Tessin leads Switzerland: foreclosures as a Mediterranean opportunity
July 29, 2025
Why Ticino is the Trendsetter
Those who strategically utilize forced auctions in Switzerland cannot overlook Ticino (TI). The southern canton has led the rankings for years – both in absolute numbers and per capita. In 2024, 114 auctions were registered here, and at the same time, the highest rate per 100,000 inhabitants was recorded (32.6). In 2023, the canton led with 135 appointments (rate: 38.2), in 2022 with 146 (rate: 41.3), and in 2021 with 154 (rate: 77.6). This consistency makes Ticino a predictable hotspot for yield-oriented buyers.
In comparison, it shows that Vaud (VD), Valais (VS), and Bern (BE) exhibit above-average activity, but Ticino has set the tone since 2021. City-cantons such as Zurich (ZH) and Geneva (GE) naturally lag behind in the per capita consideration – despite sometimes high absolute figures.
Four Years at a Glance – Numbers & Trends
| Year | Ticino: Appointments (absolute) | Ticino: ZVG per 100,000 inhabitants | Nationwide Particularities |
|---|---|---|---|
| 2024 | 114 | 32.6 | Total volume of forced auctions around CHF 671 million; peak months June & October. |
| 2023 | 135 | 38.2 | Annual volume around CHF 561 million; peak months March & June. |
| 2022 | 146 | 41.3 | Annual volume around CHF 744 million; high activity in autumn. |
| 2021 | 154 | 77.6 | Annual volume around CHF 904 million; peak months May & June. |
The data shows: Those who regularly bid in Ticino reliably find a large offer – and benefit from seasonal quiet periods in summer.
Property Types & Price Levels – What Typically Goes Under the Hammer in Ticino
The supply structure in Ticino follows the Swiss pattern: condominiums and residential houses account for the majority of auctions. In 2024, these categories made up about 75% of all cases nationwide; in 2023, it was about two-thirds. For buyers, this means a wide range from vacation apartments to single-family homes – ideal for different yield and usage strategies.
On the price level, the spread by property type is relevant: In 2024, villas were the most expensive category nationwide, averaging CHF 3.92 million (2023: CHF 5.1 million). Residential/commercial buildings averaged CHF 1.82 million in 2024, while multi-family homes averaged CHF 1.59 million. For investing buyers, this means: Premium segments remain valuable, while apartments and classic residential houses open attractive entry points.
Seasonal Patterns: Plan When Others Are Swimming
- Consistently low summer months: July/August have been quiet for years – ideal to have less competition.
- Peaks before & after holidays: In 2024, June and October stood out; in 2023, March and June; in 2022, October/November.
- Routine beats randomness: Those who cyclically observe the dates significantly increase their hit rate.
Strategies for Mediterranean Opportunities
1) Vacation Apartment as a Cash Flow Component
Condominiums in Ticino (TI) benefit from tourist demand. In the auction, properties with market-appropriate traffic values can be identified; the range usually extends to CHF 1 million, with a concentration in the area up to CHF 600,000 (Swiss-wide 2023). Those who check the rental potential (location, accessibility, management) can translate the purchase price leverage into ongoing returns.
2) Classic Residential House: Stability and Predictability
Residential houses are a core category in all years. In 2023, the concentration of traffic values was between CHF 400,000 and CHF 1.2 million. In combination with moderate maintenance costs, the Ticino market often yields a favorable relationship between capital investment, management security, and value potential.
3) Selective Premium Properties
In the upper segment (villas, residential/commercial buildings), average values fluctuate more; in 2024, average villa prices were lower than the previous year. For selective buyers with a clear renovation or usage plan, value-add can be tapped here – especially if the location meets quality criteria (quiet location, view, connectivity).
Regional Classification & Benchmarks
Southern cantons shape Switzerland in the forced auction statistics: Alongside Ticino (TI), Vaud (VD) and Valais (VS) are regularly well represented. Noteworthy are temporarily elevated per capita rates in Jura (JU) and Glarus (GL), while the major centers Zurich (ZH) and Geneva (GE) fall behind in this consideration. For nature-oriented, alpine leisure properties, Graubünden (GR) also offers an additional playground – albeit with more volatile average values depending on the property mix.
Benchmark Table: Activity and Classification
| Canton | Activity (current trend) | Classification for Investors |
|---|---|---|
| Ticino (TI) | Consistently leading (absolute & per capita) | High supply density, broad range from ETW to villa |
| Vaud (VD) | Always Top 3 (absolute) | Interesting for urban areas and lakeside locations |
| Valais (VS) | Regularly ahead | Vacation markets & second home profiles |
| Jura (JU) / Glarus (GL) | Above-average per capita rates | Niches with selective depth |
| Zurich (ZH) / Geneva (GE) | Lower per capita | High price levels; selective opportunities |
| Graubünden (GR) | Fluctuating patterns | Chalets & vacation apartments with location premium |
Due Diligence Compact: In Five Steps to a Secure Decision
- Build a Calendar: Observe cycles (high in June/October; quiet in July/August) and proactively request files.
- Understand Traffic Value: It is an official estimation – ideal as a starting point for scenario calculations.
- Structure Property Examination: Location, building condition, rental/use potential, building technology, ancillary costs, and possible easements.
- Bidding Discipline: Derive upper limits from cash flow and CAPEX; consciously utilize summer dates.
- Financing & Exit: Plan reserves (renovation, vacancy) and define exit paths (holding, partial sale, furnished rental).
Quick Check: Opportunity Profile in Ticino
| Factor | Relevance | Practical Tip |
|---|---|---|
| Supply Density | High (leading in CH) | Structure monitoring according to districts; set filters for property types. |
| Seasonality | Significant | Utilize summer to bid with less competition. |
| Property Mix | Wide (condominiums, residential houses; premium possible) | Align strategy based on cash flow (condominiums) vs. appreciation (house/villa). |
| Price Structure | From entry level to premium | Strictly align upper limits with net returns and CAPEX. |
FAQ: Frequently Asked Questions about Auctions in Ticino
Why is so much happening in Ticino? A mix of market size, active scheduling, and high second home/vacation demand ensures a steady supply of offerings.
Is there "one" best property type? No. Apartments often provide predictable cash flow, while residential houses leverage condition & location. Premium properties require disciplined calculations.
When to bid? Dates close to/before and after holiday periods are often fruitful. Those who request files early and utilize viewings secure an informational advantage.
Conclusion: Mediterranean Opportunity with a System
Ticino (TI) is not a chance find, but a steady source of high-quality forced auctions – with predictable cycles, a broad property mix, and clear price anchors based on the official traffic values. Compared to Vaud (VD) and Valais (VS), the southern canton has maintained its leading position for years. Those who combine monitoring, discipline, and thorough due diligence can transform the Mediterranean setting into reliable returns.
