01
3,03 %
Jura
Rank 1 · 2025
Swiss property news · Vacancies 2026
Where are vacant homes still available? The 2026 vacancy ranking
Finding a home has become harder in much of Switzerland, but significant differences remain between the cantons. This ranking shows where vacancy rates were still relatively high, where almost every home is snapped up immediately and which early cantonal figures for 2026 already point to further tightening.
Author: Nikita von Niederhäuser, UrbanHome property expert Updated on: · Reading time: approx. 18 minutes
02
0,48 %
Zurich
Rank 24 · 2025
03
Geneva
Geneva
Rank 26 · 2025
04
0,31 %
Geneva 2026
official early figure
2025 ranking, 2026 edition
The complete ranking is based on the uniform FSO reference date of 1 June 2025. Cantonal figures for 2026 already published are presented separately.
Data as of
2025 complete.
2026 partial.
Clearly separated.
The title refers to the 2026 edition and information available in that year, not to a completed national survey for 2026.
FSO as the comparison basis
01
Latest complete national basis
In its current national reporting, the Federal Statistical Office still identifies the 2025 results as the latest complete basis for comparison.
02
No mixed-year ranking
To avoid combining cantonal figures calculated differently or still provisional, the overview of all 26 cantons retains the same FSO reference date of 1 June 2025.
03
Early figures separately
Official early cantonal figures for 2026 are shown separately. An apparently complete ranking in early August would either be incomplete or mix figures from different years.
FSO definition
What counts as a vacant dwelling?
A home counts as vacant only if specific conditions are met. [3]
01
Unoccupied
Vacant on the reference date
The dwelling must actually be unoccupied on the reference date.
02
Habitable
Ready for use
The dwelling must be habitable. Temporarily uninhabitable properties not offered on the market are excluded.
03
Market availability
Rent or sale
It must be actively offered for long-term rental or sale.
04
Excluded
Not every empty property
Homes already rented with a later move-in date, temporarily unoccupied properties not on the market and many owner-occupied second homes are excluded.
The rate allows comparisons between cantons
The vacancy rate is the number of vacant dwellings divided by the total housing stock of the previous year.
Around 1.5% as a rough benchmark
A market around 1.5% is often considered balanced. This does not guarantee low rents: location, property size, condition and local demand remain decisive.
01–13
Ranks 1 to 13
More choice to very tight markets
Jura · 3,03 %
1’268 vacant homes · +0,05 percentage points · comparatively more choice
Solothurn · 2,05 %
3’003 vacant homes · −0,32 percentage points · comparatively more choice
Ticino · 1,92 %
4’936 vacant homes · −0,16 percentage points · comparatively more choice
Neuchâtel · 1,82 %
1’824 vacant homes · +0,14 percentage points · comparatively more choice
Thurgau · 1,41 %
2’074 vacant homes · −0,01 percentage points · tight
St. Gallen · 1,37 %
3’760 vacant homes · −0,02 percentage points · tight
Aargau · 1,18 %
4’102 vacant homes · −0,12 percentage points · tight
Valais · 1,18 %
3’282 vacant homes · −0,25 percentage points · tight
Bern · 1,12 %
6’660 vacant homes · −0,09 percentage points · tight
Appenzell Ausserrhoden · 1,12 %
340 vacant homes · −0,21 percentage points · tight
Fribourg · 1,11 %
1’875 vacant homes · −0,05 percentage points · tight
Appenzell Innerrhoden · 0,93 %
80 vacant homes · −0,06 percentage points · very tight
Basel-Stadt · 0,92 %
1’079 vacant homes · +0,15 percentage points · very tight
14–26
Ranks 14 to 26
Very tight to extremely tight markets
Vaud · 0,89 %
3’932 vacant homes · −0,07 percentage points · very tight
Schaffhausen · 0,83 %
383 vacant homes · −0,29 percentage points · very tight
Basel-Landschaft · 0,79 %
1’196 vacant homes · +0,06 percentage points · very tight
Lucerne · 0,78 %
1’665 vacant homes · −0,04 percentage points · very tight
Nidwalden · 0,68 %
158 vacant homes · −0,21 percentage points · very tight
Uri · 0,64 %
142 vacant homes · −0,12 percentage points · very tight
Glarus · 0,61 %
146 vacant homes · −0,24 percentage points · very tight
Grisons · 0,57 %
1’062 vacant homes · 0,00 percentage points · very tight
Schwyz · 0,52 %
440 vacant homes · −0,05 percentage points · very tight
Obwalden · 0,50 %
114 vacant homes · +0,06 percentage points · very tight
Zurich · 0,48 %
3’815 vacant homes · −0,08 percentage points · extremely tight
Zug · 0,42 %
261 vacant homes · +0,03 percentage points · extremely tight
Geneva · 0,34 %
858 vacant homes · −0,12 percentage points · extremely tight
How to read the ranking
The higher the vacancy rate, the larger the statistically available supply. The complete ranking uses the uniform FSO reference date of 1 June 2025. Early figures for 2026 are shown separately.
More choice
Where the choice is still greatest
Jura leads the complete ranking with 3.03%.
01
Jura
3,03 %
1,268 vacant homes. The only canton clearly above 3%.
02
Solothurn
2,05 %
3,003 vacant homes.
03
Ticino
1,92 %
4,936 vacant homes.
04
Neuchâtel
1,82 %
1,824 vacant homes.
A higher rate does not automatically mean lower rents
A higher rate generally increases the chance of comparing several listings. It does not mean that every municipality has ample supply or low asking rents.
Smaller markets may fluctuate more
In smaller markets, an individual new-build project may significantly change the rate. Searchers should therefore combine cantonal figures with municipal, district and current listing data.
Tightest markets
Where finding a home is particularly difficult
At the other end of the ranking are Geneva, Zug and Zurich.
GE
Geneva
Geneva
858 vacant homes in 2025. The situation tightened further in 2026.
ZG · ZH
Zug and Zurich
Below 0.5%
Zug: 0,42 %
Zurich: 0,48 %
Fewer than one home in 200
In these markets, substantially fewer than one in 200 dwellings is vacant. In individual cities, local figures can be even lower: the City of Zurich was around 0.1% in 2025.
Speed becomes crucial
With vacancy rates below 0.5%, responding quickly, having a complete application file, keeping the search area flexible and using search alerts are particularly important.
GE
Geneva · 1 June 2026
0,31 %
Geneva reports only 793 vacant homes. One year earlier there were 858 dwellings, or 0.34%.
Of the 682 vacant apartments in multi-family buildings, 574 were offered for rent.
VD
Vaud · provisional 2026
0,87 %
Vaud reports 3,907 vacant homes.
Of these, 2,735 were available for rent or on both markets and 1,172 exclusively for sale. The previous year's rate was 0.89%.
Large differences within Vaud
In 2026, the rate ranged from 0.64% in Lavaux-Oron district to 1.35% in Broye-Vully.
Rate versus absolute numbers
Why the number of homes alone is misleading
In 2025, Bern recorded 6,660 dwellings , the highest absolute number of vacant homes, but with a vacancy rate of 1.12% ranked only ninth.
Jura had just 1,268 vacant dwellings but still topped the ranking because of its much smaller housing stock.
Both figures help home seekers: the rate describes market tightness, while the absolute number indicates the size of visible supply. In practice, it also matters how many homes meet the desired size, location and price range.
BE
6,660 homes
1.12% rate
JU
1,268 homes
3.03% rate
Renting and buying
Vacancy includes more than rental homes
The overall vacancy rate is not solely an indicator of rental properties.
RENT
2025
37,194 homes
Of the 48,455 vacant homes in Switzerland in 2025, 37,194 were advertised for rent.
SALE
2025
11,261 homes
11,261 vacant homes were offered for sale.
Consider the rental market separately
In cantons with many empty owner-occupied or holiday properties, the rate may look higher even where affordable rental homes remain scarce. Where possible, check the breakdown by rent, sale, number of rooms and municipality.
What the rate means
More choice.
More time.
Not necessarily cheap.
The ranking is a search filter, not a substitute for comparing budgets, commuting costs and property quality.
Put vacancy rates into context
01
More opportunities to compare
A higher vacancy rate generally means more choice and longer marketing periods.
02
Slightly more negotiating room
It may also indicate that new developments have not yet been fully absorbed by the market.
03
Not automatically lower rents
A tourist canton may have a high vacancy rate while homes in sought-after locations remain expensive. Conversely, municipalities with low rates may still offer individual affordable cooperative or older apartments.
Regional differences
A canton is not a municipality
Cantonal averages conceal substantial differences.
VD
Vaud 2026
0,64–1,35 %
At district level, the range runs from Lavaux-Oron to Broye-Vully.
GE
Geneva 2026
0,12–0,37 %
Among the larger municipalities, the range runs from 0.12% in Lancy to 0.37% in the City of Geneva.
The finer local level matters
Compare municipalities along the same rail line, suburban areas, outer districts and new developments. Expanding the search by an additional 15 to 30 minutes can substantially increase suitable listings.
Search strategy
Search strategy by market tightness
The lower the vacancy rate, the more important speed, search radius and ready-to-submit documents become.
>1.5
Above 1.5%
More opportunities to compare
- Compare several municipalities and property types
- Still check service charges and condition
- Politely ask about terms for longer-listed properties
1–1.49
1.0 to 1.49%
Search actively
- Set up search alerts for several locations
- Keep your application file up to date
- Respond to new listings on the same day
0.5–0.99
0.5 to 0.99%
Expand the search area
- Include suburbs and railway corridors
- Prepare all documents as a PDF
- Monitor initial lettings and property managers directly
<0.5
Below 0.5%
Maximum speed
- Use several daily search alerts
- Make time for viewings at short notice
- Prioritise budget, room count and location
- Also consider cooperatives and personal networks
Interactive check
Vacancy checker by canton
Choose a canton. The checker uses the complete FSO ranking for 2025.
Vacancy rate 2025:
Vacant dwellings:
Change from 2024:
Assessment:
Early figures already published for 2026 are explained separately in the article.
26
Cantons
complete FSO basis
2025
Reference date
1 June
Avoid misinterpretations
The
10
most common mistakes.
Vacancy data is useful but must be interpreted correctly.
01
Confusing the 2026 edition with a 2026 survey
The latest complete national basis is still from 2025.
02
Assuming high vacancy means low rents
Rent levels and vacancy rates are not the same thing.
03
Comparing only absolute vacant-home counts
Large cantons naturally have more dwellings.
04
Failing to distinguish rental and for-sale homes
The official rate includes both markets.
05
Applying cantonal figures to every municipality
Local differences can be substantial.
06
Overinterpreting small annual changes
Individual projects can shift the figures.
07
Treating new-build vacancies as permanent oversupply
New developments can temporarily raise rates.
08
Searching only in the city centre
Suburbs and railway corridors widen the available supply.
09
Preparing the application file only after viewing
In tight markets, that wastes valuable time.
10
Ignoring commuting and overall costs
A statistically cheaper region may not cost less in everyday life.
Checklist
Housing search checklist
01–06
Market & region
Assess the search area realistically
Checked the cantonal rate
Looked for municipal or district figures
Distinguished vacant rentals and homes for sale
Considered the number of rooms
Expanded the search radius
Calculated commuting time
07–12
Budget & application
Be ready when a good listing appears
Checked gross rent
Activated search alerts
Application file complete
Debt-enforcement register extract up to date
Available for viewings at short notice
Compared current listings on UrbanHome
Sources
Sources and information date
Data as of: .
- Federal Statistical Office: vacancy rate fell to 1% in 2025
- Federal Statistical Office: vacant homes and vacancy rates by canton, 2003–2025
- Federal Statistical Office: definition and interactive vacancy survey
- Canton of Geneva: vacant homes and vacancy rate 2026
- Canton of Vaud: provisional vacancy figures for 2026
- Canton of Zurich: vacant-home figures 2025
- Federal Office for Housing: action plan on housing shortages
- UrbanHome: currently vacant homes
More on finding a home
Related guides
01
Where are affordable apartments still available in Switzerland?
Discover Swiss municipalities with comparatively lower rents in 2026.
02
Rental application in Switzerland
Respond faster with a complete application file.
03
Only 252 vacant apartments in Zurich
How to find a home even in Zurich’s tight housing market.
04
Affordable living around Zurich
Compare municipalities for commuters.
05
Affordable living around Geneva
Alternatives for commuters near Geneva.
06
Affordable living around Zug
More affordable municipalities for Zug commuters.
Direct answers
Frequently asked questions about the vacancy ranking
The key answers explained concisely.
14
Questions & answers
No. As of 6 August 2026, the complete national FSO ranking for the reference date of 1 June 2026 had not yet been published. This overview uses the latest complete 2025 figures and adds official early results for 2026.
Jura has the highest rate among the cantons in the complete ranking at 3.03%, followed by Solothurn at 2.05%.
Geneva, Zug and Zurich have the lowest cantonal vacancy rates in the complete ranking. Rates are even lower in some cities and municipalities.
The rate fell from 0.34% to 0.31%. A total of 793 vacant dwellings were counted on the reference date.
The provisional cantonal rate is 0.87%, with 3,907 vacant dwellings.
Statistically, one in 100 homes is vacant and actively offered for rent or sale.
A rate around 1.5% is often used as a rough benchmark. Local housing markets may nevertheless remain tight.
No. The statistics cover both rental and for-sale properties. In 2025, 37,194 were offered for rent and 11,261 for sale across Switzerland.
Bern has a large housing stock. The absolute number is high, but relative to the total stock, the vacancy rate is only 1.12%.
No. Rents also depend on location, demand, quality, size and regional incomes.
They are useful, but in small municipalities, individual new developments and methodological changes can cause significant fluctuations.
Examples include homes already rented for a later move-in date, unoccupied dwellings not on the market and holiday homes not offered on a permanent basis.
Choose several municipalities in cantons or regions with higher vacancy rates and combine the statistics with current listings, commuting times and your budget.
On UrbanHome, you can compare current rental listings and set up search alerts for several regions.
UrbanHome News
View data sources →
Key takeaways
Conclusion: greater choice is usually outside the largest centres
The most recent complete ranking shows the greatest statistical choice in Jura, Solothurn, Ticino and Neuchâtel.
Geneva, Zug and Zurich remain the tightest cantonal markets. The first 2026 figures from Geneva and Vaud do not point to a broad easing.
To find a home sooner, use the ranking as a starting point, examine data at municipal level and monitor several search regions at the same time.
Finding a home in Switzerland
Compare rental homes in several regions
Browse current listings on UrbanHome and set up search alerts for several cantons, municipalities and commuter rail corridors.
Compare several regions
Expand the search area
See new listings early