Ticino Plummeting Rentals: 10.9% Decline in Listings (cross-border guide)

Context

In brief

• Decrease in advertised rents in Switzerland by 1.7%
• Drop of 10.9% recorded in Ticino
• Vacancy rate at 1.92%

• Report date: Sep 15, 2026
• Institute: Swiss Real Estate Institute
• Average rent in Ticino: 1,501 francs
• Most expensive municipality: Collina d’Oro 2,400 francs
• Most affordable municipality: Bodio 990 francs

For the first time since the 2019/20 period, advertised rents in Switzerland recorded an average decrease of 1.7% between July 2025 and the same month in 2026. This analysis emerges from the latest Rental Home Market Price Analysis by the Swiss Real Estate Institute produced for newhome, based on data published on major Swiss real estate portals. The real estate market is going through a phase of profound evolution, where the dynamics between supply and demand are reflected differently depending on the various regions and housing types present across the federal territory.

The national and regional overview

The most marked decline at the national level is observed in the Canton of Ticino, where advertised rental prices dropped by 10.9%, settling at an average value of 1,501 francs per month. This is followed by the Canton of Zurich with a 3.3% decrease and the Espace Mittelland with a 0.9% reduction. In contrast to these areas, Central Switzerland recorded a rent increase of 2.3%, while Eastern Switzerland marked a 1.4% increase. Zurich firmly confirms itself as the most expensive region in the entire Confederation, with an average monthly net rent of 2,340 francs, while the Espace Mittelland remains the most economical area at 1,452 francs per month for tenants.

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Operational details

The Ticino real estate market stands out clearly in the Swiss panorama not only for the sharp contraction in advertised prices, but also for the particularity of the data relating to existing properties. The rent for existing properties in Ticino stands at 1,245 francs, making it the lowest among all six regions analyzed nationwide and positioning itself at a level 16% lower than the overall Swiss average. At the same time, the rent for properties on offer exceeds that of existing properties by 17%, highlighting a significant gap between existing lease agreements and new proposals published on real estate portals.

Variations in municipalities and housing types

The most expensive Ticinese municipalities historically remain those located around Lake Lugano, although current prices are noticeably lower than in the past. Collina d'Oro leads the cantonal ranking with an average value of 2,400 francs, followed by Morcote with 2,300 francs and Paradiso with 1,900 francs. At the opposite end of the ranking, among the most economical municipalities in the Ticino region, Bodio is noted with 990 francs, Balerna with 1,020 francs, and Chiasso with 1,040 francs per month.

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Key points

Despite the price decreases recorded in recent months, the Canton of Ticino continues to show the highest vacancy rate for apartments in all of Switzerland, standing at 1.92%, a percentage that is almost double the national average of 1.00%. However, the current figure is down compared to the peak reached during 2021, representing a clear sign that the progressive expansion of supply is slowly but steadily absorbing the demand in the Ticino region.

Investment dynamics and market prospects

The emerging data refutes certain beliefs widespread among economic operators regarding investor strategies. Professor Peter Ilg, director of the Swiss Real Estate Institute, explains how the trend recorded in the Zurich region categorically refutes the idea that owners and investors prefer to keep apartments vacant rather than reduce rents. Over the last three periods examined, an increasing number of real estate listings have been published and, at the same time, rents have decreased. If investors had hoarded apartments, leaving them deliberately vacant, the volume of empty units would have grown even further.

For those who work or commute to Ticino and are evaluating housing options on the local market, constantly monitoring rent variations and the evolution of the vacancy rate is a fundamental step to assess their residential budget. Before making choices related to relocation or lease renegotiation, it is useful to carefully examine your overall budget. For a detailed analysis of your net income and to calculate the impact of expenses and tax deductions, you can consult the online tax calculator.

Source: tio.ch