| RAMZI CHAMAT | OAKS GROUP SA
With its 282 km², Geneva is one of the smallest cantons in Switzerland, yet also one of the most densely populated. The cantonal population is projected to grow by 110,000 residents by 2050, reaching approximately 614,000 inhabitants. This growth places significant pressure on the real estate market, which would require the creation of 2,800 new housing units per year to prevent a major shortage. In this context, densifying villa zones, known as Zone 5, offers a viable yet complex solution to meet housing demands while preserving quality of life and adhering to environmental standards. Oaks Group SA, a key player in sustainable real estate development in Geneva, plays an important role by offering high-quality residential projects that address these challenges.
The villa zone, covering about 11% of Geneva’s buildable land, has long been viewed as a low-density residential area featuring single-family homes surrounded by gardens. However, with a land-use index (LUI) initially set at 0.2, this area has been underutilized amid a growing housing shortage.
Since the 1990s, legislative and urban planning reforms have enabled gradual densification. For Oaks Group SA, this evolution presents an opportunity to develop innovative real estate projects that harmoniously integrate new environmental standards and meet population needs.
Introduced in 1929, the first Law on Constructions and Miscellaneous Installations (LCI) already differentiated villa zones from agricultural zones, with the LUI set at 0.2. In the 1990s, exceptions were made for denser projects, such as grouped housing or contiguous constructions, but only under special circumstances.
In 2012, a reform allowed higher density (LUI up to 0.6) for plots larger than 5,000 m² or meeting high energy efficiency standards. Between 2014 and 2018, thanks to these exceptions, the number of housing units built in villa zones rose from 460 to 1,300 annually.
These projects were concentrated in six municipalities—Thônex, Vandoeuvres, Collonge-Bellerive, Chêne-Bougeries, Troinex, and Veyrier—which accounted for half of the newly built housing.
Responding to public concerns and the need for controlled densification, a 2020 update to the LCI limited exceptions to areas designated as “increased densification perimeters.”
Strict environmental criteria, such as 40% open ground and a green index (IVER), are now mandatory. These new requirements encourage actors like Oaks Group SA to adopt innovative approaches to sustainable projects that balance density and quality of life.
The municipality of Thônex, where 70% of buildable land falls under the villa zone, demonstrates how a proactive approach can transform these areas. On a 15,000 m² plot, a Localized Neighborhood Plan (PLQ) was adopted within just 18 months, enabling the construction of a four-story building with 84 housing units (LUI of 0.6).
The Thônex experience shows that with coordination among municipalities, the state, and residents, densification can occur swiftly and effectively. For Oaks Group SA, these successful examples inspire responsible real estate projects that respect the environment while optimizing space.
Not all villa zones can be densified to the same extent. Sensitive areas rich in heritage or natural landscapes, such as Cologny or Vandoeuvres, require strict preservation (LUI limited to 0.25–0.3). On the other hand, areas near transport hubs or urban centers could accommodate higher LUIs, potentially exceeding 0.6 for suitable projects.
Between 2014 and 2018, the rapid increase in projects led to complaints about disproportionate constructions. Better architectural integration, along with high-quality public spaces, is essential to ensure densification is positively received.
For Oaks Group SA, sustainable urban planning and meticulous architecture are central to each project, meeting residents’ expectations while adhering to regulations.
If fully leveraged, villa zone densification could contribute 10,000–15,000 housing units by 2050, representing about 15% of total housing needs.
For Oaks Group SA, this offers an opportunity to strengthen its role as a leader in sustainable real estate development in Switzerland. Each project must combine innovation, compliance with ecological standards, and space optimization.
Densification should align with a comprehensive cantonal development vision, incorporating mixed-use projects that blend housing, services, and green spaces. Shared vehicle systems, reduced private parking, and efficient water management are key to creating more sustainable future neighborhoods.
Densifying Geneva's villa zone presents both a challenge and an opportunity. By combining innovation, strict environmental criteria, and stakeholder collaboration, Geneva can become a model for controlled development.
For players like Oaks Group SA, these changes offer a favorable framework for creating high-quality residential projects that address growing demand while respecting the environment.
Oaks Group SA actively develops innovative residential projects. By adhering to new regulations, such as preserving 40% open ground, the company is committed to providing sustainable solutions that enhance residents’ quality of life.
The six municipalities most impacted are Thônex, Vandoeuvres, Collonge-Bellerive, Chêne-Bougeries, Troinex, and Veyrier, accounting for 50% of housing built under exceptions.
Thoughtful densification addresses housing demand while preserving the environment and maintaining optimal quality of life for residents.
