The short version: the market has stopped falling without starting to rise. The gaps are widening between segments rather than between towns.
Recent, well-insulated houses are holding
This is the strongest segment. A house rated A to C, built after 2010 and well located, finds a buyer quickly and close to its valuation. Demand exceeds available supply, simply because few owners in this category are selling.
Energy-inefficient homes are falling behind
At the other end, properties rated F and G trade at a discount that now looks permanent. Buyers price the renovation into their offer, which they did not consistently do four years ago.
That does not mean these properties do not sell — they do, at a price that reflects the work ahead.
Recent apartments stay liquid
Driven by demand from CERN and international-organisation staff, two- and three-room apartments near transport continue to sell fast. This is the segment with the shortest average time on market.
Building land has become scarce
Few plots come to market, and regulatory pressure on land use keeps rising. When a serviced plot does free up, it usually sells above its initial valuation.
What this means if you are selling
The market no longer forgives a wrong asking price. Buyers see the same listing histories we do, spot a property that is stalling, and wait for the reduction.
In 2026, a correct price from day one remains the only strategy that actually works.