Lucerne real estate under the hammer: Why auctions here are worthwhile
June 30, 2025
The "City of Lights" is known for its Chapel Bridge, tourism magnetism, and stable housing demand, but few people know that foreclosures in Lucerne have become one of the most discreet yet profitable buying channels in Switzerland in recent years. Although the debt collection office reported only 10 officially published auctions in 2023 (≈ 2.4 cases per 100,000 inhabitants), the average quality of properties attracts a wide circle of investors.
1 | Market Volume & Dynamics
| Year | Foreclosures in Lucerne | Foreclosures in Switzerland |
|---|---|---|
| 2021 | 13 | 854 |
| 2022 | 9 | 622 |
| 2023 | 10 | 644 |
| 2024* | ≈ 12 - 14 | 610 |
*Chart "Foreclosures 2024 by Canton"
That Lucerne remains under the radar in terms of absolute volume means fewer competing bidders and thus higher discounts: On average in Switzerland, bids start at 70% of the market value, in Lucerne, due to low competition, they often start at 65%.
2 | Price Structure: High Quality Meets Discount Mechanism
2.1 Condominiums
The average market value of a condominium in Lucerne was CHF ≈ 826,000 in 2023, which is higher than the national average of CHF 742,000. If the property is called at 70% on the first call, the bidding window starts at around CHF 578,000, making it an extremely competitive price level for city locations like Tribschen or Neustadt.
2.2 Residential Houses
The jump is even more impressive for single-family and multi-family homes: In 2022, Lucerne residential properties averaged CHF ≈ 2.12 million, placing second after Graubünden. Even a bid only 15% below market value saves over CHF 300,000 in capital, a margin that is hardly achievable on the classic listing market.
3 | Property Mix & Special Features
- Residential Homes & Condominiums: Similar to the national trend, they make up 65-70% of all auctions in Lucerne.
- Commercial Conversion Potential: Vacant warehouses in Emmen and Reussbühl are increasingly being converted into micro-lofts, exit yields of 6%+ per annum are realistic.
- Touristic Assets: Small hotels on Lake Lucerne occasionally appear on the listings and can be repositioned as serviced apartments.
4 | Four Investment Strategies in Lucerne
- Fix & Flip in Agglomeration Communities
Row single-family home in Kriens: Market value CHF 1.05 million, bid at CHF 710,000 possible, renovation CHF 120,000, selling price CHF 1.25 million → 18% gross margin. - Buy-to-Let Inner-City Apartment
3-room apartment in Neustadt, market value CHF 820,000, net rent CHF 2,500/month, gross yield ~ 4% from day one due to a more favorable acquisition. - Holiday Home, Part-time AirBnB
Chalet in Vitznau with a lake view: Few bidders outside the main season, so a bid < 60% of market value is realistic. - Light-Industrial Lofts
Commercial hall in Emmenbrücke, market value CHF 1.4 million. Division into 12 studios at 20 m², target rent CHF 250/m²/year.
5 | Timing & Tactics
- Seasonality: Lucerne's auction dates follow the national pattern, peaking in spring (March/April) and fall (October). July 2024 only saw 19 dates nationwide, ideal for bargains.
- Utilize Second Auctions: If the 70% bid is missed on the first date, the lower limit falls, in Lucerne, this happens above average due to a lack of bidders.
- Provide Bank Guarantee: 10% deposit on the auction day, remainder typically in 20 days, those who provide proof of liquidity have a psychological advantage.
6 | Lucerne Compared to Zurich & Vaud
While Zurich offers more objects for auction (32 in 2024), the high number of bidders reduces the chances for discounts. In Vaud, property values (avg. residential property 2023: CHF 2.21 million) are still higher than in Lucerne, yet the demand for luxury vacation properties drives the prices upward. Thus, Lucerne positions itself between both extremes, high-quality, but not yet overcrowded.
Conclusion, The Quiet Star of the Foreclosure Scene
Although Lucerne appears only in the rear ranks of the foreclosure rankings by canton, it is precisely this discretion that makes the market so exciting: high market values, reliable rental demand, and relatively few bidders create an ideal terrain for bargains with premium characteristics. Those who can manage processes, financing, and dates can secure prime locations along Lake Lucerne at mid-range prices in 2025, a privilege that classic listings can no longer offer.
