Sole proprietorship for real estate in Bern without the stress: how it works
Sole proprietorship for real estate in Bern rests on three pillars: federal law that applies across Switzerland, cantonal deadlines worth knowing, and tools that eliminate re-keying. This guide puts it all in order, fact by fact.
Choosing the structure: Sàrl, SA or sole proprietorship
The choice of legal form turns on three axes: liability (limited to capital for Sàrl and SA, unlimited for the sole trader), taxation (economic double taxation of company profit and dividends versus direct income taxation) and pensions (the employee of their own Sàrl is subject to mandatory LPP; the self-employed insure voluntarily).
Sole proprietorship starts on day one: founding capital, notary and register fees are the first entries. Opening a separate business bank account immediately — even for a sole proprietorship — saves hours of sorting private from business.
The Swiss legal frame for sole proprietorship
AHV audits and VAT audits follow the same logic: start from the documents, trace to the entries, check consistency. A business in Bern with a clean audit trail sails through these exercises.
One simple principle drives sole proprietorship: every franc in or out must be explainable by a document, an entry and an account. All of Swiss accounting law fits inside that traceability requirement.
Swiss VAT: rates, threshold and filings
Exports, services abroad, acquisition tax: as soon as anything international enters the picture, VAT gets demanding (place of supply, acquisition tax on services). Better to set the rules once with a professional than to correct three financial years.
A business in Bern that crosses the threshold mid-year must register without delay: retroactive registration with interest always costs more than signing up on time.
Salaries and social contributions: the rates to know
Two of these contributions are set by law: AHV/IV/APG at 5.3% and unemployment at 1.1%, both payable by the employer. The others — LPP, accident insurance, possibly daily sickness benefits and family allowances — depend on the insurer, the industry and the pension plan. The total surcharge usually falls between 12 and 20% of gross pay, and employee deductions between 10 and 15%: these are orders of magnitude, not statutory rates.
Withholding tax applies to foreign employees without a C permit: the employer deducts tax at the cantonal rate and remits it. The annual salary certificate remains mandatory for all staff — it is the linchpin connecting payroll accounting, tax returns and AHV audits.
Bern: what changes, what does not
Sole proprietorship, Sàrl or SA in Bern: the AHV contact remains the competent compensation office, and taxes follow the scales of the canton Bern.
For a business in Bern, that means VAT returns identical to anywhere in Switzerland, but a tax return and family allowances governed by the canton Bern.
Frequently asked questions
Do you need a fiduciary for sole proprietorship, or can you do it yourself?
Both are defensible. Below CHF 500,000 of revenue, a sole proprietorship may keep simplified accounts itself. As soon as payroll, VAT and a closing with tax stakes are involved, professional support prevents mistakes that cost more than the fees. With a shared platform, the fiduciary does not even need to be in Bern.
What are the legal obligations for sole proprietorship in Switzerland?
The foundation is the Code of Obligations: proper bookkeeping (art. 957a CO), annual accounts (balance sheet, income statement, notes) and 10-year retention of books and records (art. 958f CO). VAT applies from CHF 100,000 of turnover, and social insurance settlements from the first employee. Nothing is different in Bern: federal law applies.
Does MyFiducia.ai work for a business based in Bern?
Yes: the platform runs online, the rules applied are federal (VAT, CO, AHV), and the file can be shared with any fiduciary. A business in Bern manages its documents, VAT and exports exactly as anywhere in Switzerland.
How long must records related to sole proprietorship be kept?
Ten years from the end of the financial year concerned (art. 958f CO). Electronic retention is permitted if the integrity and readability of the records are guaranteed — a serious digital archive validly replaces paper binders. A business in Bern can therefore archive fully digitally.
Also worth reading
In neighbouring municipalities
Switch to accounting that keeps itself up to date
MyFiducia.ai automates sole proprietorship for businesses in Bern: AI-read documents, posting suggestions, VAT and exports ready for your fiduciary. Try the platform or browse our other guides.
The application is operated in French.