Hunting for bargains in Romandy: What you should pay attention to
June 17, 2025
Romandy, from the lake cantons of Vaud and Geneva to the agricultural areas of Fribourg, offers an exciting auction landscape that clearly differs from the German-speaking part of Switzerland in terms of pace, tax rates, and types of properties. Those who understand its peculiarities can regularly find properties here at 10-20% below market price, despite rising demand in the larger agglomerations.
1 Market Overview: Frequency and Volume
1.1 Number of Auctions
In 2024, according to the portal LocalAuction 612 real estate auctions were reported nationwide, of which about 22% were in Romandy, with the leaders being Vaud (about 90 auctions) and Geneva (about 40 auctions).
1.2 Weekly Dates
- Vaud: Central auction list of the enforcement office, new properties every week.
- Geneva: Public calls at the Pavillon Cayla, combined with online bidding.
- Fribourg: Monthly collective appointments, often several rural properties in a block.
2 Price Dynamics: How Much Discount is Realistic?
| Segment | Average Discount Vaud | Average Discount Geneva |
|---|---|---|
| Condos | 10-14% | 6-10% |
| Single-family homes | 15-20% | 10-15% |
| Multi-family homes | 18-25% | 12-18% |
Own collection from auction protocols 2023/24 (canton office sites).
Why higher discounts in Vaud? Higher property transfer tax (3.3%) and partly rural locations reduce the number of bidders, a benefit for prepared investors.
3 Three Cantonal Special Features to Give Your Deal a Boost
3.1 Vaud (VD)
- Property transfer tax 3.3%, factor into calculations.
- Online cadastre “Ventes & Enchères” provides documents for free, perfect for pre-due diligence.
3.2 Geneva (GE)
- Low ownership rate (19%) creates strong rental demand, cash flow secured.
- Stricter energy regulations (LCEn), renovation costs are higher, but also grant rates up to 45%.
3.3 Fribourg (FR)
- Rural large parcels: Potential for agrivoltaics or tiny house projects.
- Bidding competition moderate: Ideal learning region for auction newcomers.
4 Tax and Financial Levers
- Optimize property transfer tax Example: Splitting the purchase price between building and land reduces the tax burden in VD.
- Bridge loan + 20-day deadline Romandy banks often require 25% equity, secure “Pont Hypo” early.
- CO₂ renovation bonuses VD & GE pay up to 200 CHF/m² insulation, discount plus subsidy = double win.
5 Typical Pitfalls and Your Shields
Contaminated sites in watchmaking and chemical regions
Check cadastre, commission ground screening (≈ CHF 2,500) if suspected.
Language barrier with documents
French auction documents → use certified translation or bilingual experts to avoid misinterpretation.
High renovation offers
In the Lake Geneva region, craftsman prices are 10-15% above Swiss average. Tip: Secure fixed-price contracts before you bid.
6 Case Study: "Maison Vaudoise"
In 2024, investor Luca acquired a single-family home from 1985 near Morges.
Hammer price: 780,000 CHF (−17% versus market)
Additional costs (3.3%): 25,700 CHF
Renovation: 140,000 CHF (subsidy 42,000 CHF)
Total: 903,700 CHF
Market value after renovation: 1,050,000 CHF, value increase 16%.
7 Quick Checklist: Successfully Bidding in Romandy
- Subscribe to the auction catalog (VD/GE/FR).
- Incorporate property transfer tax into calculations.
- Secure bridge financing +10% buffer.
- Check cadastre for “Contaminated Sites”.
- Obtain renovation offers before the auction.
- Reserve grant money (Canton programs).
- Price limit = appraised value × 0.8 (condos) or 0.75 (multi-family homes).
8 Conclusion: Romandy Auctions Are Worth It, with Local Expertise
Those who are familiar with the tax differences, linguistic nuances, and regional construction cost structures can find real bargains in Romandy. Preparation is key, turning every "Vente aux enchères" into a smart investment with a view of the Alps.
