Rapid Expansion of Airbnb in Switzerland Amidst Housing Crisis

Airbnb is experiencing significant growth in Switzerland, prompting a range of responses from local governments aiming to address the housing shortage. As cities and communities introduce regulations to limit short-term rentals, critics argue that these measures often miss the mark.

While Spain has implemented strict measures requiring registration and identification for short-term rentals, the situation in Switzerland is different. Local authorities are grappling with the rising popularity of platforms like Airbnb, as many residents express concern that these services contribute to increasing rents and a reduction in available housing.

In Luzern, new regulations allow properties to be rented on platforms like Airbnb for only 90 days per year, a rule that is mirrored in Geneva and Vaud. Stricter regulations are in development in cities such as Basel, Bern, Thun, Zermatt, and Interlaken. Some municipalities are also considering minimum stay requirements or caps on primary residences available for short-term rental. In tourist-heavy areas like Davos, Klosters, and Ticino, property owners are already required to register their rentals.

Despite the introduction of these regulations, Airbnb's business continues to thrive in Switzerland. The company reported over 2 million guest arrivals in the past year, reflecting a growth of more than 50% over two years. In contrast, hotels and wellness facilities recorded 21 million guest arrivals in 2024, marking only an 18% increase since 2022. According to Airbnb, listings categorized as entire homes rented for more than 90 days per year constitute just 0.14% of all Swiss housing units, with slightly higher figures in Geneva and Zurich.

This data suggests that the impact of Airbnb on the housing market may not be as substantial in major Swiss cities as critics claim. However, the situation appears more precarious in tourist destinations, which Airbnb has not addressed in its analysis. In Lauterbrunnen, recognized as a hotspot for social media influencers, nearly 25% of residences are listed on Airbnb, leading local officials to describe the situation as a double-edged sword. While the platform generates revenue, it also contributes to the displacement of local residents as investors purchase properties specifically for tourist rentals.

Thomas Egger, director of the Swiss Working Group for Mountain Areas, acknowledges that the challenges posed by Airbnb are more pronounced in tourist regions compared to urban centers. While short-term rentals can be beneficial in utilizing second homes, the significant conversion of primary residences into tourist accommodations is concerning, particularly in popular alpine destinations. Reports indicate that in locations like Saas-Fee, Davos, and St. Moritz, one in five rentals is offered on Airbnb, with a substantial portion stemming from commercial operators.

Currently, Switzerland lacks a national regulatory framework, with local measures varying widely. These include rental time restrictions, registration requirements, and tourism taxes. Some municipalities, such as Interlaken and Unterseen, are leading efforts to enforce these regulations, despite facing challenges in their implementation.

Experts argue that existing measures, such as the 90-day rental limit, have limited effectiveness due to enforcement difficulties. Although Airbnb has indicated a willingness to restrict listings after 90 days, the absence of a comprehensive data-sharing infrastructure allows properties to be relisted on alternative platforms.

Advocates for stronger regulations suggest that a national registration system similar to new EU regulations could enhance transparency in short-term rentals. Airbnb's representatives have expressed support for such initiatives, recommending cities adopt a digital registration system to track rental activity accurately.