Geneva Villa Zone Land Prices: 2025 Market Analysis

What is the price of land in a villa zone in Geneva in 2025? According to the annual 2025 indicative villa zone price guide published by the appraisal firm Analyses & Développements Immobiliers sàrl (Carouge, updated June 2025), values range from approximately 850 CHF/m² in the Champagne and Mandement regions to 4'800 CHF/m² on the shores of the lake in Cologny. OAKS GROUP SA provides a comprehensive review, municipality by municipality. ## Methodology: What these prices measure The ranges correspond to the price per m² of land in zone 5 (villas), serviced, utilizing full building rights with a floor area ratio (IUS) of 0.25 (art. 59 LCI). They apply to plots free of any constraints (easements, noise, pollution, legal restrictions). These are indicative average prices: each plot must be assessed according to its specific characteristics. Usual adjustments: - Plot in the 1st or 2nd row of a major road: deduction of 100 to 150 CHF/m². - Surface to be developed (potential to be confirmed by building permit, servicing to be created): deduction of 200 to 300 CHF/m². - Trois-Chêne and City of Geneva: +100 CHF/m² in direct proximity to the Léman Express. ## 2025 Market Trends The villa zone maintains its appeal in the first half of 2025. The SNB's key interest rate cuts have made mortgage rates attractive again, and Swiss buyers are returning more actively to this segment. The scarcity of supply remains the main characteristic of the Geneva market. A slight increase is observed especially in prime locations, particularly on the left bank of the lake, where waterfront properties and open views reach sometimes extreme values. Municipalities served by new infrastructure (tram 15 extension, bike paths, Léman Express) or new neighborhoods (Belle-Terre in Thônex) are gaining in attractiveness. Conversely, three factors weigh on prices: - Energy renovation: the revision of the energy regulation (REn) imposes stricter standards after 2027; buyers incorporate the cost of envelope remediation and the replacement of fossil-fuel boilers. - Uncertainties in zone 5: density exemptions (art. 59 para. 4 LCI) are now limited to sectors identified in municipal master plans (PDCom). - Airport noise (PSIA): in exposed sectors, building permits are becoming more difficult, if not impossible, to obtain. ## Left Bank: Arve-Lake | Municipality / sector | Min (CHF/m²) | Max (CHF/m²) | |---|---|---| | Collonge-Bellerive | 1'600 | 2'800 | | Collonge-Bellerive – lakefront | 3'000 | 4'700 | | Collonge-Bellerive – cantonal road edge | 1'300 | 1'800 | | Vésenaz | 1'800 | 3'000 | | Vésenaz – plateau | 1'600 | 2'300 | | Vésenaz – lakefront | 3'300 | 4'700 | | Vésenaz – cantonal road edge | 1'500 | 1'900 | | Cologny – lake | 3'300 | 4'800 | | Cologny – Gradelle | 1'700 | 2'300 | | Vandœuvres | 2'000 | 2'800 | | Vandœuvres – Seymaz | 1'300 | 2'500 | | Vandœuvres – Hauts de Crêts | 2'000 | 3'200 | | Vandœuvres – La Capite | 2'000 | 3'000 | | Choulex () | 1'400 | 1'900 | | Puplinge () | 1'200 | 1'700 | | Hermance | 1'200 | 1'700 | | Hermance – lakefront | 2'800 | 3'800 | | Anières | 1'200 | 2'200 | | Anières – lakefront | 2'800 | 4'000 | | Corsier | 1'500 | 2'400 | | Corsier – lakefront | 2'800 | 4'000 | | Gy – Jussy () | 1'200 | 1'600 | | Presinge | 1'100 | 1'500 | | Meinier | 1'100 | 1'700 | ## Trois-Chêne and City of Geneva | Municipality / sector | Min (CHF/m²) | Max (CHF/m²) | |---|---|---| | Thônex / Chêne-Bourg – Bel-Air | 1'400 | 1'900 | | Thônex / Chêne-Bourg – Mon-Idée | 1'200 | 1'600 | | Thônex / Chêne-Bourg – Pré-à-Bochet | 1'200 | 1'500 | | Thônex / Chêne-Bourg – Sous-Moulin | 1'200 | 1'600 | | Chêne-Bougeries – Rigaud | 1'700 | 2'300 | | Chêne-Bougeries – Grange-Canal | 1'600 | 2'400 | | Chêne-Bougeries – Grange-Falquet | 1'500 | 2'300 | | Chêne-Bougeries – Malagnou | 1'800 | 2'500 | | Conches | 2'000 | 3'000 | | Conches – Villette | 1'800 | 2'800 | | Geneva-City – near development zone 3 | 1'000 | 1'000 | | Geneva-City – Bout-du-Monde | 1'400 | 2'500 | ## Salève: Veyrier, Troinex, Plan-les-Ouates, Bardonnex | Municipality / sector | Min (CHF/m²) | Max (CHF/m²) | |---|---|---| | Veyrier | 1'300 | 2'000 | | Veyrier – Pinchat | 1'400 | 2'100 | | Veyrier – Breccolini / Orjobet | 2'300 | 2'300 | | Troinex | 1'400 | 1'900 | | Troinex – Drize | 1'300 | 1'700 | | Plan-les-Ouates – Arare | 1'300 | 1'600 | | Plan-les-Ouates – Mère-Voie | 1'200 | 1'500 | | Bardonnex | 1'000 | 1'500 | | Bardonnex – Saconnex-d'Arve | 1'000 | 1'400 | ## Lancy, Bernex and Champagne | Municipality / sector | Min (CHF/m²) | Max (CHF/m²) | |---|---|---| | Lancy / Onex – Les Verjus | 950 | 1'600 | | Lancy / Onex – route de Chancy | 900 | 1'500 | | Confignon / Bernex – Cressy | 1'200 | 1'600 | | Confignon / Bernex – city slope | 1'200 | 1'700 | | Confignon / Bernex – Salève slope | 1'300 | 1'900 | | Perly-Certoux | 850 | 1'300 | | Soral () () | 1'000 | 1'300 | | Laconnex – Avusy | 950 | 1'100 | | Chancy (*) () | 850 | 1'000 | | Avully – Cartigny () | 950 | 1'300 | ## Mandement and Right Bank | Municipality / sector | Min (CHF/m²) | Max (CHF/m²) | |---|---|---| | Dardagny () | 900 | 1'200 | | Russin () | 900 | 1'200 | | Satigny () | 950 | 1'300 | | Aire-la-Ville () | 900 | 1'100 | | Vernier () | 1'000 | 1'500 | | Meyrin – Riantbosson () | 1'000 | 1'500 | | Meyrin – La Citadelle () | 1'000 | 1'500 | | Petit-Saconnex () | 900 | 1'500 | | Grand-Saconnex – Village / ONU | 1'100 | 1'500 | | Grand-Saconnex – airport slope | 850 | 1'200 | | Pregny-Chambésy – top () | 1'600 | 1'900 | | Pregny-Chambésy – lake slope () | 2'400 | 2'800 | | Pregny-Chambésy – lakefront () | 3'000 | 3'800 | | Pregny-Chambésy – route Suisse / CFF () | 800 | 1'300 | | Bellevue / Genthod – Les Tuileries () | 1'000 | 1'500 | | Bellevue / Genthod – Valavran () | 950 | 1'300 | | Bellevue / Genthod – lakefront () | 1'600 | 2'700 | | Versoix – lake slope () | 1'200 | 1'800 | | Versoix – Ecogia / Saint-Loup () | 1'100 | 1'600 | | Versoix – lakefront () | 1'800 | 2'800 | | Collex-Bossy | 1'000 | 1'400 | | Céligny – noise-free | 1'300 | 1'900 | | Céligny – open view | 1'200 | 1'800 | | Céligny – lakefront | 2'000 | 3'000 | (*) No villa zone: reference price applicable in theory with an IUS of 0.6 (usual density in village zone), to be assessed on a case-by-case basis. () PSIA noise zone: potentially significant decrease in land value depending on the extent of noise nuisance. ## Key Takeaways - The lakefront on the left bank (Cologny, Vésenaz, Collonge-Bellerive, Anières, Corsier) remains the most expensive segment in the canton, between 2'800 and 4'800 CHF/m². - The residential heart (Vandœuvres, Conches, Chêne-Bougeries, Veyrier) is generally between 1'500 and 3'000 CHF/m². - The west and the Mandement offer more accessible values, from 850 to 1'500 CHF/m², but are often affected by airport noise. - Near a development zone, values are influenced by the OCLPF administrative practice PA/SI/001.06. - For land intended for development, the value must be confirmed by a residual value calculation: sale price of future constructions, minus all costs and the developer's risk remuneration. ## Get your land valued with OAKS GROUP SA These figures are indicative. The real value of a plot depends on its surface area, shape, easements, zone, noise, and densification potential. As a real estate developer in Geneva, OAKS GROUP SA provides a free analysis of your land's potential and can make you a direct purchase offer. Use our property valuation in Geneva or contact us as a property owner. Source: Analyses & Développements Immobiliers sàrl, "2025 indicative villa zone prices", June 2025 (expert-immo.ch). Indicative prices that do not bind their authors.