Nov 2024.
I could be wrong, but that’s what I’m seeing - maybe the lenders are adding a premium for the volatility.
Still early, 10y will dip below 1% sooner or later. Be patient.
It was not a comment about patience. I’m not here to make predictions. Merely stating what the situation on margins are. Lenders are padding it.
I don’t think they are padding anything. Basel III only started this January and this is a big reason why banks adjusted that way.
OK. So lenders are padding it because of Basel III. It doesn’t matter the reason.
They are more expensive like-for-like swap compared to last year. That is my point.
…And you keep using SARON to predict the 10y 
Hey folks,
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.
Anything else ask away 
A friend of mine apparently has been offered 1.27% for 10y; 0.97% for 5y and a Saron of 0.79% margin by UBS (if its true what my friend says…)
Sounds about right. Fair/good fixed rate mortgages as of today IMO:
5 years: 1.03%
6 years: 1.11%
7 years: 1.18%
8 years: 1.25%
9 years: 1.31%
10 years: 1.36%
I saw around 1.25 today for 10y but the application had the max discount so must have been someone with a very good profile / connections
Is this likely by the end of the year?
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
Happy to see you’re amused.
I just booked my 10y today with 0.9%, as I have been saying for 6 months. All one had to be was patient.
You work for a bank ? 10y for 0.9% seems impossible to achieve for a normal client these days.
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.
So which one is it? 
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.
It has been indeed
Took a hit on USD-CHF for some divestments to get liquidity for downpayment, but still worth it.
He is just lying. He was on Saron with a 0.66% margin, so obviously not working for a bank. There is no way he got 0.9% for 10 years.
Got the following rates from the global bank today, looks pretty good. This is the first cut, maybe there is some room for negotiation.
2 years: 0.92%
3 years: 0.92%
4 years: 0.96%
5 years: 1.04%
6 years: 1.12%
7 years: 1.19%
8 years: 1.25%
9 years: 1.31%
10 years: 1.35%
SARON margin - 0.85%
The markets I assume are factoring in the SNB rate dropping to 0% in June; if it goes into negative territory, these rates should come down further.
Now, the I am thinking whether it is a good time to fix right away or wait for few more weeks to see how the tariff / SNB rates play out.
Same boat. Following tariffs news about china, yield for 10y swiss bonds went up 0.079 basis points, close to the level of mid-end April. This could mean a 0.1% increase for mortgages. Crazy that the market respond so strongly to the news about xhina’s tariffs, theyare still at 125%, which is still crazy high, is not like the situation has improved or really changed…
