Valais real estate under the hammer: From alpine huts to investment properties
August 5, 2025
Overview of Valais: Broad Deal Flow between Valleys and High Alps
The Valais (VS) has been one of the most active auction cantons in Switzerland for years. In 2024, 54 forced auctions were registered here (rate: 15.9 per 100,000 inhabitants). The previous year had even higher activity with 83 cases and a per capita rate of 24.1. In both years, it is evident: the market derives from two worlds – affordable valley locations with stable demand as well as alpine resort areas with additional returns from six to nine-month rentals.
Market Data 2021–2024: Classification and Tactics
Nationwide, the number of appointments remained moderate and seasonally influenced: 610 ZVG in 2024 (volume ≈ 670.9 Mio. CHF), 644 in 2023 (≈ 560.7 Mio. CHF), 622 in 2022 (≈ 744.2 Mio. CHF) and 854 in 2021 (≈ 904.3 Mio. CHF). Activity peaks: June and October 2024; March and June 2023. For bidders, this means a planable screening window – especially during the quieter summer months.
| Year | Switzerland: Number | Switzerland: Volume | Valais (VS): Number | Valais (VS): per 100,000 inhabitants | Season Peaks (CH) |
|---|---|---|---|---|---|
| 2024 | 610 | ≈ 670.9 Mio. CHF | 54 | 15.9 | June (75), October (62) |
| 2023 | 644 | ≈ 560.7 Mio. CHF | 83 | 24.1 | March (79), June (79) |
| 2022 | 622 | ≈ 744.2 Mio. CHF | 89 | ≈ 25.9 | May/Nov. strong, summer quiet |
| 2021 | 854 | ≈ 904.3 Mio. CHF | 126 | – | May/June |
Property Mix & Price Anchors: From Valley House to Chalet Condominium
In 2024, nationwide, Residential Houses (256) and Condominiums (204) dominated with about 75 % of the proceedings; in 2023 it was ≈ 68 %. In these segments, the majority of opportunities arise in Valais – with reliable data and high exit liquidity. In 2024, the volume for residential houses was ≈ 284.7 Mio. CHF, for condominiums ≈ 210.7 Mio. CHF.
Specific price anchors for 2023 in VS: Ø-Condominium ≈ 594 Tsd. CHF, Ø-Residential House ≈ 486 Tsd. CHF. These values are below many hotspots in western Switzerland and allow for conservative calculations – especially in good valley micro-locations.
What Works in Practice
- Valley Towns as Cashflow Basis: Sion (VS), Sierre (VS), Brig-Glis (VS), Visp (VS), Martigny (VS) – short distances, proximity to employers, solid rental yield.
- Targeted Alpine Premium Locations: Zermatt (VS), Verbier (VS), Crans-Montana (VS) – seasonal yield peaks, high value retention with location quality.
- Technique & Shell as Leverage: Roof/Facade/Windows, heating replacement (oil → WP/Pellet), moisture protection in slopes, parking solutions.
“The official traffic value is the anchor – bidding is based on the yield value. Those who correctly calculate CAPEX, micro-location, and seasonality can buy in Valais with a buffer.”
// Bidding discipline (simplified model for condominium/house in Valais)
Annual net rent = (Rent_winter * Weeks_winter) + (Rent_summer * Weeks_summer) - Vacancy
Yield value = Annual net rent / Discount rate
CAPEX = Shell + Technique + Interior construction + Additional costs
Safety discount = 10%–20% (micro-location, seasonality)
MaxBid = min(Yield value, Traffic value) - CAPEX - Safety discount
Utilizing Seasonality: When the Competition Pauses
The appointment waves are recurring: June and October provide breadth, while July/August are traditionally quieter. In alpine locations where winter yields dominate, anti-cyclical bidding is particularly worthwhile – the attention of other bidders is often concentrated on peak dates.
Comparison in the West: VS, VD and TI
Southern cantons shape the activity. In 2024, Ticino (TI) leads with 114 appointments (rate 32.6), followed by Vaud (VD) (77; rate 9.3) and Valais (VS) (54; rate 15.9). For investors, this creates an attractive triangle: Vaud = breadth by Lake Geneva, Ticino = high deal flow, Valais = alpine quality with moderate entry points in the valley locations.
Checklist & Division of Labor: From Screening to Award
- Set up calendar: Peaks (June/October) for breadth, summer dip for quiet bidding; clarify deadlines and security deposits early.
- Secure documentation: Land register, servitudes, condominium regulations (for condominiums), building lines, cadastre, any building rights.
- Technical due diligence: Energy condition, heating, shell, drainage in slope areas; obtain quotes for CAPEX.
- Model yield: Peak/off-peak rent (winter/summer), operating costs, vacancy buffer; evaluate parking space/balcony/loggia.
- Confirm financing: Award and payment deadlines, change of ownership/publication fees, reserves.
- Bidding discipline: Derive max bid from yield value, not from traffic value.
Benchmarks & Price Orientation (Selection)
| Metric | Valais (VS) | Switzerland | Note |
|---|---|---|---|
| Number of ZVG 2024 | 54 | 610 | Deal flow is available, despite a slight dip in the number across Switzerland. |
| Rate per 100,000 (2024) | 15.9 | – | Above Swiss average; competition is dispersed. |
| Ø Condominium (2023) | ≈ 594 Tsd. CHF | – | Moderate entry range in valley locations. |
| Ø Residential House (2023) | ≈ 486 Tsd. CHF | – | Room for value-add (shell/technique). |
| SW-Volume | – | ≈ 670.9 Mio. (2024) / 560.7 Mio. (2023) | Larger ticket sizes in 2024 despite fewer appointments. |
FAQ – Frequently Asked Questions about Auctions in Valais
Which locations are suitable for entry?
Sion, Sierre, Brig-Glis, Visp, Martigny (VS) for continuous rental; Zermatt, Verbier, Crans-Montana (VS) for seasonal upside.
When is the competition the least?
In the summer dip (July/August), there are fewer appointments; offer in peaks (June/October) with clear upper limits.
What are the "safe bets"?
2–3-room condominiums with parking space/balcony in valley towns; simple single/family houses with planable CAPEX.
Conclusion: From the Alpine Hut to the Yield Property – with a System
The Valais (VS) combines alpine premium locations and affordable valley sites. The data from recent years show reliable seasonality, a high proportion of residential properties, and moderate average prices compared to many neighboring cantons. Those who discipline themselves in bringing together micro-location, CAPEX, and timing will find opportunities in the Rhone Valley as well as in high-altitude locations – from the charming chalet to the robust yield property.
