Relaxation of short-term rentals in Ticino: what changes for cross-border workers and the sector

Context

TL;DR

• Ticino's hotel industry had a positive 2025, but short-term rentals are causing concerns.
• Short-term rentals increased by 15% in 2025, reducing long-term housing availability.
• Cross-border workers face challenges due to rising short-term rental prices in Ticino.
• HotellerieSuisse Ticino proposes solutions to mitigate the impact of short-term rentals.

Key facts

• Primary Market: Swiss clientele accounts for over 60% of total demand.
• Short-term Rentals: Increased by 15% in 2025 compared to 2024.
• Active Listings: Over 12,000 active short-term rental listings in Lugano in 2025.
• Average Rent: Monthly rent for a two-room apartment in Lugano exceeds 2,800 CHF.
• Cross-border Workers: Face challenges due to rising short-term rental prices in Ticino.
• Proposed Solutions: Includes price caps, mandatory registration, tax incentives, and cross-border housing coordination.
• Regulatory Deadline: Canton of Ticino expected to issue new directives by the end of 2026.

HotellerieSuisse Ticino has presented its 2025 balance sheet, describing it as a 'positive year' for the canton’s hotel industry. The report highlights that Swiss clientele remains the primary market, accounting for over 60% of total demand according to sector estimates. However, the new development causing concern among operators is the introduction of more uniform rules for short-term rentals via online platforms such as Airbnb or Booking.

The regulatory context

The new legislation, still under development at the cantonal level, aims to streamline procedures for short-term rentals but risks exacerbating the already strained Ticinese real estate market. Short-term rentals, particularly in urban centers like Lugano, Locarno, and Bellinzona, saw a 15% increase in 2025 compared to the previous year, according to data collected by HotellerieSuisse. This trend has been accompanied by a reduction in the availability of long-term housing, creating challenges for cross-border workers who work in Ticino but live in Italy.

«More uniform rules are also needed for those renting out properties for specific periods via online platforms,» a spokesperson for HotellerieSuisse Ticino stated, emphasizing how the lack of a clear regulatory framework is creating disparities between traditional operators and new market players.

📊 Key data

• Short-term rentals in the Lugano area: over 12,000 active listings in 2025.
• Average monthly rent for a two-room apartment in Lugano: exceeded 2,800 CHF, with peaks of 3,500 CHF in central areas.
• Increase in short-term rentals in 2025: +15% compared to 2024.

Emerging challenges

The Ticinese hospitality sector has highlighted how the rise in short-term rentals is distorting the market, directly impacting residential property prices. For cross-border workers, who often rely on rentals in Italy to manage costs, this dynamic is making it increasingly difficult to find affordable housing near their workplace.

The role of digital platforms

Online short-term rental platforms experienced exponential growth in 2025, with over 12,000 active listings in the Lugano area alone. This surge has led to market saturation, particularly in municipalities near border crossings such as Chiasso and Stabio. Traditional hospitality operators fear that a relaxation of rules could further disadvantage established accommodations, already impacted by unfair competition from operators who do not comply with the same safety and tax standards.

Institutional responses

While the Canton of Ticino has yet to issue specific directives on the new criteria for short-term rentals, internal sources confirm that a review of local regulations is underway. The risk is that, without timely intervention, the situation could spiral out of control, with negative repercussions on both the real estate market and the canton’s social fabric. Indeed, short-term rentals are contributing to accelerated gentrification in some areas, pushing middle- and low-income residents out of the market.

Operational details

The easing of short-term rental regulations in Ticino poses a concrete challenge for cross-border workers who cross the border daily to work in the canton. The current situation, already complex, risks worsening further if measures are not introduced to balance the different forms of housing supply.

Impact on cross-border workers: costs and accessibility

For a cross-border worker employed in Lugano but residing in the province of Como, the rise in short-term rental prices is making relocation to Ticino less appealing. According to sector estimates, the average cost of a two-room short-term rental in Lugano ranges between 150 and 200 CHF per night, with peaks of 250 CHF during peak season. This means that for those seeking temporary accommodation during the workweek, monthly expenses can exceed 3,000 CHF, excluding additional costs such as utilities, gas, and internet.

📊 Comparison between short-term and traditional rentals

The data clearly shows how short-term rentals are on average more expensive than traditional rentals, while also offering no housing stability. For cross-border workers, who often face long daily commutes, choosing accommodation in Ticino is increasingly becoming a luxury.

Future scenarios: what could happen

If regulations on short-term rentals are further relaxed, the risk is that the Ticino real estate market will experience another sharp price surge, with ripple effects on wages, long-term rentals, and quality of life. Some hotel operators in the sector speculate that, without regulatory intervention, by 2027 up to 30% of available housing in Lugano could be allocated to tourist use, making it impossible for many cross-border workers to find affordable accommodation.

The case of Locarno and Bellinzona

The situation is critical in other Ticino cities as well. In Locarno, for example, 22% of listings on Airbnb involve properties that, according to cantonal regulations, should be exclusively residential. In Bellinzona, the phenomenon is less pronounced but growing, particularly in neighborhoods near the train station.

Proposed solutions

HotellerieSuisse Ticino has put forward several proposals to mitigate the impact of short-term rentals:

• Introduction of a maximum price cap on short-term rentals in high-density residential areas.
• Mandatory registration for all listings on digital platforms, with verification of safety requirements.
• Tax incentives for long-term rentals, particularly benefiting cross-border workers.
• Coordination with Italian authorities to facilitate access to cross-border housing solutions at affordable prices.

The cross-border workers' perspective

Many cross-border workers employed in Ticino have already opted for alternative solutions, such as co-housing or renting rooms in shared houses. However, these options do not always meet the needs of those seeking stable and conveniently located accommodation. The lack of affordable housing is becoming a structural issue, with repercussions on the productivity of Ticino companies, which struggle to recruit staff from outside the canton.

Useful tools to protect your net income

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Key points

For cross-border workers employed in Ticino who are struggling to find affordable housing, it is essential to be aware of the available options and the procedures to protect your rights. Below is a practical guide to navigating the rental market, both for short-term and traditional leases, with a focus on cross-border solutions.

Step 1: Evaluate cross-border housing options

If renting in Ticino proves too expensive, a practical solution is to look for accommodations in the provinces of Como, Varese, or Novara. Border municipalities such as Chiasso, Stabio, Mendrisio, and Balerna offer direct connections to major Ticinese centres via train and bus. The average monthly rent for a two-room apartment in these areas ranges from 800 to 1,200 CHF, with the possibility of negotiating lower rents for long-term contracts.

Step 2: Use specialised rental intermediaries

Some Ticinese real estate agencies offer targeted search services for cross-border workers, with contracts that include early termination clauses in case of job changes or relocations. Among these are:

• Ticino Immobiliare (based in Lugano)
• Mendrisio Casa (based in Mendrisio)
• Bellinzona Affitti (based in Bellinzona)

These agencies can help find affordable solutions, particularly in peripheral municipalities within the canton.

Step 3: Carefully monitor digital platforms

If opting for a short-term rental via online platforms, it is important to verify:

• The presence of recent and reliable reviews.
• Compliance of the property with safety regulations (especially regarding electrical and gas systems).
• The availability of cleaning and maintenance services included in the price.

⚠️ Caution: Some listings on Airbnb or Booking may conceal irregular situations, such as unregistered rentals or illegally occupied properties.

Step 4: Consider co-housing or shared housing

In Ticino’s urban centres, the availability of rooms in shared houses is growing—a solution that can reduce costs by up to 40% compared to traditional rentals. Websites like Spotahome or Badi allow you to compare different options, with the possibility of visiting properties before signing a contract.

Step 5: Assess the convenience of cross-border transport

Before choosing accommodation in Italy, it is useful to evaluate travel costs and times. The monthly cross-border rail pass for workers between Italy and Ticino costs around 120 CHF, while local buses (e.g., line C9 between Como and Lugano) have fares of around 50 CHF per month. An accurate calculation can reveal which option is more cost-effective in the long term.

📊 Useful tools for cross-border workers To simplify your decision, the Frontaliere Ticino website offers several tools:

• Cost of living calculator to compare prices between Ticino and nearby Italian provinces.
• Border municipality map with information on transport, services, and local regulations.
• Cross-border rental guide with practical tips for your search.

Deadlines and requirements

There are no immediate deadlines related to the easing of short-term rentals, but it is advisable to monitor regulatory developments at the cantonal level. The Canton of Ticino is expected to issue new directives by the end of 2026, which may have retroactive effects on existing listings.

Final tips

• Avoid verbal contracts: Always request a written contract in Italian and German, with clear clauses on deposits, termination, and maintenance.
• Watch out for hidden costs: Some short-term rentals include undeclared cleaning fees or tourist taxes.
• Prefer peripheral municipalities: Locations like Biasca, Locarno, Ascona, or Chiasso offer more affordable prices compared to the historic centres of Lugano or Bellinzona.

In summary

The easing of short-term rentals in Ticino presents a challenge for cross-border workers, but not an insurmountable one. With a targeted strategy and the right tools, it is still possible to find affordable and secure housing solutions, both in Ticino and across the border. The key is to act promptly and always verify the legitimacy of listings.

Source: laregione.ch