The exceptionally strong growth in the supply of single-family homes from the previous year could not be repeated between July 2024 and June 2025. Across Switzerland, 77,517 properties were advertised online, approximately 3,4% more than in the previous year. In 2023/2024, the increase was 36%. At the same time, the average advertising period increased by almost 4% to 79 days. This shows that, despite significantly declining mortgage interest rates since March 2024, demand for single-family homes has remained constant. However, this pattern is not consistent across all regions; in some, demand is actually weakening slightly.
The latest edition of the Online Home Market Analysis by the real estate portal ImmoScout24, in collaboration with the Swiss Homeowners Association and the Swiss Real Estate Institute, analyses listings for single-family homes between July 2024 and June 2025. The analysed listings come from several well-known real estate portals and thus comprise the majority of all online listings during the study period in Switzerland.
Slowing supply and demand despite falling interest rates
Following the exceptionally strong increase in the supply volume last year, the upward trend in the single-family home market is continuing slightly in the current period, albeit at a significantly slower pace. Between July 2024 and June 2025, a total of 77,517 single-family homes were advertised online in Switzerland. This is around 2,500 more than in the previous period, but the growth rate of 3,4% is significantly below the sharp increase of 36% in the previous year. The market thus appears to be settling at a higher supply level for the time being after the strong expansion in supply in recent years.
The slightly larger supply was accompanied by a moderate increase in listing time. Single-family homes remained online for an average of 79 days during the reporting period, almost 4% longer than in the previous analysis period. This parallel percentage increase in the number of listings and listing time suggests steady demand. Due to the larger supply, sellers currently have to wait a little longer for their property to sell.
For Martin Waeber, Managing Director of Real Estate at SMG Swiss Marketplace Group, the results of the current analysis underscore that the residential property market, after a period of strong growth, is now entering a consolidation phase: “After the previously significant expansion of supply, it is hardly surprising that market activity is now slowing down again. Regardless of the increasing supply in Switzerland, this increase in properties can still be absorbed throughout Switzerland, thanks to intact demand.” At the same time, Waeber emphasises that a greater diversity of offers brings new challenges for both sides of the market: “It is now particularly important for buyers to keep an eye on the market and compare carefully. At the same time, interested parties have gained some time flexibility.” On the supply side, however, competition is increasing, Waeber continues. “A professional and meaningful presentation of the properties is therefore even more crucial for a successful sale, especially for achieving the appropriate asking price.”
Sales duration: Central Switzerland catches up with Zurich
Although the duration of advertisements increased across Switzerland as a whole, the picture varies from region to region. In Central Switzerland and the Swiss Central Plateau, the average advertisement duration shortened noticeably. At 54 days, Central Switzerland is now only two days behind the previous undisputed leader: The Zurich region, with 52 days. This is reminiscent of the last evaluation of condominiums in April 2025, when Zurich no longer had the shortest listing time for condominiums for the first time in 2024.
At the other end of the spectrum are Geneva, Vaud/Valais, and Ticino, with the latter region still trailing behind. Here, a single-family home has to be advertised for more than two and a half times as long as in Zurich before it is sold. However, Ticino was able to slightly reduce the gap to the rest of the field with a significant decline of eleven advertising days. In contrast, the cantons of Western Switzerland had to contend with significantly longer advertising times than in the previous period: In Geneva, the marketing period increased noticeably by twelve days, and in Vaud/Valais, sales also took around eight days longer than before. In the other regions, including Zurich, however, there were only very moderate changes.
Regions with rising and falling demand are divided
The combination of changes in listing duration and the number of online listings allows conclusions to be drawn about the demand for single-family homes. While increasing demand was still observed in all regions during the previous analysis period, this is no longer the case in 2024/2025. Around half of the regions are experiencing increasing demand, while demand in the remaining regions has stabilised or weakened.
There has been a particular increase in demand in Ticino, Central Switzerland, the Swiss Central Plateau, and Eastern Switzerland. In Ticino, this is due to a significant rise in the number of online advertisements (up 8,7%), while the duration of advertisements has fallen relatively sharply (down 9,2%). In Central Switzerland and the Swiss Central Plateau, the duration of advertisements has also fallen, while supply has risen slightly.
In Geneva, Vaud/Valais, and, albeit to a lesser extent, Zurich, however, demand is declining. In both Geneva and Vaud/Valais, this is due to the fact that the duration of listings has increased significantly in some cases, while supply has remained at the same or a higher level. Even though demand for single-family homes remains constant across Switzerland as a whole, a closer look reveals that the various regions are now drifting further apart than has been the case in the past. The regions of Zurich, Vaud/Valais, and Geneva in particular have once again slipped into the area of declining demand in the current market study.
For Markus Meier, Director of the Swiss Homeowners Association, the study results and the clear vote to abolish the imputed rental value clearly demonstrate that the desire for home ownership remains undiminished. Although the financial hurdles to home ownership remain high, Meier is optimistic: “The tax relief resulting from the abolition of the imputed rental value, combined with the first-time buyer deduction – a special debt interest deduction for people buying their first home for their own use – makes me confident that the dream of home ownership can once again be fulfilled for broader sections of the population.”
For Peter Ilg, Director of Studies and Head of the Swiss Real Estate Institute, the continuing increase in the supply of single-family homes indicates that more and more owners from the baby boomer generation, who are now reaching retirement age, are selling their homes due to their age. “Studies show that people in Switzerland over the age of 65 sell their homes significantly more often than people under the age of 65,” says Ilg.
About the Online Home Market Analysis
The Online Home Market Analysis is a semi-annual analysis that reports alternately on the development of the listing periods for condominiums and single-family houses. The analysis covers the whole of Switzerland with the eight major regions studied, with in-depth analyses for suburban communities by price segment. The analysis provides regionally differentiated information on the development of supply and demand for owner-occupied homes, broken down by market segment. ImmoScout24 and the Swiss Homeowners’ Association publish the analysis in collaboration with the Swiss Real Estate Institute of the HWZ Hochschule für Wirtschaft Zürich.
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