Vaud auction market 2024: Affordable real estate on Lake Geneva

Why the Vaud Auction Market is Particularly Attractive in 2024

The Canton of Vaud combines economic strength, international demand, and quality of life by Lake Geneva – a rare combination that makes forced auctions a promising entry window. In 2024, a total of 610 forced auctions were registered in Switzerland, with the overall volume rising to around CHF 670 million. For Vaud, 77 auctions are documented; with an auction rate of 9.3 per 100,000 inhabitants, it is clearly in the upper midfield. Moreover, the annual trend shows a pronounced seasonality (peak points in June and October, calm in July/August) – those who bid counter-cyclically often buy cheaper.

Those who understand the rhythm of the market buy at Lake Geneva when others are sitting on the lakeshore.

Dynamics in Numbers: Classification and Trend

After the pandemic-induced high year of 2021 (854 auctions in Switzerland), the market consolidated in 2022 (622), slightly increased in 2023 (644), and remained stable at 610 cases in 2024 – with a higher overall volume. For investors, fewer dates do not mean fewer opportunities, but selectively better ones.

Vaud in a Three-Year Comparison

Year	Number of Auctions (VD)	Special Feature
2022	85	TI/VS/VD as leading cantons; usable summer slump
2023	73	Vaud leads in residential average values (~CHF 2.213 million)
2024	77	Higher overall volume in Switzerland (~CHF 670 million); strong peaks in June/October

Lake Geneva as a Yield Driver: Locations that Work

The lakeside and commuter belt provides demand that holds even in a selective market. Particularly exciting are:

Lausanne (VD): University and business location – solid rental potential for city apartments.
Montreux (VD) & Vevey (VD): Lake view, second homes, corporate demand – ideal for compact apartments.
Nyon (VD) & the axis towards Geneva (GE): Commuter location, international employers – liquidity in the secondary market.
Yverdon-les-Bains (VD) & Morges (VD): Growth corridors with moderate entry prices.

Price Levels & Object Mix: Where Bargains Await

In Switzerland, residential houses and condominiums consistently account for the lion's share of auctions: about 75% in 2024, approximately two-thirds in 2023. For Vaud, the price anchors are considerable: in 2023, residential houses achieved the highest average values in the country (~CHF 2.213 million), while condominiums stood at around ~CHF 952,000. At the same time, the nationwide distribution shows that about 60% of all condominium market values are below CHF 600,000 – this is precisely where entry opportunities arise.

Premium remains affordable if one observes the rhythm: in 2024, the average market value of villas nationwide was around ~CHF 3.92 million (a decrease from 2023 with ~CHF 5.1 million). Such shifts open niches for financially strong buyers – for example, older properties with modernization needs by the lakeside.

Utilizing Seasonality: The Best Time to Bid

Most dates regularly fall in the 2nd and 4th quarters (peak in June/October); July/August traditionally remains calm. For investors who love flexible planning, summer dates are particularly interesting – less competition, more room for negotiation, and often lower premiums. The pattern was clearly visible in 2021, 2022, 2023, and 2024.

Practical Guide: 6 Steps to Smart Vaud Investment

Sharpen search profile: Focus on 2-3 locations (e.g. Lausanne, Montreux, Nyon) and 1-2 property types (condominiums, single-family/multi-family homes).
Decipher market value: It is an anchor, not a final price. Check what the market actually pays in the micro-location (comparable rents/prices, vacancy rates, year of renovation).
Check technical aspects: Heating, roof, facade, windows, pipes; lakeside locations often mean higher maintenance costs – factor this in.
Play timing: Observe dates outside of peak times (July/August) or with short lead times – fewer bidders, better ratios.
Calculate maximum bid with discipline: See formula below.
Secure Plan B: Reserve financing & make-ready budget (e.g. kitchen/bathroom, flooring, painting) in advance – speed is decisive.

// Simple bidding formula for discipline on auction day
MaxBid = Market Value × Security Discount
           − (Renovation Budget + Transaction Ancillary Costs)
           − Risk Surcharge (e.g. 1-2% for uncertainties)

Exemplary Opportunities at the Lake

City apartment in Lausanne (VD): Demand from students/businesses – short vacancies.
2-3 room apartment in Vevey/Montreux (VD): Lake view & lifestyle as price drivers – specifically check renovation cases.
Single-family home bid in Nyon/Morges (VD): Commuter axis to Geneva (GE) increases resale liquidity.

Understanding Market Mechanics: Object Mix & Value Drivers

Across Switzerland, residential houses and condominiums dictate the market. In 2024, around CHF 284.7 million in volume was attributed to residential houses and CHF 210.7 million to condominiums – these are the segments where the most opportunities arise. The Sweet Spot often lies in well-located, slightly renovation-needy condominiums and single-family homes below the luxury line.

Price Orientation for Vaud Investors

Residential Houses (VD): ~CHF 2.213 million average in 2023 – nationwide peak value (demonstrating willingness to pay for location/quality).
Condominiums (VD): ~CHF 952,000 average in 2023; however, it is worth looking at lower thresholds – many Swiss condominiums were below CHF 600,000 in 2023.
Villas (CH): ~CHF 3.92 million on average in 2024 (2023: ~CHF 5.1 million) – selectively attractive upside through modernization.

FAQ: Common Questions from Investors

Which locations are particularly suitable for entry?

Around the lake: Lausanne, Vevey, Montreux, Nyon. Those thinking long-term should also consider Morges and Yverdon-les-Bains.

When is competition the lowest?

Statistics favor July/August – seasonally weaker months with fewer dates and bidders.

Which properties are the most interesting in 2024/25?

Condominiums/single-family homes below the luxury class, renovatable and with a clear micro-location story (jobs, public transport, lakeside access). This mix constitutes about 75% of forced auctions in 2024 – here the selection is the largest.

Conclusion: Enter Affordably, Develop Solidly

Vaud combines stability and demand – ideal for structured entry into forced auctions. Those who utilize counter-cyclical dates, assess micro-locations thoroughly, and derive maximum bids with discipline unlock real pricing advantages at Lake Geneva. 2024 shows: Despite slightly fewer dates, more volume is moving – an environment where consistent evaluation and quick action are rewarded.