The average house price in Switzerland in 2025

Authored by the expert who managed and guided the team behind the Switzerland Property Pack

Everything you need to know before buying real estate is included in our Czech Republic Property Pack

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Switzerland. If you'd like to learn more about us, you can check our presentation page.

Fact-checked and reviewed by our local expert

✓✓✓

Laurence Rapp 🇬🇧

Sales representative at Skiing Property

Laurence is an authority on luxury ski properties in Switzerland, offering tailored expertise to buyers seeking exclusive investments. At Skiing Property, he provides access to premium chalets and apartments in the country's best ski resorts.

How much does an average house cost in Switzerland right now, and what are the price differences between regions?

The average single-family home in Switzerland costs CHF 1,220,000 as we reach mid-2025, while the median listing price sits at CHF 1,379,868.

Major cities command dramatically higher prices - Zurich leads with an average house price of CHF 4,277,000, followed by Geneva at CHF 3,376,000, Basel at CHF 2,794,000, and Lausanne at CHF 2,753,000. Bern, despite being the capital, offers more reasonable prices at CHF 2,186,000 for a single-family home.

Rural regions provide significant savings for buyers. In cantons like Valais, Jura, and Neuchâtel, you can find properties for under CHF 1,200,000, with some areas showing prices as low as CHF 3,000-4,000 per square meter. Thurgau and Fribourg rank among the most affordable cantons in Switzerland.

The price per square meter for apartments varies from CHF 16,948 in Zurich to just CHF 3,000 in rural Valais - a more than five-fold difference. This regional disparity makes location the single most important factor in Swiss property pricing.

What's the price gap between apartments, single-family homes, and luxury properties?

Apartments represent the most affordable entry point into Swiss property ownership, with a national average of CHF 801,000 for a 3-room unit.

The price per square meter for apartments averages CHF 8,735 nationally, which is actually higher than the CHF 7,775 per square meter for houses. This seemingly counterintuitive pricing reflects the fact that apartments tend to be located in more expensive urban centers where land is at a premium.

Single-family homes cost substantially more in absolute terms - the national average of CHF 1,220,000 is about 52% higher than the average apartment price. In major cities, this gap widens dramatically, with Zurich houses costing over CHF 4 million compared to apartments averaging around CHF 1.5 million.

Luxury properties operate in an entirely different price bracket, commanding CHF 36,000 to CHF 50,000 per square meter in exclusive locations like St. Moritz, Gstaad, Verbier, and Geneva's Cologny district. These properties have seen slower growth recently, with prices increasing just 1.2% in 2024-2025 compared to the broader market's 3.5-5% gains.

It's something we develop in our Switzerland property pack.

How much do properties cost per square meter in cities versus rural areas?

Swiss property prices per square meter show extreme variation between urban centers and rural regions.

City centers command the highest premiums, with prices ranging from CHF 10,819 to CHF 22,017 per square meter depending on the exact location and property type. Suburban areas offer more moderate pricing at CHF 5,000-8,000 per square meter.

Rural regions provide the most affordable options, with prices in areas like Raron (Valais) dropping to CHF 3,000-4,000 per square meter - roughly one-fifth the cost of central Zurich or Geneva properties.

What additional costs should I expect from transaction fees, taxes, and notary charges?

Transaction costs in Switzerland add 2.5% to 5% on top of your property's purchase price, varying significantly by canton.

Notary fees range from 0.1% to 0.5% of the purchase price - Zurich has the lowest rates while Bern, Geneva, and Vaud charge more. Land registry fees add another 0.3% to 0.5%, and legal fees typically cost around 1% if you hire an attorney.

Property transfer tax varies dramatically by canton, ranging from 1% to 3% of the purchase price. However, some cantons like Zurich have abolished this tax entirely, which can save buyers tens of thousands of francs.

For a CHF 1,000,000 property, expect to pay between CHF 25,000 and CHF 50,000 in total transaction costs. In Geneva or Vaud, you'll pay closer to the upper end, while in Zurich you'll save considerably due to the absence of transfer tax.

These costs must be paid upfront in cash and cannot be included in your mortgage, so budget accordingly when planning your purchase.

Don't lose money on your property in Switzerland

100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.

Download Now

What mortgage rates can I get in 2025, and how much down payment do I need?

Swiss mortgage rates in June 2025 range from 1.65% to 2.30% for 10-year fixed mortgages, with the best offers starting at 1.52% for qualified borrowers.

Variable SARON mortgages offer lower rates between 0.7% and 1.2%, but carry the risk of rate increases over time. Most buyers opt for fixed-rate mortgages to lock in current historically low rates and protect against future increases.

The minimum down payment is 20% of the purchase price, and at least half of this (10% of the total price) must come from your own cash savings. The other 10% can come from your pension fund (2nd or 3rd pillar), but banks strictly enforce the cash requirement.

Swiss banks also apply the "affordability rule" - your total housing costs including mortgage interest, amortization, and maintenance cannot exceed 33% of your gross household income. This rule often limits buying power more than the down payment requirement.

For a CHF 1,000,000 property, you'll need CHF 200,000 down payment (with at least CHF 100,000 in cash) and an annual income of approximately CHF 150,000 to meet affordability requirements.

Does it cost more to own a property short-term versus long-term?

Short-term ownership in Switzerland costs significantly more per year than long-term ownership due to how transaction costs are amortized.

When you buy a property, you pay 2.5% to 5% in transaction costs upfront. If you sell after just two years, these costs effectively add 1.25% to 2.5% to your annual ownership expenses. Hold the property for 10 years, and the same costs spread to just 0.25% to 0.5% per year.

Short-term owners also face capital gains tax in most cantons if they sell within 5-10 years. The tax rate decreases the longer you hold the property, with many cantons exempting properties held over 10 years from capital gains tax entirely.

Long-term owners benefit from tax deductions for maintenance and renovation costs, which can significantly reduce their overall tax burden. They also have more time to benefit from property appreciation, which has averaged 3-5% annually in recent years.

For investment properties, holding periods under 5 years rarely make financial sense unless you're in a rapidly appreciating market or can add substantial value through renovation.

Which areas offer the best returns for rental properties - both short-term and long-term?

For short-term rentals, Zurich and Geneva lead with the highest average daily rates and occupancy levels, followed by tourist destinations like Interlaken, Zermatt, St. Moritz, and Verbier.

Zurich's business travelers and Geneva's international organization employees ensure steady year-round demand for short-term rentals. Tourist areas see more seasonal variation but can command premium rates during peak seasons - ski resorts in winter and lake regions in summer.

Long-term rental investments perform best in major cities where demand consistently outstrips supply. Zurich, Geneva, Lausanne, and Basel offer gross rental yields between 2.5% and 3.5%, with extremely low vacancy rates ensuring steady income.

Up-and-coming areas for rental investment include Lausanne (growing tech hub), Winterthur (Zurich's affordable alternative), Nyon (between Geneva and Lausanne), and Lucerne (tourist appeal plus local economy). These markets offer better entry prices while still maintaining strong rental demand.

It's something we analyze in depth in our Switzerland property pack.

Which Swiss regions will see the strongest price growth in coming years?

Zurich and Central Switzerland are forecast to see the strongest price growth at 4.5% or more annually, particularly for single-family homes and upmarket apartments.

The Lake Geneva region, including Geneva and Lausanne, projects 3% to 4.5% annual growth. Properties near the lake or in central locations will outperform the broader market. Lausanne benefits from its emerging status as a tech hub, attracting young professionals and international companies.

Alpine resort areas like Zermatt, Verbier, and St. Moritz maintain strong demand for luxury and vacation properties, though growth rates are more volatile and dependent on global wealth trends. These markets saw 27% growth over the past five years but only 1.2% in 2024-2025.

Basel shows more moderate growth potential due to already high prices relative to local incomes, while up-and-coming cities like Winterthur and Nyon offer opportunities for above-average returns as they benefit from spillover demand from more expensive neighbors.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Switzerland versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Can you show me real examples of property prices in popular areas?

Here are actual property prices in Switzerland's most popular areas as of June 2025, including all associated costs.

For a CHF 1,000,000 apartment in Zurich, your total costs break down as follows: CHF 37,000 in transaction fees (3.7%), CHF 200,000 down payment (20%), annual mortgage interest of CHF 14,400 (assuming 1.8% rate on CHF 800,000 loan), plus CHF 5,000-10,000 yearly for property tax, insurance, and maintenance.

This means you need approximately CHF 240,000 in cash upfront and annual carrying costs of around CHF 20,000-25,000 before considering any rental income.

Which Swiss cities are most expensive, which are emerging, and where can I find bargains?

1. Most Expensive: Zurich, Geneva, St. Moritz, Gstaad, Verbier, Cologny (Geneva's luxury district), and Zug consistently rank as Switzerland's priciest property markets.
2. Up-and-Coming: Lausanne leads the emerging markets thanks to its growing tech sector, followed by Winterthur (benefiting from Zurich spillover), Nyon (between Geneva and Lausanne), Lucerne (tourism plus local economy), and Basel (despite high prices, seeing renewed interest).
3. Budget-Friendly: Valais offers the best value with properties in towns like Raron, while Jura, Neuchâtel, Thurgau, and Fribourg provide affordable options within reasonable distance of major cities.
4. Hidden Gems: Consider towns along major train lines to expensive cities - you'll get much more space for your money while maintaining reasonable commute times.
5. Investment Tip: Up-and-coming areas typically offer the best combination of affordability and growth potential, especially for buyers planning to hold properties for 5-10 years.

How have prices changed recently and what's the forecast for the next decade?

Swiss property prices increased 3.5% to 4.4% for apartments and 4.7% to 5% for single-family homes between 2024 and 2025.

Over the past five years, prices in major cities rose 20-27%, with the luxury segment gaining 27% since 2019. This represents a significant acceleration from the more modest growth seen in the 2010s.

For 2025, expect continued growth of 3-4% across both apartments and houses. Zurich, Geneva, and Lausanne will likely see 15-20% cumulative growth over the next five years, while rural and Alpine regions will experience slower appreciation.

The 10-year outlook suggests continued moderate growth but at a declining rate. Affordability constraints and limited supply will support prices, but the rapid gains of recent years are unlikely to continue. Expect average annual appreciation of 2-3% from 2025-2035, with significant variation by location.

Key factors supporting long-term price growth include Switzerland's stable economy, limited land supply, strict zoning laws, and continued demand from both domestic and international buyers. However, rising interest rates or economic shocks could temporarily slow or reverse price trends.

How do Swiss property prices compare to other European cities?

Swiss cities consistently rank among Europe's most expensive property markets, with Zurich and Geneva exceeding even Paris in price per square meter.

1. Zurich (CHF 16,948/m²) - More expensive than Paris (CHF 13,000-14,000/m²), Munich (CHF 10,000-12,000/m²), Vienna (CHF 8,000-10,000/m²), and Milan (CHF 7,000-9,000/m²)
2. Geneva (CHF 15,811/m²) - Comparable to Paris's most expensive districts, significantly higher than other major European cities
3. Lausanne (CHF 12,458/m²) - Similar to Munich's prime areas, more expensive than Vienna or Milan
4. Basel (CHF 10,737/m²) - On par with Munich's average, above Vienna and Milan
5. Cost of Living Impact: Zurich and Geneva also rank among the world's most expensive cities for overall cost of living, which supports high property values but limits affordability for many buyers

This price premium reflects Switzerland's high wages, political stability, and quality of life. However, it also means Swiss property offers less value for money compared to neighboring countries, particularly for investors seeking high rental yields.

We provide detailed comparisons with other markets in our Switzerland property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Global Property Guide - Switzerland Price History
2. RealAdvisor - Swiss Real Estate Barometer Q1 2025
3. RealAdvisor - Property Prices
4. SwissInfo - Swiss Property Prices Continue to Climb
5. Julius Baer - Property Market Report Switzerland Q2 2025
6. UBS - Luxury Property Focus 2025
7. Investropa - Switzerland Real Estate Market
8. Real Estate Earth - Switzerland Market Property Valuation
9. Comparis - Mortgage Interest Rate Barometer
10. Expatica - Cheapest Places to Live in Switzerland