Overview of the Swiss property market 2026
The Swiss property market shows in 2026 a remarkable overall stability, despite a more uncertain European economic context. Prices remain at high levels, supported by sustained demand, declining mortgage rates and a persistent housing shortage in urban centres.
This national stability nevertheless masks strong cantonal disparities. The large agglomerations (Geneva, Zurich, Lausanne, Zug) continue to push prices up, while some peripheral areas experience a slight correction after several years of strong increases.
For sellers, 2026 remains a favourable year: demand exceeds supply in most regions, and well-positioned properties sell quickly, often at the asking price. For buyers, low rates improve borrowing capacity, but the high prices of urban centres remain a barrier.
Average prices per m² by canton in 2026
The table below shows the indicative prices per m² for an apartment and a house in the main Swiss cantons in 2026. The gaps between cantons reflect economic attractiveness, density and land scarcity.
| Canton | Apartment (CHF/m²) | House (CHF/m²) |
|---|---|---|
| Geneva | 13'200 | 14'800 |
| Zurich | 12'400 | 13'900 |
| Vaud | 10'100 | 11'500 |
| Zug | 9'800 | 11'200 |
| Basel-Stadt | 8'900 | 10'200 |
| Schwyz | 8'400 | 9'600 |
| Bern | 7'600 | 8'700 |
| Fribourg | 7'200 | 8'400 |
| Aargau | 7'000 | 8'100 |
| Valais | 6'800 | 7'900 |
| St. Gallen | 6'800 | 7'800 |
| Ticino | 6'600 | 7'700 |
| Thurgau | 6'400 | 7'500 |
| Graubünden | 6'200 | 7'300 |
| Neuchâtel | 6'100 | 7'200 |
* Indicative 2026 prices based on FSO/UST and Comparis data. Real prices vary by neighbourhood, condition and exposure of the property.
Visualisation: price per m² by canton
The chart below compares the average prices per m² of apartments in the main Swiss cantons. Geneva and Zurich clearly dominate, while the cantons of French-speaking and eastern Switzerland offer more affordable prices.
Regional trends 2026
Price dynamics vary greatly by region. Here are the main trends observed in 2026:
- Big cities stable (+1 to 2%) : Geneva, Zurich, Lausanne and Basel maintain high prices with a slight increase, driven by international demand and the housing shortage.
- Peripheral areas in slight correction : after several years of strong increases, some peripheral regions and rural municipalities experience a slight price decline, particularly for single-family houses.
- Sustained demand : housing demand remains higher than supply in most regions, which limits price declines and supports short selling times.
- Attractiveness of tax cantons : Zug, Schwyz and the cantons with advantageous taxation continue to attract wealthy buyers, keeping prices high.
The cantons of French-speaking Switzerland (Geneva, Vaud, Valais) remain among the most expensive, while eastern Switzerland and Ticino offer more moderate prices, attracting buyers looking for better value for money.
Mortgage rates 2026
The mortgage rate environment is a key factor of the Swiss property market in 2026. After the increase of previous years, rates are now slightly declining.
- Fixed-rate mortgage : around 1.5 to 2% for terms of 5 to 10 years, depending on the loan-to-value ratio and the borrower's profile.
- Variable-rate mortgage (Saron) : slightly lower, around 1.2 to 1.5%, but with a fluctuation risk.
- Impact on the market : the rate decline increases buyers' borrowing capacity, supporting demand and prices, particularly in urban centres.
For sellers, low rates mean a larger and better-financed pool of buyers, which makes it easier to sell at the asking price. For buyers, it is the time to lock in a fixed rate before a possible rise.
2027 outlook
The prospects for 2027 remain broadly stable, with some regional nuances:
- Expected stability : the market should remain stable overall, without a major correction or a new price surge.
- Housing shortage in the cities : the housing shortage in the large agglomerations should keep pressure on prices, particularly for apartments.
- Moderate peripheral areas : peripheral regions should remain more moderate, with stable to slightly declining prices.
- Persistently low rates : if mortgage rates remain low, demand should hold, supporting prices in attractive areas.
For sellers, 2027 is shaping up to be a year of stability: a well-positioned and well-presented property should sell within a reasonable time, at a price close to the valuation.
Frequently asked questions
What is the average price per m² in Switzerland in 2026?
In 2026, the average price per m² varies greatly by canton: from 13'200 CHF for an apartment in Geneva to around 6'100 CHF in Neuchâtel. Geneva, Zurich and Zug remain the most expensive cantons, while Neuchâtel, Ticino and Graubünden offer the most affordable prices.
Will Swiss property prices fall in 2026?
The Swiss market remains broadly stable in 2026. The big cities show a slight increase of 1 to 2%, while some peripheral areas experience a slight correction. Sustained demand and the housing shortage in the cities support prices.
What is the mortgage rate in Switzerland in 2026?
In 2026, mortgage rates are slightly declining. A fixed-rate mortgage is negotiated at around 1.5 to 2%, which increases buyers' borrowing capacity and supports demand.
What are the prospects for the Swiss property market in 2027?
For 2027, stability is expected across the market. The housing shortage in the big cities should keep pressure on prices, while peripheral areas will remain more moderate. Low mortgage rates should continue to support demand.
What is the most expensive canton to buy property in Switzerland?
Geneva is the most expensive canton with an average price per m² of around 13'200 CHF for an apartment and 14'800 CHF for a house. Zurich (12'400/13'900) and Zug (9'800/11'200) complete the podium of the most expensive cantons.
How to find out the value of your property?
This report gives you an overview of the market, but every property is unique. The real value of your property depends on its precise location, condition, size and local demand.
Get a free valuation of your property to know its real value on the Swiss market and position your selling price optimally.