How did the population in Switzerland vary between 1990 and 2025?

Between 1990 and 2025 the Swiss population increased by 36.9%. Of this overall increase, 15.0 percentage points are attributable to the Swiss population, while the remaining 21.9 percentage points are attributable to the foreign population residing in the country. This demographic growth has generated a constant increase in the demand for housing, directly influencing the trend of rents and creating tensions in the Swiss real estate market.

What are the forecasts for the housing stock in 2026 and 2027?

For the year 2026, the monitoring of the Federal Office of Housing forecasts a still too weak growth of the overall housing stock. However, the increase in applications and building permits registered from 2024 indicates that the number of homes is expected to grow again in a more sustained way from 2027. Despite this, there is no sign of a rapid easing of tensions in the housing market.

What is the situation of foreign domestic economies on the rental market?

Foreign domestic economies, i.e. those in which no one has Swiss citizenship, represent about 21% of the total but make up 39% of those who make a move, proving to be more mobile. In 2025 they had an average of 2.08 people and occupy about a quarter less living area per capita than those in Switzerland. Only 12% live in a home of their own, compared to 42% of Swiss household economies, thus depending more on the rental market.

Housing market: between population growth and supply (cross-border guide)

Di Redazione Frontaliere Ticino · Published on 17 September 2026

Housing market in Switzerland with residential buildings

The Federal Office of Housing's analysis of the Swiss housing market in 2025 and 2026, amid population growth and rising rents.

Context

In brief

Situation worsened in 2025 and the first half of 2026
Population growth and rents are closely linked
Growth in the housing stock expected no earlier than 2027

Key facts

Date: September 16, 2026
Office: Federal Housing Office
Population growth 1990-2025: 36.9%
New homes on pre-existing buildings in 2025: 18%
Available building zones in 2022: 6.9%

…

Operational details

Foreign households more frequently looking for a home. The analysis also shows that foreign households, meaning those in which no one holds Swiss citizenship, are more mobile than Swiss ones. They account for about 21% of the total, but 39% of those that move. Ceteris paribus, they occupy about a quarter less living space per capita than Swiss households. In 2025, they averaged 2.08 people, slightly fewer than other households. Foreign households depend to a greater extent on the rental market: only 12% live in an owner-occupied home, compared to 42% of Swiss ones. Given that they move more often and on average enter into shorter-term contracts, they benefit less from the generally lower rents of older contracts. In relation to income, their rental expenses therefore tend to be higher.

Impact on contracts and housing expenditure

The analysis of residential mobility highlights particular dynamics related to the demographic composition of the country. Those who move more frequently inevitably face less favorable market conditions, having to sign new contracts subject to the most recent price increases, while those who have occupied the same dwelling for many years manage to benefit from conditions of greater economic stability and historically lower rents compared to the current average recorded in the various Swiss regions.

Recommended tools

For an updated estimate, use the net salary calculator and the CHF-EUR exchange comparator.

Key points

Growth of the housing stock no earlier than 2027. For 2026, the monitoring predicts a still too weak growth of the housing stock. The increase in applications and building permits recorded since 2024, however, indicates that the number of homes is expected to return to a more sustained growth by 2027. However, there is no sign of a rapid easing of tensions in the housing market. Low interest rates and modest inflation in 2026 will ensure substantially stable royalties for existing contracts, while higher rents are expected for new ones.

Forecasts and future prospects

For those who are considering changing their home or planning their family expenses in the coming months, it is essential to monitor the evolution of rates and the trend of the cantonal and federal real estate market. Forecasts indicate that stability will mainly affect existing leases, while access to new housing solutions will require a careful assessment of available resources. To learn more about managing expenses and the impact on the family budget, you can consult our calcolatore stipendio e imposte.

Source: admin.ch

Frequently Asked Questions

How did the population in Switzerland vary between 1990 and 2025?: Between 1990 and 2025 the Swiss population increased by 36.9%. Of this overall increase, 15.0 percentage points are attributable to the Swiss population, while the remaining 21.9 percentage points are attributable to the foreign population residing in the country. This demographic growth has generated a constant increase in the demand for housing, directly influencing the trend of rents and creating tensions in the Swiss real estate market.
What are the forecasts for the housing stock in 2026 and 2027?: For the year 2026, the monitoring of the Federal Office of Housing forecasts a still too weak growth of the overall housing stock. However, the increase in applications and building permits registered from 2024 indicates that the number of homes is expected to grow again in a more sustained way from 2027. Despite this, there is no sign of a rapid easing of tensions in the housing market.
What is the situation of foreign domestic economies on the rental market?: Foreign domestic economies, i.e. those in which no one has Swiss citizenship, represent about 21% of the total but make up 39% of those who make a move, proving to be more mobile. In 2025 they had an average of 2.08 people and occupy about a quarter less living area per capita than those in Switzerland. Only 12% live in a home of their own, compared to 42% of Swiss household economies, thus depending more on the rental market.