|  Ramzi Chamat

Transformation of the housing market in Switzerland: Between shortage and densification.

Switzerland, a symbol of stability and quality of life, is facing an unexpected shift: the rapid transition from a surplus housing market to a marked shortage. This article examines the nuances of this transformation, analyzing the challenges of urban densification, the impact of teleworking, and the implications for the daily lives of the Swiss. In a context where every decision matters, the way Switzerland navigates these changes will define its urban and social future.




Switzerland, known for its economic stability and high quality of life, faces a major challenge: a rapid transition from an abundance to a shortage of housing. This evolution, marked by a record decrease in vacant housing and an increase in rents, highlights deep structural problems and significant demographic changes, affecting the daily lives of Swiss citizens.



I. Change in the Real Estate Landscape


The Swiss housing market, long characterized by an excess of supply, is undergoing an unprecedented transformation. In just two years, the number of available rental properties has more than halved, with the average duration of listings on real estate platforms dropping to 27 days. This shortage fuels a rapid rise in rents, exceeding general price inflation.



II. The Challenges of Densification


Urban densification, a key strategy to meet the growing demand for housing, faces significant obstacles. New land-use planning legislation complicates the creation of new building sites. At the same time, factors such as public opposition, excessive regulation, and the retention of buildable land hinder development. This situation leads to densification forced by prices rather than by construction.



III. Impact on Quality of Life


The consequences of the shortage and rising prices are not limited to the real estate market. Households, faced with increasing rents, are reducing their living space and living in more cramped conditions. This compression of living space leads to a deterioration in quality of life, with compromises on size, location, and housing density. Daily commutes are getting longer, adding an extra layer of stress and fatigue.



IV. The Market for Owner-Occupied Housing


Despite the end of the era of low interest rates, the market for owner-occupied housing shows surprising resilience. Prices continue to resist the upward trend in rates, although signs of a slowdown are perceptible, especially in the multi-family property segment. This resilience indicates a normalization after a period of overheating, with a moderate decline in prices expected from 2024.



V. The Effect of Teleworking


The telework revolution, accelerated by the COVID-19 pandemic, also has a profound impact on the real estate market. The decrease in office occupancy and the re-evaluation of space needs by companies offer significant cost-saving opportunities. This evolution is particularly relevant in the context of uncertain economic forecasts, forcing companies to optimize their costs.



VI. Perspectives and Solutions


To address these challenges, several strategies are being considered. On the one hand, stimulating the construction of affordable housing and revising land-use planning legislation are crucial to increase supply. On the other hand, incentives for urban densification and the transformation of office spaces into housing could be innovative solutions. The situation requires rapid and coordinated action from government actors, the private sector, and citizens.





The current situation of the housing market in Switzerland illustrates the complex challenges faced by many developed countries: balancing growth, sustainability, and quality of life. As Switzerland navigates through this period of transition, the decisions made today will shape the urban landscape and quality of life for generations to come.

Shortage of nearly 50,000 housing units throughout Switzerland within the next three years.

Shortage of nearly 50,000 housing units throughout Switzerland within the next three years.

Housing shortage in Switzerland: The vacancy rate as a key to stability.

Housing shortage in Switzerland: The vacancy rate as a key to stability.