Five criteria set Carouge, Plainpalais and Eaux-Vives apart: the purchase price per m2, the rent level, PPE (condominium) charges, the time to sell and access by tram and Léman Express.
As an order of magnitude, a flat, whether older or recent, trades there for between CHF 11'000 and CHF 16'000 per m2 depending on the neighbourhood and the condition of the building. Carouge sits at the lower end of the range, Eaux-Vives at the upper end.
Please note: the figures below are market ranges, drawn from transactions we observe on the ground and cross-checked against OCSTAT and OFS publications. Each property remains a particular case. A hedonic valuation, which weights surface area, floor, condition and location, remains the only serious basis before signing.
Price per m2: purchase and hedonic valuation by neighbourhood
In Carouge, a 4-room flat sells for between CHF 12'000 and CHF 15'000 per m2. Older buildings in old Carouge change hands at the upper end of the range, 1970s constructions below CHF 12'500.
In Plainpalais, a 4-room flat trades for between CHF 11'500 and CHF 14'500 per m2. The housing stock is mixed: early 20th-century apartment buildings, post-war constructions, and a few recent developments around rue de Carouge and boulevard Georges-Favon. The gap between a renovated property and one needing refreshing can exceed CHF 2'000 per m2.
In Eaux-Vives, the 4-room flat reaches CHF 13'500 to CHF 16'500 per m2. Proximity to the lake and the Jardin anglais pushes prices up, especially above the fourth floor with an unobstructed view.
A hedonic valuation compares your property with actual transactions, correcting for each difference: surface area, floor, orientation, condition, lift, balcony. It avoids relying on a neighbourhood average that conceals gaps of CHF 3'000 per m2 from one building to another.
To place these three neighbourhoods within the canton as a whole, our ranking of Geneva neighbourhoods in which to buy provides the other points of comparison.
One limitation should be noted: the ranges above are broker estimates, not official statistics. The Geneva land register makes it possible to verify the prices of transactions actually concluded.
Criterion
Carouge
Plainpalais
Eaux-Vives
Purchase price 4-room flat (per m2)
CHF 12'000 – 15'000
CHF 11'500 – 14'500
CHF 13'500 – 16'500
Monthly rent 4-room flat
CHF 2'400 – 3'200
CHF 2'500 – 3'300
CHF 2'800 – 3'800
Purchase price 4-room flat (per m2)
CarougeCHF 12'000 – 15'000
PlainpalaisCHF 11'500 – 14'500
Eaux-VivesCHF 13'500 – 16'500
Monthly rent 4-room flat
CarougeCHF 2'400 – 3'200
PlainpalaisCHF 2'500 – 3'300
Eaux-VivesCHF 2'800 – 3'800
Eaux-Vives costs up to CHF 2'000 per m2 more than Carouge, but the rent gap remains below 20%
Key takeaway
In Eaux-Vives, buying a 4-room flat is the most expensive (CHF 13'500 to CHF 16'500 per m2), but rent exceeds that of Carouge or Plainpalais by only 17% to 19%.
Source: Market ranges drawn from observed transactions, cross-checked with OCSTAT and OFS publications — broker estimates, not official statistics. Prices actually concluded can be verified with the Geneva land register.
Rents and rent increases: 4-room flat, reference rate, LDTR
A 4-room flat rents for between CHF 2'400 and CHF 3'200 per month in Carouge, with charges included only at the lower end of the range. In Plainpalais, expect CHF 2'500 to CHF 3'300. In Eaux-Vives, CHF 2'800 to CHF 3'800 for a recent or renovated property.
These rents vary considerably with the age of the lease. A tenant who has been in place for ten years often pays 15 to 25% less than a new tenant in the same building. This differential weighs more heavily than the gap between neighbourhoods.
The mortgage reference rate, published by the Federal Office for Housing (OFL), underpins requests for rent increases or reductions. According to the OFL, the reference rate has been 1.25% since 2 December 2024; always check the value in force before acting. Each change of 0.25 points in principle justifies a rent adjustment of around 3%, under the Ordinance on Residential and Commercial Leases (OBLF).
In the event of a rent increase, the landlord must use the official cantonal form, and the tenant has 30 days to contest it before the conciliation commission. ASLOCA provides template letters.
The cantonal law on the demolition, transformation and renovation of residential buildings (LDTR) governs major works in all three neighbourhoods. It caps rents after renovation for several years. For a tenant, this is a concrete lever. For an investor, it is a constraint that limits returns.
For the full overview of rents, our analysis of rental market figures in Geneva in 2026 details how the market is evolving.
PPE and charges: renovation fund and age of the housing stock
In PPE, current charges represent 0.5 to 1% of the property's value per year, renovation fund included. On a 4-room flat worth CHF 1'200'000, this gives CHF 6'000 to CHF 12'000 per year.
In Carouge, the stock mixes older buildings with developments from the 1990s to 2010s. Charges stand at around 0.6 to 0.9% per year. Small co-ownerships in old Carouge sometimes have an insufficient renovation fund, which exposes owners to extraordinary calls for funds.
In Plainpalais, many buildings date from before 1960. Charges range between 0.7 and 1% per year, with a risk of major works (façade, roof, risers) to be anticipated. Ask for the minutes of the last three general meetings.
In Eaux-Vives, the stock is more homogeneous, with many well-maintained bourgeois buildings. Charges run at around 0.6 to 0.9% per year, but façade works are expensive there.
Before buying, check three points: the amount of the renovation fund relative to the building's value, the latest technical inspection report, and works that have been voted but not yet invoiced. A fund below 0.2% of the building's value should alert you.
In all three neighbourhoods, the cantonal and municipal right of pre-emption may be exercised on certain sales. It mainly concerns development zones. Your notary checks it before signing, but it is as well to know about it from the viewing onwards.
These percentages are orders of magnitude drawn from statements we have consulted, not an official statistic.
Criterion
Carouge
Plainpalais
Eaux-Vives
Annual PPE charges (as % of the property's value)
0.6 to 0.9%
0.7 to 1%
0.6 to 0.9%
Profile of the housing stock
Mix of older buildings and developments from the 1990s to 2010s
Many pre-1960 buildings
Homogeneous stock, many well-maintained bourgeois buildings
Point of vigilance
Renovation fund sometimes insufficient in small co-ownerships in old Carouge, with risk of extraordinary calls for funds
Risk of major works (façade, roof, risers) to be anticipated; ask for the minutes of the last three general meetings
Costly façade works
Annual PPE charges (as % of the property's value)
Carouge0.6 to 0.9%
Plainpalais0.7 to 1%
Eaux-Vives0.6 to 0.9%
Profile of the housing stock
CarougeMix of older buildings and developments from the 1990s to 2010s
PlainpalaisMany pre-1960 buildings
Eaux-VivesHomogeneous stock, many well-maintained bourgeois buildings
Point of vigilance
CarougeRenovation fund sometimes insufficient in small co-ownerships in old Carouge, with risk of extraordinary calls for funds
PlainpalaisRisk of major works (façade, roof, risers) to be anticipated; ask for the minutes of the last three general meetings
Eaux-VivesCostly façade works
Plainpalais combines the highest PPE charges with the most marked risk of major works
Key takeaway
Plainpalais shows the highest PPE charges (0.7 to 1% per year) and a pre-1960 housing stock exposed to major works; a renovation fund below 0.2% of the building's value should alert you, in all three neighbourhoods.
Source: Market ranges drawn from PPE statements consulted by the firm, not official statistics. Alert threshold: renovation fund below 0.2% of the building's value.
Time to sell and liquidity: 3 to 5 months
The average time to sell a competitively priced flat is 3 to 5 months in Geneva. It is measured from going on the market to the sale agreement, before the notarial deed.
In Carouge, allow around 4 months for a 4-room flat. Old Carouge sells faster if the price is right from the start.
In Plainpalais, the time lies between 3 and 4 months, supported by broad demand and proximity to the centre. A property needing renovation rises to 5 months.
In Eaux-Vives, the time varies from 3 to 5 months. Upmarket properties sell quickly if well valued, but an over-ambitious price extends the period to 6 or 7 months.
The main lever remains the initial price. A property listed 5% above the valuation generally loses its first viewings, those that matter most. Successive price cuts signal a property in difficulty and weaken your negotiating position.
These times are observations from the field, to be confirmed with a valuation of your property.
Mobility and daily life: tram, Léman Express, journeys
From Plainpalais, Cornavin station can be reached in 10 to 12 minutes by tram 15 or by bus. The neighbourhood is served by trams 12, 15 and 17, making it the most central of the three.
Carouge is linked to the centre by tram 12: about 15 minutes to Rive, 20 minutes to Cornavin. The Léman Express does not stop there directly, but the Lancy-Pont-Rouge halt is about ten minutes away by tram or bike. The town has many local shops and well-distributed primary schools.
In Eaux-Vives, the Genève-Eaux-Vives station (Léman Express) links Annemasse and the Chablais in about twenty minutes. Tram 12 also serves the neighbourhood. Cornavin can be reached in 15 to 20 minutes depending on the connection.
For a family, the school offering and daily travel time weigh as much as the price. Carouge retains a village identity with its markets. Plainpalais offers the highest density of shops and services. Eaux-Vives combines access to the lake with a cross-border link.
The durations given are average journey times outside peak hours, to be validated on the TPG website.
Summary table
The table below summarises the ranges presented above for a 4-room flat. These values are 2026 market estimates, to be refined by a valuation of your property.
Criterion | Carouge | Plainpalais | Eaux-Vives
Price per m2 (CHF) | 12'000 to 15'000 | 11'500 to 14'500 | 13'500 to 16'500
Rent for a 4-room flat (CHF/month) | 2'400 to 3'200 | 2'500 to 3'300 | 2'800 to 3'800
PPE charges (% per year) | 0.6 to 0.9 | 0.7 to 1 | 0.6 to 0.9
Time to sell (months) | 4 | 3 to 4 | 3 to 5
Transport access | Tram 12, Lancy-Pont-Rouge 10 min away | Trams 12, 15, 17 | Léman Express Eaux-Vives, tram 12
Verdict by buyer or tenant profile
First-time buyer with limited equity: Plainpalais. The entry price is the lowest, up to CHF 2'000 per m2 less than in Eaux-Vives. Over 90 m2, the gap reaches CHF 180'000, which is the bulk of the required equity. Check the renovation fund.
Family in PPE: Carouge. Charges remain contained (0.6 to 0.9%), the school offering is dense and tram 12 links the centre in 15 minutes. The price per m2 lies between CHF 12'000 and CHF 15'000.
Buy-to-let investor: Plainpalais. A rent of CHF 2'500 to CHF 3'300 for a lower purchase price offers the best gross yield. The LDTR does, however, cap rents after renovation.
Tenant wishing to limit rent increases: Carouge or Plainpalais, favouring an older lease. The gap of CHF 400 to CHF 700 per month with Eaux-Vives weighs more than the reference rate. Contest any increase within 30 days.
Retiree selling to downsize: Eaux-Vives. The highest price per m2 (CHF 13'500 to CHF 16'500) maximises the sale proceeds, with a time of 3 to 5 months if the price is well set.
“The information presented in this article is purely informative and general in nature; it does not constitute legal, tax or real estate advice, nor a contractual offer, and cannot engage the publisher's liability; for any decision, consult a qualified professional.”
FAQ
Plainpalais is generally the cheapest, with a 4-room flat between CHF 11'500 and CHF 14'500 per m2. Eaux-Vives is the most expensive, from CHF 13'500 to CHF 16'500 per m2. These ranges vary with the condition of the building.
The tenant has 30 days from receipt of the official notice to refer the matter to the conciliation commission for leases and rents. The increase must rest on a legal ground, notably the mortgage reference rate. ASLOCA offers template objection letters.
Check the amount of the renovation fund, the minutes of the last three general meetings, works voted but not invoiced, and current charges. Generally allow 0.5 to 1% of the property's value per year. Your notary also checks the right of pre-emption.
Allow on average 3 to 5 months between going on the market and the sale agreement, if the price is consistent with the valuation. A price listed 5% too high lengthens the time, sometimes to 6 or 7 months.
Yes, the cantonal law on the demolition, transformation and renovation of residential buildings applies to these three neighbourhoods. It governs major works and caps rents after renovation for several years, which protects tenants and limits investors' returns.
Have your property valued in Geneva
Obtain a hedonic valuation of your flat in Carouge, Plainpalais or Eaux-Vives, based on real transactions rather than a neighbourhood average.
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