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What will happen in Switzerland’s real estate market? Will prices rise or fall? Are cities like Zurich and Geneva still attractive to international buyers? How are Swiss government policies and taxes shaping the real estate landscape in 2025?
We’re frequently asked these questions because we’re deeply engaged in this market. Through our collaborations with real estate agents, financial advisors, and clients purchasing properties in Switzerland, we’ve gathered firsthand insights.
That’s why we crafted this article: to deliver clear answers, insightful analysis, and a comprehensive perspective on market predictions and forecasts.
Our aim is straightforward: to ensure you feel informed and confident about the market without needing to look elsewhere. If you think we missed the mark or could do better, we’d love to hear your thoughts. Feel free to message us with your feedback or comments, and we’ll work hard to improve this content for you.
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Skiing Property
1) Property prices in Switzerland will keep rising because land is scarce
In Switzerland, residential property prices are climbing due to limited land availability.
Urban areas are feeling the pinch the most, with land scarcity driving up prices as demand for housing remains strong. This is especially true in cities like Zurich and Geneva, where everyone seems to want a piece of the action.
Over the past decade, urban population density has increased by 1.4%, which means more people are flocking to cities and pushing up housing demand. This trend is a key factor in the rising property prices.
Since 2019, residential housing prices have jumped by 18%, with standalone houses seeing a bigger increase than apartments. This steady rise suggests that property values will likely keep going up.
Strict government zoning laws and land use restrictions are also in play, making it tough to start new construction projects. These regulations, along with the rising costs of construction materials, are limiting the supply of new housing and adding pressure on existing property values.
Switzerland's stable economy and high quality of life are magnets for international buyers, which means more demand and higher property prices. The country's reputation as a safe haven makes it a hot spot for both residents and investors.
Sources: Le News, Swiss Info
2) Rental yields will rise in tourist areas as short-term rental platforms become more popular
In 2023 and 2024, Switzerland's tourist hotspots have seen a 14.9% jump in overnight stays, drawing more visitors than ever.
This surge in tourism is closely linked to the rise of short-term rental platforms like Airbnb. Over the past three years, the number of Airbnb users in Switzerland has tripled, surpassing 900,000. Travelers are increasingly opting for these rentals, enjoying the flexibility and personal touch they offer.
Airbnb's presence in Switzerland has grown significantly, with 35,800 listings available, a substantial increase from 14,000 in 2015. This reflects a global trend where short-term rentals are becoming a preferred choice for many.
In tourist-heavy regions, rental yields are expected to rise as these platforms gain popularity. Property owners are capitalizing on this trend, offering their homes for short stays and reaping the benefits of increased demand.
With the short-term rental market projected to reach USD 341.9 billion by 2033, platforms like Airbnb and VRBO are driving this growth. This expansion is reshaping the way people travel and stay, offering more options than traditional hotels.
For those considering buying property in Switzerland, this trend presents an opportunity. Investing in areas popular with tourists could yield significant returns as the demand for short-term rentals continues to climb.
Sources: Hospitality Net, Swiss Info, Swiss Info, Globe Newswire
We have made this infographic to give you a quick and clear snapshot of the property market in Switzerland. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
3) Fewer EU buyers will invest because of economic uncertainties in the Eurozone
The Eurozone's economy has been facing some tough times, especially in 2023 and 2024.
With the Euro Area's growth projected at just 0.8% for 2024, it's clear that the economic scene isn't as strong as it could be. This sluggish growth means people are being more careful with their spending.
Inflation has been a rollercoaster, dropping from 5.4% in 2023 to 2.4% in 2024. But the earlier high inflation, especially with energy prices shooting up, has really squeezed household budgets. This makes EU buyers think twice about big buys like foreign properties.
On top of that, the financial markets have been all over the place, and political instability in big EU countries isn't helping. These shaky conditions make EU investors wary of diving into real estate abroad, fearing losses or headaches from unstable markets.
Surveys and expert analyses show this risk aversion, with a noticeable dip in interest in foreign property investments. People are just not as keen to take the plunge when things feel uncertain.
Sources: EY European Economic Outlook – October 2024, Euro area unemployment at 6.3% - Euro indicators - Eurostat, Euro Area Full Year GDP Growth - Trading Economics
4) Rents in Zurich will continue to rise because of ongoing housing shortages
In Zurich, rents are expected to keep rising due to a persistent housing shortage.
With a vacancy rate of just 0.58%, finding an apartment in Zurich is like searching for a needle in a haystack. This low rate highlights the chronic housing shortage, especially in bustling urban areas. As more people flock to the city, the demand for housing continues to outstrip supply, pushing rents even higher.
Zurich's population is on the rise, with 11,810 new residents added last year, marking a 0.82% increase. This influx is driven by the city's booming economy, particularly its financial sector, which attracts talent from all over. More people means more demand for housing, but with limited options, prices are bound to climb.
Building new homes isn't easy in Zurich. Strict regulations and high costs make construction a tough nut to crack. Even when projects get the green light, the scarcity of buildable land and expensive construction costs mean fewer homes are built, exacerbating the housing crunch.
New housing projects are slow to materialize, and when they do, they're often pricey. This sluggish pace of development only adds fuel to the fire, making the housing shortage even more acute. As a result, rents continue their upward trajectory.
For those considering a move to Zurich, it's crucial to understand the dynamics at play. The city's allure is undeniable, but the housing market is a tough competitor. With demand consistently outpacing supply, the trend of rising rents shows no signs of slowing down.
Sources: Swiss Info, World Population Review, Oaks Real Estate News
5) Rents in Interlaken's tourist areas will rise as tourism recovers after the pandemic
In 2023, Switzerland saw a record-breaking 41.8 million overnight stays, a clear sign of tourism bouncing back.
Interlaken, famous for its stunning landscapes and outdoor adventures, is a hotspot in this tourism boom. The Valais region, part of this area, reported a 43% increase in overnight stays from January to October 2023 compared to 2019. This surge means more people are competing for places to stay, which naturally pushes rents higher as property owners seize the opportunity.
Tourism spending in Switzerland hit CHF18.4 billion in 2023, up 12% from the previous year. This influx of money not only boosts local economies but also encourages property owners to invest in vacation rentals, further driving up rental prices in popular spots like Interlaken.
With more tourists flocking to Switzerland, especially to picturesque areas like Interlaken, property owners are seeing a chance to make a profit. This means rents are likely to rise as demand for short-term accommodations increases.
Interlaken's appeal isn't just its beauty; it's also about the experiences it offers. From hiking to paragliding, the area attracts adventure seekers, which in turn fuels the demand for rental properties as visitors look for convenient places to stay.
As tourism continues to recover, property investors are eyeing Interlaken as a prime location. The combination of increased tourist numbers and spending means rental prices are set to climb, making it a potentially lucrative market for those looking to invest in property.
Sources: Schengen News, SwissInfo, SwissInfo
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6) Rental yields in Swiss cities will rise as more young professionals seek rental properties
Young professionals are flocking to Swiss cities like never before.
In 2023 and 2024, cities such as St Gallen and Bern have become hotspots, with relocation rates of 14.1% and 13.1% respectively. This shift is driven by the allure of urban life, offering vibrant communities and flexible living options. Young professionals are drawn to the energy and opportunities these cities provide, making them prime locations for those seeking a dynamic lifestyle.
Many young professionals prefer renting over buying due to the high cost of property ownership in Switzerland. Renting offers the flexibility they need, especially as industries like finance, technology, and biotechnology continue to thrive. These sectors are magnets for young talent, pulling them into urban areas where they can easily adapt to changing work and lifestyle demands.
The Swiss housing market is feeling the pressure with a shortage of rental accommodations. This scarcity has pushed advertised rents up significantly. In the last quarter of 2023, the rent index for rental housing units in Switzerland saw a 4.8% increase compared to the previous year, the highest growth since 2008. This makes renting an even more attractive option for young professionals, further boosting demand.
As property prices continue to rise, renting remains a practical choice for many. The combination of high property costs and a tight rental market means that young professionals are more inclined to rent, driving up rental yields in Swiss cities. This trend is expected to continue as more young professionals seek the flexibility and convenience of urban living.
Sources: Swiss Info, Mapmelon, Global Property Guide
7) Maintaining older properties will become more expensive due to new environmental regulations
Switzerland's new environmental regulations are making it costlier to maintain older properties.
These rules aim to boost energy efficiency and cut carbon emissions, but they come with a price. For example, the Swiss government has banned new direct resistance heating installations and plans to phase out oil and gas heating systems by 2030 in some areas. This means that if you own an older property with these systems, you'll need to invest in costly upgrades to meet the new standards.
In addition, there's a push to upgrade older appliances to meet new efficiency standards, as per the amendment to the Ordinance on electrical equipment energy efficiency requirements. This can be a significant expense for property owners who need to replace or retrofit existing appliances. Plus, the trend towards using eco-friendly building materials, which are often pricier than traditional ones, further increases the cost of maintaining older properties.
Take the Canton of Zurich, for instance, where a law banning the installation of fossil heaters is already in place. This forces property owners to invest in expensive renovations. The 2024 fiscal sustainability report for Switzerland also highlights the financial impact of these climate mitigation measures, emphasizing the need for significant investments in retrofitting and upgrading buildings to achieve net zero emissions by 2050.
These changes are not just about compliance; they're about future-proofing your investment. While the initial costs might seem steep, the long-term benefits include lower energy bills and a smaller carbon footprint. However, it's crucial to be prepared for these upfront expenses if you're considering buying an older property in Switzerland.
Sources: Climate Action Tracker, Compliance and Risks, Oaks, EFV Admin
8) Geneva rents will level out as new housing projects finish
Geneva is buzzing with new housing projects, adding 126 luxury apartments and 12 townhomes in the 302 River PUD project alone.
This construction boom is part of a larger trend across Switzerland, where building permits have surged, signaling a strategic push to expand housing options. It's not just about numbers; it's about creating more living spaces to meet demand.
According to Wüest Partner, by 2025, 39,000 new homes will hit the market, including many condos and rentals. This influx is expected to help stabilize rents, much like it did in Zurich and Basel, where similar expansions have already shown positive effects.
Wüest Partner's insights suggest that more housing means a balanced market, which is good news for renters in Geneva. As more homes become available, the pressure on rental prices should ease, making it a win-win for everyone.
Economic forecasts are optimistic, linking this housing growth to a more stable rental market. The idea is simple: more homes lead to more choices, which helps keep rents in check.
So, if you're considering a move to Geneva, the future looks promising with rents expected to stabilize as these new projects wrap up.
Sources: TriCities Central, IAmExpat, EY Insights
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.
9) Fewer people will buy chalets as climate change affects winter sports tourism
In 2023 and 2024, Switzerland saw a sharp drop in snowfall, impacting its winter tourism.
With Swiss glaciers losing 6% of their volume in 2022, the region faced its worst melt year ever. This decline in snowpack is a clear sign of climate change affecting tourism. As temperatures rise, ski seasons are getting shorter, making snow less reliable.
Swiss ski resorts are feeling the heat, with ski season lengths expected to shrink by over 26% by 2050. This means fewer tourists are interested in areas where snow conditions are unpredictable, directly affecting chalet demand.
The economic hit is real, with winter skiing revenue predicted to drop by up to 13% soon. This financial strain makes investing in ski chalets less appealing, as they become riskier assets.
For those considering buying property in these areas, it's crucial to understand that the allure of ski chalets is fading due to these changes. The once-thriving winter tourism industry is now facing uncertainty.
As climate change continues to reshape the landscape, the future of ski chalets looks increasingly uncertain, making it a challenging investment.
Sources: Will the climate crisis end the skiing (chalet investment) season?, Tourism - ClimateChangePost, Climate change: strategies for ski resorts
10) Property availability in some Swiss regions will be affected as stricter zoning laws limit new developments
Switzerland's zoning laws are notoriously complex, with each of the 26 cantons having its own rules.
These strict zoning codes can make it tough to build affordable housing like townhomes or duplexes, which affects property availability. In some areas, this has led to a housing affordability crisis, making it harder for people to find homes that fit their budget.
Take the Greater Geneva Bern area, for example. Here, zoning laws are designed to protect the environment and heritage, which is great for nature but limits new developments. This means fewer properties are available, and when demand is high, prices naturally go up.
In these regions, the scarcity of available properties is a real issue. With limited new developments, property prices are driven up due to the high demand and low supply. This makes it challenging for potential buyers looking for a home in the countryside.
For those considering buying property in Switzerland, it's crucial to understand how these zoning laws can impact your options. The availability of properties can vary greatly depending on the region, so doing your homework is essential.
While these laws aim to preserve the environment, they also mean that new developments are restricted, affecting the overall property market. This is something to keep in mind if you're planning to invest in Swiss real estate.
Sources: Real Estate 2024 - Switzerland | Global Practice Guides, Building in Switzerland | GGBa, Swiss residential real estate to remain in demand in 2025
11) Demand for sustainable homes will rise due to tax incentives for energy efficiency
Tax incentives are making energy-efficient homes more appealing to potential buyers in Switzerland.
In recent years, particularly in 2023, 21% of Swiss residential buildings were equipped with heat pumps, showing a clear shift towards sustainable living. This trend is not just about being eco-friendly; it's about making smart financial decisions. With tax incentives, the cost of buying or upgrading to an energy-efficient home becomes more manageable, encouraging more people to make the switch.
The Swiss government is serious about sustainability, as seen in initiatives like the Federal Energy Act. This act aims to cut energy consumption per person by 43% by 2035 compared to 2000. Such measures are not just about saving energy; they set a clear path for the housing market. Builders and buyers are nudged towards energy efficiency, and tax incentives sweeten the deal by making sustainable properties financially attractive.
With energy costs on the rise, Swiss homeowners are looking for ways to cut their bills. Energy-efficient homes offer a solution, and tax incentives can ease the financial load of purchasing or upgrading these homes. This makes them even more appealing, driving demand. The success of similar programs in places like the United States shows that tax incentives can effectively boost the adoption of sustainable properties.
For those considering a property purchase, these incentives are a game-changer. They not only reduce the upfront costs but also promise long-term savings on energy bills. This dual benefit is hard to ignore, especially when energy prices are unpredictable. Choosing an energy-efficient home becomes a smart investment for the future.
As more people catch on to these benefits, the demand for sustainable homes is likely to grow. This shift is not just a trend; it's a movement towards a more sustainable and financially savvy way of living. Tax incentives are the catalyst that can accelerate this change, making energy-efficient homes the preferred choice for many.
Sources: Odyssee-Mure, Swissinfo, IEA
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12) Demand for larger homes will rise as multi-generational living becomes more popular
Multi-generational living is on the rise, and it's a trend that's here to stay.
In Switzerland, the population over 65 has grown by 2.3% in 2023, reaching 1.73 million. This aging demographic often prefers to live with family, leading to more multi-generational households. Living with family is becoming a popular choice as it offers emotional support and shared responsibilities.
Rising elder care costs are another reason families are choosing to live together. It's more economical to share expenses than to pay for expensive care facilities. This financial pressure is pushing families to consider multi-generational living as a practical solution.
Governments are also playing a role by offering incentives and promoting urban planning policies that support diverse housing options. These policies encourage homes designed for multiple generations, making it easier for families to live under one roof.
Architectural trends are catching up with this shift. There's a growing demand for homes with in-law suites or separate living quarters. Adaptable spaces are becoming a must-have for families looking to accommodate multiple generations comfortably.
Successful housing projects in places like Berlin show how adaptable spaces can foster community and inclusivity. These projects make multi-generational living attractive by offering flexible living arrangements that cater to different needs.
Sources: Hines Multigenerational Multifamily Living, Swissinfo.ch Aging Population, Multi-Generational Housing Case Studies
13) Demand for accessible housing in Switzerland will grow as the population ages
Switzerland's population is getting older, with 1.73 million people over 65 in 2023.
As folks live longer, they need homes that fit their lifestyle. Surveys by Pro Senectute highlight that older people want step-free access and wider doorways for safety and comfort. These features are becoming more crucial as the population ages.
More elderly people are choosing to live alone, especially in cities. This trend is reshaping the housing market, as both young professionals and retirees are looking for smaller, easy-to-manage homes. The demand is growing for places that are not just accessible but also perfect for single living.
In urban areas, the mix of young and old is creating a unique housing dynamic. Retirees are often drawn to city life for its amenities, while young professionals seek the convenience of city living. This blend is pushing the need for versatile housing options that cater to diverse lifestyles.
With the aging population, there's a noticeable shift in housing preferences. Developers are increasingly focusing on creating homes that are not only modern but also adaptable to the needs of older residents. This shift is crucial for meeting the growing demand.
As the Swiss population continues to age, the housing market is evolving to meet these new needs. The focus is on creating spaces that are both functional and welcoming, ensuring that everyone can find a home that suits their stage of life.
Sources: Swissinfo.ch, Property Owner, World Bank
14) Luxury property prices in Switzerland will fall due to ongoing global economic uncertainties
The Swiss luxury real estate market is seeing a decline in prices due to several challenges.
Historically, Swiss property prices tend to adjust during global economic downturns. In the 1990s, Switzerland experienced a real estate crisis that led to significant price corrections. This pattern is repeating now, with prices dipping as economic uncertainties loom.
Foreign investment in Swiss luxury properties has also decreased. Wealthy individuals are becoming more cautious about making large property investments. The Knight Frank Ski Property Report highlights that many potential buyers have lost enthusiasm for new Alpine chalets, which is reducing demand.
The strong Swiss franc is another factor. It makes luxury properties more expensive for international buyers, further curbing demand. This currency fluctuation, along with reduced interest from high-net-worth individuals, means luxury properties are staying on the market longer.
Sellers are facing increased challenges to their asking prices. With fewer buyers and longer selling times, the market is becoming more competitive. This situation is causing luxury properties to linger without offers.
Sources: UBS Global, SWI swissinfo.ch, Macro Real Estate
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Switzerland. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
15) Demand for properties in Ticino will drop because of higher flooding risks from climate change
Ticino has been hit hard by flooding in recent years, especially in 2023.
Heavy rains have caused lakes and rivers to overflow, leading to significant damage and displacement. For instance, in November 2023, Lugano faced a flood level 3 alert, with rivers swelling to dangerous levels and waterfalls becoming hazardous.
Climate change models suggest that by the end of the century, winter precipitation in Ticino could rise by 15% if high greenhouse gas emissions continue. This means more rain instead of snow, increasing the flood risk. Consequently, insurance companies might hike premiums or even deny coverage for properties in flood-prone areas, making them less appealing to buyers.
Real estate market analyses and insights from agents indicate that property values in flood-prone areas like Ticino are likely to drop. Buyers are increasingly worried about climate risks, which is expected to reduce demand for properties in areas with high flooding risks.
Media coverage and expert opinions are amplifying these concerns, further swaying buyer decisions. The potential for increased flooding is making people think twice about investing in properties in Ticino.
As these climate risks become more apparent, the real estate market in Ticino could face significant challenges, with fewer people willing to invest in areas prone to flooding.
Sources: WSL, IEA, Together in Switzerland
16) Property values will rise in Zurich's outskirts as better public transport makes them more popular
Zurich's outskirts are becoming increasingly popular thanks to improved public transport links.
In 2023 and 2024, Zurich approved a major expansion plan called the Network Development Strategy 2040. This plan aims to extend tram lines, bus routes, and develop new tramways and tunnels. The goal isn't just better transport; it's also about hitting Zurich's net-zero target by 2040 and supporting population growth and job creation.
These transport upgrades have made suburban areas much more accessible, cutting down commute times significantly. For example, the extension of tram lines 70, 184, and 185 to Wollishofen railway station and the Hardbrücke tram connection have made it easier to get around. This has made living in the outskirts more attractive, as people can enjoy a better quality of life without the hassle of long commutes.
As a result, property values in these suburban areas are rising. Real estate trends in Switzerland, including Zurich, show that properties with outdoor spaces, eco-friendly features, and smart technology are in high demand. This demand is particularly strong in areas with improved transport links, leading to higher property values.
Surveys indicate that Zurich residents increasingly prefer suburban living due to the improved quality of life and reduced commute times. The city's efforts to enhance public transport have made suburban living more appealing, and this trend is expected to continue as the Network Development Strategy 2040 progresses.
Sources: Urban Transport Magazine, Bouygues Construction Blog
17) Property demand in Basel will grow as it becomes a biotech hub
Basel is quickly becoming a major hub for biotech companies, which is set to boost property demand in the city.
One big reason for this surge is the massive investment in biotech infrastructure. For example, Roche is pouring CHF 1.2 billion into upgrading its Basel site with new research and development buildings. This kind of commitment signals a strong future for the biotech sector, naturally attracting more professionals and companies to the area, which means more demand for housing and office spaces.
Employment in Basel's biotech sector is another key factor. While other regions face layoffs, the Swiss biotech industry has kept a stable number of full-time research and development roles. This stability not only suggests a growing workforce but also increases the need for housing and commercial properties. With global pharma giants like Roche and Novartis in town, more professionals are drawn to Basel, further driving up property demand.
Basel's supportive ecosystem, including venture capital and business angel communities, is also crucial. Even without specific government incentives, this favorable environment for biotech growth can attract more companies and professionals, leading to increased property demand. Media reports and industry publications have highlighted Basel as a key location for biotech innovation, enhancing its appeal.
Basel's transformation into a biotech hub is not just about big companies. The city is buzzing with startups and smaller firms, thanks to a thriving network of investors and innovators. This dynamic environment makes Basel an attractive place for new talent and businesses, which in turn boosts the demand for properties.
As Basel continues to grow as a biotech center, the city's property market is expected to see a significant rise in demand. This trend is fueled by the influx of professionals and companies looking to tap into the city's thriving biotech scene.
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.