Authored by the expert who managed and guided the team behind the Switzerland Property Pack
Yes, the analysis of Zurich's property market is included in our pack
Zurich remains one of Europe's most expensive and stable residential markets in early 2026, with a vacancy rate of just 0.1% and property prices that have climbed roughly 5% over the past 12 months.
We constantly update this blog post to reflect the latest market conditions in Zurich, so you can always find fresh data here.
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 Zurich.
What's the Current Real Estate Market Situation by Area in Zurich?
Which areas in Zurich have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Zurich are Seefeld in Kreis 8 (around CHF 20,300 per square meter), Hirslanden and Fluntern in Kreis 7 (around CHF 20,000 per square meter), and the Altstadt quarters in Kreis 1 like Rathaus and Lindenhof (CHF 18,000 to 25,000 per square meter).
In these premium Zurich neighborhoods, prices typically range from CHF 18,000 to CHF 28,000 per square meter for residential properties, with newly renovated apartments and best micro-locations sometimes exceeding that ceiling.
Each of these high-priced Zurich areas commands its premium for different reasons:
- Seefeld (Kreis 8): direct lakefront access and walkable proximity to the city center make it Zurich's most sought-after address
- Hirslanden and Fluntern (Kreis 7): hillside views, low-density villas, and proximity to the university hospitals and ETH Zurich
- Altstadt quarters like Rathaus and Lindenhof (Kreis 1): historic character and extreme scarcity of available stock in the city core
Which areas in Zurich have the most affordable property prices in 2026?
As of early 2026, the most affordable areas within Zurich city are Affoltern in Kreis 11 (around CHF 13,400 per square meter), Schwamendingen sub-areas like Hirzenbach and Saatlen in Kreis 12 (CHF 10,000 to CHF 12,500 per square meter), Seebach in Kreis 11 (around CHF 14,000 per square meter), and Albisrieden in Kreis 9 (around CHF 14,500 per square meter).
In these more affordable Zurich neighborhoods, property prices typically range from CHF 10,000 to CHF 15,000 per square meter, with older stock needing renovation at the lower end and newer transit-adjacent buildings pushing toward the higher end.
The main trade-offs in these Zurich areas include longer commute times to the city center (15 to 25 minutes by tram or S-Bahn), more post-war housing stock with less architectural charm, and in some pockets of Schwamendingen, proximity to highways or industrial zones that can affect noise levels and resale appeal.
You can also read our latest analysis regarding housing prices in Zurich.
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.
Which Areas in Zurich Offer the Best Rental Yields?
Which neighborhoods in Zurich have the highest gross rental yields in 2026?
As of early 2026, the Zurich neighborhoods with the highest gross rental yields are Schwamendingen sub-areas like Hirzenbach and Saatlen (approximately 3.2% to 3.6%), Affoltern in Kreis 11 (around 3.0% to 3.4%), Seebach in Kreis 11 (around 3.0% to 3.3%), and Albisrieden in Kreis 9 (around 2.8% to 3.2%).
Across Zurich as a whole, gross rental yields typically range from 2.0% to 3.8%, which is low by international standards but reflects the city's exceptional stability and near-zero vacancy rates.
The reasons these Zurich neighborhoods deliver higher yields than the city average are specific to each area:
- Schwamendingen (Hirzenbach, Saatlen): lower purchase prices combined with steady renter demand from families and workers commuting to Oerlikon
- Affoltern: undervalued relative to coming transit improvements (Tram Affoltern), keeping entry costs lower while rents stay solid
- Seebach: proximity to Oerlikon's job cluster without the Oerlikon price premium, attracting budget-conscious tenants
- Albisrieden: more affordable entry point in a family-friendly area with good tram access to the city center
Finally, please note that we cover the rental yields in Zurich here.
Make a profitable investment in Zurich
Better information leads to better decisions. Save time and money. Download our guide.
Which Areas in Zurich Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Zurich perform best on Airbnb in 2026?
As of early 2026, the best-performing Zurich neighborhoods for Airbnb are the Altstadt quarters in Kreis 1 (Rathaus, Lindenhof, City), Langstrasse and Werd in Kreis 4, Escher Wyss and Gewerbeschule in Kreis 5, and Seefeld in Kreis 8, all benefiting from tourist foot traffic and walkability to major attractions.
Top-performing Airbnb properties in these Zurich neighborhoods can generate estimated monthly revenues of CHF 3,000 to CHF 6,000, though actual returns vary significantly based on unit size, occupancy rates (which fluctuate seasonally), and platform fees.
The specific reasons these Zurich neighborhoods outperform others for short-term rentals are:
- Altstadt (Rathaus, Lindenhof, City): iconic Old Town location with restaurants, shops, and main train station within walking distance
- Langstrasse and Werd (Kreis 4): nightlife hub with bars, clubs, and a central location attractive to younger visitors
- Escher Wyss and Gewerbeschule (Kreis 5): trendy creative district with galleries and restaurants, close to Hauptbahnhof
- Seefeld (Kreis 8): lakeside charm and upscale dining, commanding higher average nightly rates despite premium purchase prices
Which tourist areas in Zurich are becoming oversaturated with short-term rentals?
The three Zurich tourist areas showing signs of oversaturation with short-term rentals are the Altstadt quarters in Kreis 1, the Langstrasse corridor in Kreis 4, and parts of Kreis 5 near nightlife venues and the Viadukt shopping arcade.
These oversaturated Zurich areas have high listing densities, with Inside Airbnb data showing concentrated clusters of entire-home listings in these central neighborhoods, making up a disproportionate share of the city's total STR inventory.
The main indicators of oversaturation in these Zurich areas are increasing neighbor complaints, stricter building and condominium association rules against short-term letting, and the need for tourism tax compliance, all of which can compress net returns even when occupancy looks healthy.
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.
Which Areas in Zurich Are Best for Long-Term Rentals?
Which neighborhoods in Zurich have the strongest demand for long-term tenants?
The Zurich neighborhoods with the strongest long-term tenant demand are Wiedikon in Kreis 3, Escher Wyss and Gewerbeschule in Kreis 5, Wipkingen in Kreis 10, Oerlikon in Kreis 11, and Altstetten in Kreis 9, all combining good transit links with everyday amenities.
In these high-demand Zurich neighborhoods, well-priced rental listings typically stay on the market for just 7 to 14 days, compared to the city average of 16 to 18 days, reflecting the intense competition among tenants.
The tenant profiles driving demand in these Zurich neighborhoods differ by area:
- Wiedikon (Kreis 3): young professionals and families attracted by the village-like atmosphere and tram access
- Escher Wyss (Kreis 5): creative industry workers and young couples drawn to the trendy, urban vibe near the river
- Wipkingen (Kreis 10): mix of families and professionals who want hillside calm with quick S-Bahn access to the center
- Oerlikon (Kreis 11): corporate employees working at nearby headquarters (Google, ABB) seeking short commutes
- Altstetten (Kreis 9): budget-conscious professionals who need direct tram and S-Bahn links to downtown
What makes these Zurich neighborhoods especially attractive to long-term tenants is their combination of strong public transit connections (most are within 15 minutes of Hauptbahnhof), local shopping streets, and proximity to major employment hubs like Oerlikon and Zurich West.
Finally, please note that we provide a very granular rental analysis in our property pack about Zurich.
What are the average long-term monthly rents by neighborhood in Zurich in 2026?
As of early 2026, average long-term monthly rents in Zurich range from around CHF 1,800 to CHF 2,200 for a two-bedroom apartment in outer neighborhoods like Affoltern or Schwamendingen, CHF 2,400 to CHF 3,000 in mid-tier areas like Wiedikon or Oerlikon, and CHF 3,200 to CHF 4,500 or more in premium neighborhoods like Seefeld or Altstadt.
Entry-level apartments in Zurich's most affordable neighborhoods typically rent for CHF 1,600 to CHF 2,000 per month for a standard two-bedroom unit, though older stock and less desirable micro-locations can be found at the lower end of this range.
Mid-range apartments in average-priced Zurich neighborhoods like Wipkingen, Unterstrass, or Altstetten typically rent for CHF 2,200 to CHF 2,800 per month for a two-bedroom, offering a balance of reasonable commute times and solid neighborhood amenities.
High-end apartments in Zurich's most expensive neighborhoods like Seefeld, Enge, or Fluntern typically rent for CHF 3,500 to CHF 5,000 or more per month for a two-bedroom, with lake-side units in Seefeld often exceeding CHF 35 per square meter monthly.
You may want to check our latest analysis about the rents in Zurich here.
Get fresh and reliable information about the market in Zurich
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Which Are the Up-and-Coming Areas to Invest in Zurich?
Which neighborhoods in Zurich are gentrifying and attracting new investors in 2026?
As of early 2026, the Zurich neighborhoods experiencing gentrification and attracting new investor attention are Escher Wyss and Gewerbeschule in Kreis 5, Altstetten and Albisrieden in Kreis 9, and Affoltern in Kreis 11, all benefiting from urban redevelopment, new housing stock, and transit improvements.
These gentrifying Zurich neighborhoods have seen annual price appreciation of approximately 6% to 8% over the past two years, outperforming the city average of around 5%, with Kreis 5 in particular leading the growth curve due to its transformation into a creative and tech hub.
Which areas in Zurich have major infrastructure projects planned that will boost prices?
The Zurich areas with major infrastructure projects expected to boost property prices are Affoltern in Kreis 11 (Tram Affoltern extension), the Altstetten station area in Kreis 9 (new tram connection), and the Hauptbahnhof and Bahnhofquai zone (renovation completing late 2026).
The most significant infrastructure project for investors is the Tram Affoltern extension, which received a construction funding request from the Zurich city council in October 2025 and will substantially improve connectivity for this currently underserved northern neighborhood.
Historically in Zurich, properties near completed infrastructure projects have commanded price premiums of 5% to 15% compared to similar properties further from new transport links, with the effect being strongest in previously underserved areas like Affoltern that gain meaningful new connectivity.
You'll find our latest property market analysis about Zurich here.
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.
Which Areas in Zurich Should I Avoid as a Property Investor?
Which neighborhoods in Zurich with lots of problems I should avoid and why?
In Zurich, the areas to approach with caution as an investor are not "dangerous neighborhoods" in the traditional sense, but rather specific micro-locations within otherwise good districts that carry permanent drawbacks affecting resale value and tenant quality.
The main problems by location type in Zurich are:
- Properties directly on major traffic corridors (any Kreis): noise pollution and air quality issues that create a permanent discount and limit tenant pool
- Rail-edge micro-locations in Altstetten and Oerlikon: train noise and vibration affecting sleep quality and commanding lower rents
- STR-heavy pockets in Altstadt and Langstrasse: neighbor pushback and building restrictions creating legal and operational risk for short-term rental strategies
- Isolated pockets in Schwamendingen near industrial zones: proximity to warehouses and highways limiting appeal for families
For these Zurich micro-locations to become viable, the specific issue would need to be resolved: traffic corridors would need noise barriers or pedestrianization, rail edges would need soundproofing investments, and STR-heavy areas would need clearer regulatory frameworks supporting short-term letting.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Zurich.
Which areas in Zurich have stagnant or declining property prices as of 2026?
As of early 2026, Zurich does not have any major neighborhoods experiencing broad price declines, as national indices from the Swiss Federal Statistical Office show continued price support across the city with 3% to 5% annual growth overall.
The areas in Zurich showing relative price stagnation (roughly 0% to 2% annual growth versus the city average of 5%) are typically specific building segments rather than entire neighborhoods: older apartments with poor energy ratings, properties with deferred maintenance requiring major renovation, and already fully-priced premium addresses in Seefeld and Zurichberg where further percentage gains become difficult.
The underlying causes of relative underperformance in Zurich vary by segment:
- Older low-energy-rated buildings (various Kreis): buyer concern about future retrofit costs and stricter energy regulations
- Deferred-maintenance properties in outer districts: renovation capex requirements scaring off buyers without reducing asking prices proportionally
- Top-tier Seefeld and Zurichberg units: price levels so elevated that upside is capped and buyer pools narrow to ultra-high-net-worth individuals
Buying real estate in Zurich can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which Areas in Zurich Have the Best Long-Term Appreciation Potential?
Which areas in Zurich have historically appreciated the most recently?
Over the past five to ten years, the Zurich areas that have appreciated the most are Escher Wyss in Kreis 5 (benefiting from its transformation into a trendy creative district), Oerlikon in Kreis 11 (driven by corporate relocations and new developments), Seefeld in Kreis 8 (consistent lakefront premium), and parts of Wiedikon in Kreis 3 (steady family-neighborhood appeal).
The approximate appreciation these top-performing Zurich areas have achieved is:
- Escher Wyss (Kreis 5): roughly 60% to 80% total appreciation over ten years, or about 5% to 6% annually
- Oerlikon (Kreis 11): roughly 50% to 65% over ten years, or about 4% to 5% annually
- Seefeld (Kreis 8): roughly 45% to 60% over ten years, or about 4% to 5% annually
- Wiedikon (Kreis 3): roughly 45% to 55% over ten years, or about 4% annually
The main driver of above-average appreciation in these Zurich areas was the combination of supply scarcity (strict zoning limits new construction) with demand catalysts specific to each neighborhood: Kreis 5 benefited from its repositioning as a creative hub, Oerlikon from corporate headquarters relocating nearby, and Seefeld from persistent international buyer interest in lakefront living.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Zurich.
Which neighborhoods in Zurich are expected to see price growth in coming years?
The Zurich neighborhoods expected to see the strongest price growth in coming years are Affoltern in Kreis 11 (Tram Affoltern catalyst), Altstetten in Kreis 9 (major redevelopment canvas), Oerlikon and Seebach in Kreis 11 (steady job-access demand), and Escher Wyss in Kreis 5 (continued urban appeal).
The projected annual price growth for these high-potential Zurich neighborhoods is:
- Affoltern: potentially 5% to 8% annually as the Tram Affoltern project progresses and improves connectivity
- Altstetten: around 4% to 6% annually as new housing stock and transit improvements attract younger buyers
- Oerlikon and Seebach: steady 3% to 5% annually, acting as stable compounders rather than rapid risers
- Escher Wyss (Kreis 5): around 4% to 6% annually as the creative district maturation continues
The single most important catalyst for future price growth in these Zurich neighborhoods is improved public transit connectivity, particularly the Tram Affoltern extension that will meaningfully reduce commute times from the currently underserved northern part of the city to the center.
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 Do Locals and Expats Really Think About Different Areas in Zurich?
Which areas in Zurich do local residents consider the most desirable to live?
The areas that Zurich locals consistently rank as most desirable to live are Seefeld in Kreis 8, Enge in Kreis 2, Fluntern and Hottingen in Kreis 7, and Wiedikon in Kreis 3, as reflected in the highest transaction prices and rent levels in official city datasets.
The main qualities that make these Zurich areas desirable to locals differ by neighborhood:
- Seefeld (Kreis 8): lake access, cafes, and a walkable lifestyle with a village-in-the-city feel
- Enge (Kreis 2): quiet residential streets combined with proximity to the lake and excellent schools
- Fluntern and Hottingen (Kreis 7): hillside views, green spaces, and proximity to the university and zoo
- Wiedikon (Kreis 3): charming local shops, family-friendly atmosphere, and good tram connections
The typical residents in these locally-preferred Zurich areas are established professionals, families with children, and long-term Swiss residents who prioritize quality of life and neighborhood character over pure investment returns.
Local preferences in Zurich largely align with what foreign investors target for capital preservation, though locals are less focused on rental yields and more on livability, which explains why premium lakefront areas remain expensive despite offering the lowest yields.
Which neighborhoods in Zurich have the best reputation among expat communities?
The Zurich neighborhoods with the best reputation among expats are Seefeld in Kreis 8, Enge and Wollishofen in Kreis 2, Fluntern and Hirslanden in Kreis 7, and Oerlikon in Kreis 11, all offering practical advantages for international residents.
The main reasons expats prefer these Zurich neighborhoods over others are:
- Seefeld (Kreis 8): walkable lakefront lifestyle, international restaurants, and English-friendly services
- Enge and Wollishofen (Kreis 2): proximity to international schools and a quieter, family-oriented environment
- Fluntern and Hirslanden (Kreis 7): access to the university hospitals, ETH, and high-quality housing stock
- Oerlikon (Kreis 11): newer apartments, corporate headquarters nearby, and efficient S-Bahn connections
The typical expat profiles in these popular Zurich neighborhoods include finance and tech professionals in Seefeld and Oerlikon, academic researchers and medical professionals in the Kreis 7 areas near ETH and university hospitals, and corporate executives with families in the Kreis 2 lakeside areas.
Which areas in Zurich do locals say are overhyped by foreign buyers?
The Zurich areas that locals commonly consider overhyped by foreign buyers are the Altstadt quarters in Kreis 1 (Rathaus, Lindenhof, City), Seefeld in Kreis 8, and to a lesser extent the most exclusive parts of Kreis 7 like Hirslanden, where prices have been pushed to levels that locals find disconnected from practical value.
The main reasons locals believe these Zurich areas are overvalued are:
- Altstadt (Kreis 1): beautiful to visit but impractical for daily living due to tourism, parking challenges, and limited grocery options
- Seefeld (Kreis 8): premium prices that deliver the lowest yields in the city, making it poor value for income-focused investors
- Hirslanden (Kreis 7): exclusive addresses that offer status but limited everyday walkability compared to Wiedikon or Enge
What foreign buyers typically see in these Zurich areas that locals do not value as highly is the "prestige address" factor: the recognizable neighborhood name, the lake views, and the proximity to tourist attractions, all of which appeal to wealth preservation strategies but add little to quality of daily life for long-term residents.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Zurich.
Which areas in Zurich are considered boring or undesirable by residents?
The Zurich areas that residents commonly describe as boring or less desirable are parts of Affoltern in outer Kreis 11, the more isolated pockets of Schwamendingen in Kreis 12, and certain stretches of Seebach away from the main transit stops, though "boring" in Zurich still means safe and functional by global standards.
The main reasons residents find these Zurich areas less appealing are:
- Outer Affoltern: fewer restaurants, cafes, and cultural amenities, creating a suburban feel that lacks urban vibrancy
- Isolated Schwamendingen pockets: post-war housing blocks with limited architectural character and distance from the lake
- Outer Seebach: car-dependent pockets between major transit lines that feel disconnected from the rest of the city
However, these "boring" Zurich areas may be investable at the right price, particularly Affoltern, which stands to benefit from the Tram Affoltern extension that will meaningfully improve its connectivity and lifestyle appeal within the next few years.
Don't lose money on your property in Zurich
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.
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 Zurich, 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 |
|---|---|---|
| Swiss Federal Statistical Office (FSO) | It's Switzerland's official national statistics office and publishes the core IMPI property price index. | We used it to confirm the early 2026 market direction and pace of price changes. We relied on it as the neutral reference when updating neighborhood data to current levels. |
| Swiss National Bank (SNB) Data Portal | It's the central bank's official data portal aggregating major Swiss real estate indices. | We used it to triangulate national price momentum and avoid relying on one private dataset. We also used it to sanity-check year-over-year changes. |
| City of Zurich Open Data (Transaction Medians) | It's official City of Zurich statistics based on recorded property transactions. | We used it as the backbone for neighborhood-level price comparisons by Stadtquartier. We then interpreted results for buyers and adjusted to early 2026 using national indices. |
| City of Zurich Rent Survey (Mietpreiserhebung) | It's the city's official rent survey interface with documented methodology. | We used it to anchor typical rents by Kreis and Quartier levels. We used those rents to calculate simple, transparent gross-yield ranges. |
| Swiss Federal Office of Justice (Lex Koller) | It's the Swiss government's official explanation of foreign ownership restrictions. | We used it to clarify what foreign buyers can and cannot purchase in Zurich. We flagged the feasibility check that should come before neighborhood selection. |
| UBS Swiss Real Estate Research | It's a major Swiss bank's research division with stated methodology. | We used it to triangulate macro drivers like interest rates, supply tightness, and affordability. We used it mainly for context, not for cherry-picking neighborhood claims. |
| Wuest Partner Property Market Switzerland | Wuest Partner is one of Switzerland's most established real estate research providers. | We used it to triangulate supply and demand narratives against official indices. We also used it to avoid overfitting conclusions to Zurich-only patterns. |
| Inside Airbnb | It's a transparent, widely-cited public dataset for short-term rental activity. | We used it to identify where Airbnb activity concentrates within Zurich. We used it to flag oversaturation risk by neighborhood patterns. |
| AirDNA | AirDNA is a large, established STR analytics provider used by professional investors. | We used it to triangulate occupancy and revenue ranges for Zurich short-term rentals. We used it to keep Airbnb performance claims realistic. |
| VBZ Tram Affoltern Project Page | It's the official project page from Zurich's public transport operator. | We used it to confirm the infrastructure project's scope and routing. We used it to connect transit improvements to specific neighborhoods. |
Get the full checklist for your due diligence in Zurich
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts