Residential real estate: secondary Lémanic cities under pressure — between growing attractiveness and structural challenges

While Geneva and Lausanne have traditionally captured attention in the residential real estate sector, a quiet yet powerful shift is taking place in their hinterland. Cities like Nyon, Morges, Vevey, and Montreux — long perceived as second-tier towns or "residential suburbs" — are now emerging as attractive hubs in their own right.

Driven by a combination of remote work, improved rail connections, desire for higher quality of life, and relatively more affordable prices than in major urban centres, these secondary cities are experiencing intense pressure on their housing markets. This rapid evolution presents new opportunities but also raises significant challenges in terms of urban planning and sustainability.

Strong and growing demand

The data is clear: demand for housing in the secondary cities of the Lémanic Arc has been rising steadily over the past several years, with a sharp acceleration since the COVID-19 pandemic. Several factors explain this trend:

Remote work has become the norm

The health crisis redefined household priorities. Part-time remote work is now the norm for many employees, especially in the service sector. This newfound flexibility frees up residential choices — proximity to the workplace is no longer essential.

Improved accessibility

The launch of the Léman Express and ongoing efforts by SBB (CFF) have significantly reduced travel times between city centres and their surrounding areas. Nyon is less than 15 minutes from Geneva, and Morges just ten minutes from Lausanne. This efficient network makes these towns even more attractive, particularly for commuters.

A search for quality of life

Faced with the stress, density, and cost of large cities, many households are seeking a more peaceful living environment. Green spaces, proximity to the lake, high-quality schools, and preserved architectural heritage offer a balance between nature, calm, and connectivity in these secondary cities.

Relatively more affordable prices

Even though prices have risen sharply in these towns, they still tend to be 15–30% lower than those in the city centres of Geneva or Lausanne. For middle-class households or young families, this difference remains a major incentive.