Online valuation
Online valuation

Real Estate Price Indices

The IAZI Real Estate Indices (formerly SWX IAZI Real Estate Indices) provide an up-to-date and reliable overview of price trends in the various property submarkets. They are computed quarterly, or monthly for rental properties, at national, regional and local level. To ensure an unbiased and accurate image of the market, all price indices are statistically adjusted on the basis of all relevant property and location characteristics (so-called hedonic method).

Veränderung in %
IAZI Residential Property Price Index (residential properties)IAZI Investment Real Estate Price Index (investment properties)IAZI Single-Family House Price Index (single-family houses)IAZI Condominium Price Index (condominiums)
IAZI bases its index computations exclusively on open market transaction data. The anonymised transaction data is provided by banks, insurance companies and pension funds and covers around 80 per cent of the total volume in the residential property submarket in Switzerland. This equates to more than 40,000 transactions per year. The price index for owner-occupied homes is a weighted combination of the indices for single-family homes and condominiums. The price index for investment properties is based on around 50 percent of all actual investment property transactions (residential and mixed-use). The property indices are computed using the so-called hedonic method, which takes into account all relevant characteristics of the exchanged properties. The resulting time series thus reflect the actual changes in the various submarkets and are not distorted by changes in the properties’ characteristics.
Offered Rent Index (Mietwohnungen)

The offered rent indices for rental properties are based on online advertisements for rental apartments. In contrast to actual transaction prices, these are asking prices from the landlord’s perspective.

To reliably reflect the actual development of offers, the database must be continuously checked and cleansed for duplicate advertisements. Further, property and location characteristics are controlled for.

A distinction must be made between offered rents and existing and old rental contracts. Existing rents are taken from current rental contracts of various terms, i.e. from newly concluded contracts to long standing relationships, whose pricing is subject to Swiss rental laws. Sitting tenant rents are a subset of existing rents, in which the paid rents of ongoing rental contracts without tenant change, i.e. of longer standing tenants, are evaluated. IAZI offers princes indices for a full range of perspectives on rental price changes.

IAZI Investment Real Estate Price Index (investment properties)
The performance index (also known as total return) of investment properties is made up of the changes in the price index and the net cash flow yield according to the IAZI Swiss Property Benchmark®. The performance is the sum of the net cash flow and the change in value (capital gain/loss) of a property at the end of the subject year, divided by the value of the property at the beginning of the year. The net cash flow is calculated by subtracting all property expenses including facility management, administration, utilities, insurances, taxes, maintenance and investments from rental income. Depreciation and capex provisions are not taken into account. The net cash flow yield is then calculated by dividing net cash flow by the market value of the property at the beginning of the subject year. The net cash flow yield is based on the IAZI Swiss Property Benchmark®, which covers investment properties (direct investments) with a market value of over CHF 280 billion (approximately 15% office and retail, 20% mixed use, 65% residential).

Downloads

  • CAS Kursbroschüre 2023/2024
  • Anmeldeformular 2023–2024
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