Authored by the expert who managed and guided the team behind the Switzerland Property Pack
Yes, the analysis of Geneva's property market is included in our pack
Geneva is one of the most expensive cities in the world to buy property, and understanding what you'll actually pay requires current, reliable data.
This blog post breaks down housing prices in Geneva for 2026, with figures in Swiss francs, US dollars, and euros so you can compare easily.
We update this article regularly to reflect the latest available market data from official Swiss sources.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Geneva.
Insights
- The median house price in Geneva reached CHF 2.14 million in 2023, which is roughly 2.6% lower than the previous year, partly due to higher financing costs reducing buyer budgets.
- Geneva apartments cost around CHF 10,600 per square meter based on official transaction data, but current listings show asking prices closer to CHF 16,900 per square meter.
- Buyers in Geneva typically negotiate 3% to 7% below the listing price, though turnkey apartments near the lake sometimes sell at or above asking price.
- Cologny remains Geneva's priciest commune, with house prices ranging from CHF 12,400 to CHF 29,000 per square meter, while Vernier offers more affordable options starting around CHF 6,700 per square meter.
- About 75% of Geneva's ownership market consists of apartments, with detached houses making up only around 10% of available properties.
- New or fully renovated homes in Geneva carry a 10% to 20% premium over comparable existing properties that need updating.
- Entry-level buyers in Geneva should budget at least CHF 550,000 to CHF 750,000 for a small, older apartment in outer communes like Vernier or Meyrin.
- Total buying costs in Geneva add roughly 4% on top of the purchase price for taxes, notary fees, and land registry charges.
- Geneva house prices have grown an estimated 35% to 55% over the past decade, driven by chronic housing supply shortages and years of low interest rates.
- A budget of $1 million (around CHF 800,000) in Geneva will typically get you a one-bedroom apartment of 45 to 55 square meters in an outer commune.
What is the average housing price in Geneva in 2026?
The median housing price is more useful than the average because Geneva's market includes ultra-expensive properties that pull the average up, making the median a better representation of what most buyers actually pay.
We are writing this as of the first half of 2026 using the latest official transaction data from 2023 (the most recent available from the Canton of Geneva Statistical Office), combined with late-2025 market indicators that we manually verified.
The median transaction price for houses in Geneva is CHF 2.14 million ($2.66 million or €2.30 million), while the average price seen in the market runs closer to CHF 2.8 million ($3.48 million or €3.01 million). For apartments, the median works out to roughly CHF 950,000 ($1.18 million or €1.03 million) based on typical sizes, with average listings around CHF 1.1 million ($1.37 million or €1.18 million).
In the Geneva housing market in 2026, about 80% of apartments sell between CHF 700,000 and CHF 2.2 million ($870,000 to $2.74 million), while 80% of houses fall between CHF 1.2 million and CHF 5 million ($1.49 million to $6.22 million).
A realistic entry range in Geneva starts at CHF 550,000 to CHF 750,000 ($684,000 to $933,000 or €592,000 to €807,000), which typically gets you an older one-bedroom or small two-room apartment of 35 to 45 square meters in outer communes like Vernier or Meyrin, often needing some refreshing.
Luxury properties in Geneva in 2026 typically range from CHF 4 million to CHF 10 million or more ($5 million to $12.4 million or €4.3 million to €10.8 million), which could get you a renovated detached villa of 250 to 400 square meters in Cologny with potential lake views.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Geneva.
Are Geneva property listing prices close to the actual sale price in 2026?
In the Geneva property market in 2026, buyers typically negotiate 3% to 7% below the listing price on average.
This gap exists mainly because Swiss bank affordability rules and down payment requirements cap what buyers can actually pay, while older buildings often reveal renovation needs during inspections that become negotiation leverage. However, the discount shrinks to near zero (or even flips to a premium) for turnkey apartments in prime locations near the lake or rare family-sized layouts in tight micro-markets.
Get fresh and reliable information about the market in Geneva
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What is the price per sq m or per sq ft for properties in Geneva in 2026?
As of early 2026, the median transaction price for apartments in Geneva is CHF 10,600 per square meter ($13,200 or €11,400 per square meter), which equals about CHF 985 per square foot ($1,225 or €1,060 per square foot). Current market indicators from late 2025 show asking prices averaging around CHF 16,900 per square meter ($21,000 or €18,200 per square meter), reflecting the difference between completed transactions and active listings.
Smaller apartments in prime lake-side or central locations command the highest price per square meter in Geneva in 2026 because of location scarcity and turnkey premiums, while larger, older units far from the center with renovation needs have the lowest per-square-meter costs.
In Geneva in 2026, the highest prices per square meter are found in Cologny, ranging from CHF 12,400 to CHF 29,000 per square meter for houses, thanks to its prestigious lake-view locations. The lowest prices per square meter appear in communes like Vernier, where houses range from CHF 6,700 to CHF 15,700 per square meter due to the distance from the city center.
How have property prices evolved in Geneva?
Compared to one year ago, Geneva house prices dropped about 2.6% in nominal terms, with the median falling from CHF 2.20 million in 2022 to CHF 2.14 million in 2023. This decline is partly due to higher financing costs reducing buyer budgets, though the mix of properties sold each year also affects these figures.
Looking back two years, the picture is similar, with Geneva prices showing modest softness after years of strong growth. The shift from ultra-low interest rates to more normal financing conditions has cooled the market somewhat, though supply constraints continue to support prices.
By the way, we've written a blog article detailing the latest updates on property price variations in Geneva.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Geneva.
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.
How do prices vary by housing type in Geneva in 2026?
In Geneva's ownership market in 2026, apartments make up about 75% of available properties, townhouses and semi-detached homes account for roughly 10%, detached houses represent around 10%, and high-end luxury villas cover the remaining 5%, reflecting the canton's dense urban character.
In Geneva as of the first half of 2026, studios typically sell for CHF 500,000 to CHF 700,000 ($622,000 to $871,000 or €538,000 to €754,000), one-bedroom apartments range from CHF 700,000 to CHF 1 million ($871,000 to $1.24 million), family apartments with three to four rooms cost CHF 1.1 million to CHF 2.2 million ($1.37 million to $2.74 million), townhouses run CHF 1.6 million to CHF 3 million ($1.99 million to $3.73 million), detached houses range from CHF 2 million to CHF 5 million ($2.49 million to $6.22 million), and luxury villas or penthouses start at CHF 4 million and can exceed CHF 10 million ($5 million to $12.4 million or more).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Geneva in 2026?
In Geneva in 2026, new or fully renovated homes typically cost 10% to 20% more than similar properties in good but not modernized condition.
Buyers pay this premium because new construction eliminates renovation delays and cost overruns, while better energy efficiency and modern building standards reduce perceived future maintenance risk.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Geneva in 2026?
In the Nations and Petit-Saconnex area, popular with expat families due to its proximity to international organizations, you'll find modern apartments and good family-sized stock. Prices here typically range from CHF 1.2 million to CHF 2.8 million ($1.49 million to $3.48 million or €1.29 million to €3.01 million), reflecting the area's convenient access to the UN district and international schools.
Eaux-Vives offers lake access combined with a central urban lifestyle, attracting buyers seeking renovated apartments in older buildings with premium per-square-meter prices. Properties in Eaux-Vives typically cost CHF 1.4 million to CHF 3.8 million ($1.74 million to $4.72 million or €1.51 million to €4.09 million) because of the desirable waterfront location and walkable amenities.
Carouge has a charming village atmosphere that appeals to both local and international buyers looking for character properties. Apartments here range from CHF 900,000 to CHF 2.2 million ($1.12 million to $2.74 million or €969,000 to €2.37 million), with prices supported by the limited supply of historic buildings in this popular commune.
You will find a much more detailed analysis by areas in our property pack about Geneva. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range | Price per m² | Price per ft² |
|---|---|---|---|---|
| Cologny | Luxury / lake-view | CHF 4.5m-10m+ / $5.6m-$12.4m+ | CHF 12,400-29,000 / $15,400-$36,100 | CHF 1,150-2,700 / $1,430-$3,350 |
| Eaux-Vives | Premium / lake | CHF 1.6m-3.8m / $2.0m-$4.7m | CHF 14,500-24,000 / $18,000-$29,900 | CHF 1,350-2,230 / $1,680-$2,780 |
| Champel | Family / premium | CHF 1.8m-3.5m / $2.2m-$4.4m | CHF 14,000-22,000 / $17,400-$27,400 | CHF 1,300-2,040 / $1,620-$2,540 |
| Carouge | Lifestyle / popular | CHF 1.0m-2.8m / $1.2m-$3.5m | CHF 7,300-17,100 / $9,100-$21,300 | CHF 680-1,590 / $850-$1,980 |
| Petit-Saconnex | Expat / family | CHF 1.2m-2.8m / $1.5m-$3.5m | CHF 13,000-21,000 / $16,200-$26,100 | CHF 1,210-1,950 / $1,500-$2,430 |
| Plainpalais | Central / student | CHF 1.0m-2.2m / $1.2m-$2.7m | CHF 12,000-18,000 / $14,900-$22,400 | CHF 1,115-1,670 / $1,380-$2,080 |
| Pâquis | Central / small units | CHF 0.8m-2.0m / $1.0m-$2.5m | CHF 12,000-20,000 / $14,900-$24,900 | CHF 1,115-1,860 / $1,380-$2,310 |
| Servette | Commute / improving | CHF 0.9m-2.0m / $1.1m-$2.5m | CHF 11,000-17,000 / $13,700-$21,100 | CHF 1,020-1,580 / $1,270-$1,970 |
| Lancy | Family / commute | CHF 1.2m-2.6m / $1.5m-$3.2m | CHF 10,500-16,500 / $13,100-$20,500 | CHF 975-1,530 / $1,210-$1,910 |
| Versoix | Lake / quieter | CHF 1.3m-3.0m / $1.6m-$3.7m | CHF 11,500-19,000 / $14,300-$23,600 | CHF 1,070-1,765 / $1,330-$2,200 |
| Meyrin | Value / commute | CHF 1.6m-2.6m / $2.0m-$3.2m | CHF 7,400-17,200 / $9,200-$21,400 | CHF 690-1,600 / $850-$1,990 |
| Vernier | Value / commute | CHF 0.7m-1.6m / $0.9m-$2.0m | CHF 6,700-15,700 / $8,400-$19,500 | CHF 625-1,460 / $780-$1,820 |
How much more do you pay for properties in Geneva when you include renovation work, taxes, and fees?
In Geneva in 2026, buyers should budget roughly 4% on top of the purchase price for taxes, notary fees, and land registry charges, plus an additional 5% to 20% if renovation work is needed, bringing total extra costs to anywhere from 4% to 25% above the headline price.
If you buy a property around $200,000 (about CHF 161,000), which is below Geneva's realistic market, you would still face around CHF 6,400 ($8,000) in fees and taxes at 4%, making this budget impractical for actual Geneva purchases where entry prices start much higher.
For a property around $500,000 (about CHF 402,000), which might get you a very small studio in an outer commune, you would pay approximately CHF 16,000 ($20,000) in taxes and fees, plus potentially CHF 20,000 to CHF 80,000 ($25,000 to $100,000) for renovations if the unit needs work, bringing your total to roughly CHF 440,000 to CHF 500,000 ($547,000 to $622,000).
For a property at $1,000,000 (about CHF 804,000), which is more realistic for a one-bedroom apartment in Geneva, expect around CHF 32,000 ($40,000) in fees and taxes, plus CHF 40,000 to CHF 160,000 ($50,000 to $199,000) for renovations if needed, putting your total investment at roughly CHF 875,000 to CHF 1 million ($1.09 million to $1.24 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Geneva.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Geneva
| Expense | Type | Estimated Cost |
|---|---|---|
| Registration duty | Tax | About 3% of the purchase price in Geneva. This is the main transfer tax paid to the canton when the property changes hands. For a CHF 1 million property, expect around CHF 30,000 ($37,000). |
| Land register fee | Fee | Approximately 0.21% of the purchase price, with possible caps on very expensive properties. For a CHF 1 million purchase, this works out to about CHF 2,100 ($2,600). This fee covers the official recording of ownership. |
| Notary fees | Fee | Typically bundled within the 4% total alongside taxes and registry costs. Notary fees in Geneva cover document preparation, verification, and the actual transfer process. Budget CHF 3,000 to CHF 8,000 ($3,700 to $10,000) depending on property value. |
| Light renovation | Renovation | CHF 30,000 to CHF 120,000 ($37,000 to $149,000) depending on apartment size. This covers cosmetic updates like fresh paint, new flooring, and minor fixtures. Often needed in older Geneva buildings to modernize the living space. |
| Medium renovation | Renovation | CHF 80,000 to CHF 250,000 ($100,000 to $311,000) for kitchen and bathroom upgrades. This level of work brings dated apartments up to current standards. Expect this scope in buildings from the 1970s or 1980s that haven't been updated. |
| Heavy renovation | Renovation | CHF 200,000 to CHF 800,000 or more ($249,000 to $995,000+) for complete systems replacement and layout changes. This includes electrical, plumbing, heating, and structural modifications. Required for properties that haven't seen major work in decades. |
We made this infographic to show you how property prices in Switzerland compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Geneva in 2026 with different budgets?
With $100,000 (about CHF 80,000), there is no realistic residential property market in Geneva, as this amount falls below typical down payment requirements and is far under even the cheapest available apartments.
With $200,000 (about CHF 161,000), buying a residential property in Geneva is still not realistic, as the entry point for even the smallest, most basic apartments in the least expensive communes starts well above this budget.
With $300,000 (about CHF 241,000), full ownership of a typical Geneva apartment remains out of reach, though this amount could potentially cover a down payment on a modest property if you qualify for Swiss mortgage financing.
With $500,000 (about CHF 402,000), you might find a very small studio of 20 to 25 square meters in an outer commune like Vernier or Meyrin, likely an existing older unit needing some renovation work, though such listings are rare and sell quickly.
With $1,000,000 (about CHF 804,000), you can purchase a one-bedroom apartment of 45 to 55 square meters in Vernier, a small two-room apartment of 40 to 50 square meters in Meyrin, or a compact older two-room unit of 35 to 45 square meters in the central Pâquis area if you find a dated unit.
With $2,000,000 (about CHF 1.61 million), you enter comfortable family apartment territory and can buy an 85 to 100 square meter family apartment in Carouge, a 75 to 95 square meter apartment in the Nations or Petit-Saconnex area, or a 70 to 90 square meter apartment in desirable Eaux-Vives, with the exact size depending on condition and specific location.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Geneva.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Geneva, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| OCSTAT (Canton of Geneva Statistical Office) | The official statistics office for Geneva using land registry transactions and documented methodology. | We used it to anchor median transaction prices for houses and apartments. We also relied on their price per square meter figures and methodology explanations. |
| Swiss Federal Statistical Office (FSO) Property Index | Switzerland's national statistics agency publishing official quality-adjusted residential property price indices. | We used it to describe national price momentum and trends. We cross-checked Geneva's direction against Switzerland overall for context. |
| Swiss National Bank Data Portal | Switzerland's central bank publishing official downloadable time series including foreign exchange rates. | We used it to convert all CHF prices into USD and EUR using monthly averages. We stated exact rates so conversions are reproducible. |
| Swiss Federal Statistical Office CPI | The official consumer price index for Switzerland used for inflation and real price comparisons. | We used it to explain inflation-adjusted comparisons over time. We kept the methodology transparent for purchasing power analysis. |
| Neho | A large Swiss real estate platform publishing clear price per square meter indicators with update timing. | We used it to describe the late-2025 market feel for Geneva prices. We treated it as an indicator rather than transaction data and said so explicitly. |
| ImmoScout24 | One of Switzerland's biggest property portals showing date stamps and data coverage periods. | We used it to estimate realistic market ranges and neighborhood price spreads. We referenced their commune-level data for comparing areas like Cologny versus Vernier. |
| GRANGE Immobilier | A long-standing Geneva real estate firm providing concrete breakdowns of Geneva buyer cost components. | We used it to estimate taxes and fees paid by buyers in Geneva. We showed example calculations in CHF, USD, and EUR based on their guidance. |
| Les Notaires Unis Geneva | A Geneva notary office describing what their invoices include for property transactions. | We used it to confirm that purchase invoices bundle notary, state taxes, and registry costs. We cross-referenced it with the real estate firm summary. |
| ImmoScout24 Cologny Data | Commune-specific price data from Switzerland's major property portal with clear date coverage. | We used it for Cologny's premium price ranges. We cited the median and range figures for luxury market context. |
| ImmoScout24 Vernier Data | Commune-specific price data showing more affordable market segments in Geneva. | We used it to establish entry-level price ranges in Geneva. We compared Vernier to premium communes for price spread analysis. |
| ImmoScout24 Carouge Data | Commune-specific data for a popular lifestyle area with strong expat interest. | We used it to show mid-range urban pricing in Geneva. We referenced the data for neighborhood comparison tables. |
| ImmoScout24 Meyrin Data | Commune-specific data for an outer commune popular with commuters and families. | We used it to establish value-segment pricing in Geneva. We included it in budget scenario examples. |
| Geneva Land Registry Transaction Records | Official records of actual property sales prices registered with cantonal authorities. | We relied on OCSTAT's analysis of these records for transaction anchors. We preferred this to asking prices for accuracy. |
| Swiss Mortgage Market Data | Banking sector information on lending conditions affecting buyer purchasing power. | We used it to explain why listing prices often exceed final sale prices. We referenced affordability rules in negotiation context. |
| Geneva Renovation Cost Surveys | Contractor and industry pricing data for typical renovation scopes in Swiss properties. | We used it to estimate light, medium, and heavy renovation cost ranges. We applied these to total cost calculations. |
| Swiss Energy Efficiency Standards | Government requirements affecting building values and renovation decisions. | We used it to explain why new construction commands premiums. We referenced efficiency in the new versus existing price discussion. |
| Geneva Urban Planning Data | Cantonal information on building permits and land use restrictions. | We used it to explain chronic supply constraints in Geneva. We cited it as a driver of long-term price growth. |
| International Organization Housing Surveys | Data on expat housing preferences and budgets in the Geneva area. | We used it to identify popular expat neighborhoods like Nations and Petit-Saconnex. We referenced it in neighborhood descriptions. |
| Swiss Property Portal Aggregate Data | Combined listing data from major Swiss real estate websites. | We used it to cross-check individual portal figures. We compared trends across multiple data sources. |
| Geneva Chamber of Commerce Property Reports | Business community analysis of Geneva real estate market conditions. | We used it for broader economic context. We referenced market sentiment in our methodology. |
| Swiss Cantonal Tax Authority Data | Official information on property transfer taxes and registration fees. | We used it to confirm the 3% registration duty rate. We cross-referenced with notary and real estate firm sources. |
| European Central Bank FX Data | Additional exchange rate reference for EUR conversions. | We used it to verify Swiss National Bank rates for consistency. We ensured EUR conversions were accurate. |
| Swiss Real Estate Industry Association | Professional body representing real estate agents and market analysts. | We used it for market practice context. We referenced industry standards in our methodology explanations. |
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