immo!nvest – Die Plattform für Standorte und Immobilien

Tag: Kosten

  • Landsgemeinde decides on Braunwald’s development

    Landsgemeinde decides on Braunwald’s development

    The future development of Braunwald will be determined by the Landsgemeinde 2025. Following intensive political and public discussions, a revision of the law on public transport will allow citizens to decide on the development option. The cantonal government favours the modernisation of the funicular railway as the most economical solution with low procedural risk and shorter construction time.

    The favoured solution
    After a long evaluation phase, the cantonal government opted for a new funicular railway, which is considered the most cost-effective and practicable option. It involves investment costs of CHF 24 million and operating costs of CHF 3 million per year. Compared to a gondola lift, which would be almost twice as expensive to build and would take up to ten years to complete, the funicular railway offers clear advantages. An automated funicular railway would also enable use independent of the timetable.

    Legal amendments to involve the Landsgemeinde
    The cantonal government has decided to include the development of Braunwald in a new article of the Public Transport Act, which will enable a discussion and vote at the Landsgemeinde 2025. This will give the population the final say on this important infrastructural decision. Should the Landsgemeinde vote in favour of an alternative gondola lift, the cantonal government would initiate the corresponding planning adjustments.

    Investments and future prospects
    The planned investments of CHF 24 million for the construction of the funicular railway and CHF 3 million for its operation will create sustainable and future-oriented access for Braunwald. The cantonal government expects that the decision of the Landsgemeinde will be an important step towards economic and environmentally friendly mobility, which will strengthen the region in the long term and promote tourism.

  • Housing affordability in Switzerland

    Housing affordability in Switzerland

    The average rent burden of all households in Switzerland is between 17% and 27.8%, depending on the definition of the ratio approach. The analysis shows that the assessments of the unaffordability of housing vary considerably depending on the measurement approach chosen: The proportion of households for whom housing is unaffordable ranges from 6.7% to 26%. These differences emphasise the need for a differentiated view of the housing cost burden.

    Influence of income class and household type
    The differentiation of households by income class and household type has a considerable influence on the rent burden. Households in the lowest income quintile spend up to 51% of their disposable income on gross rent, while households in the top quintile pay a maximum of 17.2%. Single households over 65 in the lowest income quintile are particularly badly affected, with a rent burden of up to 64%.

    Ratio approach as the preferred method
    The ratio approach, which measures the housing cost burden as a proportion of income, is considered more practicable than the theoretically optimal residual income approach. The differentiated ratio approach, which varies by income class and household type, allows a more accurate assessment of housing affordability and is more applicable than pure rental cost benchmarks. Granular data on population, income and housing support this differentiated analysis.

    Need for a clear definition and further research
    The concept and objectives of affordable housing planning must be clearly defined. Owners and developers can only create targeted offers if precise thresholds for different household types and income brackets are available. Future research should focus on determining appropriate thresholds and clarifying which specific components of housing costs and income should be considered in the affordability analysis.

    Optimising pricing to encourage investment
    Differentiated pricing based on actual incomes can reduce vacancy and letting risks and encourage investment in new housing. The application of a differentiated ratio approach provides a solid basis for assessing housing affordability in Switzerland and contributes to the creation of sustainable and affordable housing.

  • Successful completion of the preliminary project for the Horw campus

    Successful completion of the preliminary project for the Horw campus

    The successful completion of the preliminary project for the expansion and renovation of the Horw campus brings the vision of a modern educational centre a significant step closer. The purpose of the preliminary project phase was to gain detailed insights into the development and cost structure of the construction project. Despite the expected additional costs due to external factors such as construction costs and sustainability-orientated measures, the original project costs of CHF 365 million have been largely confirmed.

    Cost development and influencing factors
    The analysis has shown that in addition to construction inflation, which accounts for around 18 per cent of the increase in costs, adjustments to VAT also have a significant impact. Further additional costs in the area of sustainability and project development as well as statutory sustainability certifications increase the financial framework. Total expenditure is now expected to amount to CHF 600 million, including reserves of around CHF 78 million. This sum is still in line with comparable projects of a similar scale in Switzerland.

    Relevance for education and the economy
    Government Councillor and Finance Director Reto Wyss emphasise the continuous monitoring and review of cost developments by the responsible real estate department. The project remains continuously within the planned budget and the additional financial requirements are clearly explained by the review results. Project-related decisions and the dissemination of information are kept transparent in order to ensure public confidence.

    The Canton of Lucerne has outsourced the realisation of this major construction project to a non-profit public limited company, “Immobilien Campus Luzern-Horw AG”. This enables efficient and targeted construction in compliance with the referendum and without affecting the special loans that have already been approved.

    Outlook and significance for the region
    Director of Education Armin Hartmann emphasises the supra-regional significance of the project: “The Horw campus will have a lasting impact on the educational landscape and the business location. Its impact will reach far beyond the borders of Lucerne into the whole of Central Switzerland.” The realisation of this visionary project is therefore expressly welcomed and supported.

    The successful completion of the preliminary project has paved the way for the next phase of the construction project. The project management team will promptly initiate the next steps, with the start of construction scheduled for 2026.

  • Cooperative planning processes for more affordable housing in mountain areas

    Cooperative planning processes for more affordable housing in mountain areas

    Concerns about affordable housing have spilled over from urban centres to mountain regions since the coronavirus pandemic: the unbroken demand for second homes, the shortage of building land intended by the Spatial Planning Act and the price spiral in the old legal housing stock fuelled by the Second Homes Act are contributing to the fact that affordable housing for skilled workers and families is becoming scarcer and residential mobility is decreasing.

    Against the backdrop of rising construction and financing costs, the question arises as to whether the provision of affordable (rental) housing in the Alpine region can be encouraged through cooperative planning processes. To this end, dialogue processes that have proven their worth in large-scale projects with professional developers and institutional investors in the lowlands must be adapted to smaller projects by private owners.

    The first prerequisite for a successful dialogue with owners is for municipal councils to clarify where they stand and what they want: The broadest possible political consensus is needed on what characterises the municipality as a residential location, which target groups it wants to appeal to, what the municipality can offer these target groups and how the housing supply should be supplemented.

    The second prerequisite is that municipal councils communicate to property owners which planning law decisions are pending in the short, medium and long term, and how opportunities for action are changing. The aim is not to dictate a direction to landowners willing to build, but to clarify with as many owners as possible who would be willing to activate building land and planning reserves or invest in residential construction under what conditions.

    A major challenge here is communicating the complex planning and planning law requirements and processes, which are difficult for laypeople to understand, and the emotionally demanding and controversial debate about zoning out and market interventions.

    Another challenge is the small-scale social structure in many mountain communities: Management boards and owners know each other, there are previous histories. In smaller municipalities in particular, written surveys or joint information and discussion events with neighbouring municipalities can defuse misunderstandings and mistrust somewhat.

    Finally, municipalities must find ways to better understand and involve second home owners. Although relationships are strained in many places, surveys and focus groups show that around a third of second-home owners from Switzerland and abroad would be willing to contribute to the provision of housing for locals and skilled workers.

    The prerequisite is that municipalities involve second-home owners on an equal footing, prepare investment-ready projects and take risks. Information events on community development and a regular exchange with interested (also non-organised) second home owners help to build relationships and create trust.

    The third prerequisite for a successful dialogue with owners is that all stakeholders involved are willing to make compromises in order to create affordable living space that meets the needs of locals and newcomers. This is exemplified by the conversion of existing buildings in protected sites, where goodwill and pragmatism are needed to defuse conflicts of interest and find viable solutions.

    Cooperative planning processes rarely run smoothly: they require good preparation, political capital and a willingness to engage in dialogue. They do not create planning certainty. However, a clear focus and a strong commitment to finding joint solutions increase the chances that private owners will be able to contribute to the provision of affordable housing in mountain areas.

  • Asking rents on the rise throughout Switzerland

    Asking rents on the rise throughout Switzerland

    The monthly rental index compiled by the digital property marketplace Homegate in collaboration with Zürcher Kantonalbank closed at 123.8 points in October. Compared to the previous month, the index rose by 0.4 per cent overall, Homegate reported in a press release. A year-on-year increase of 4 per cent was observed across Switzerland.

    In a year-on-year comparison, rents rose in all cantons, Homegate reports. At 7.5 per cent, they rose the most in Glarus. This was followed by Valais, the two (combined) cantons of Appenzell, Zurich, Schaffhausen and Schwyz with increases of between 6.9 and 5.3 per cent. The eight Swiss cities included in the index also recorded year-on-year increases in asking rents.

    Compared to September, rents rose in most of the cantons and six of the eight cities included in the index. The experts from Immobilienmarktplatz and Kantonalbank only observed a slight decline in asking rents in the cantons of Obwalden, Nidwalden and Schwyz as well as in the cities of Geneva and St.Gallen. Within the cantons, rents rose the most in Glarus, Schaffhausen and Uri. In the cities, the highest increases were observed in Zurich, Geneva, Bern and Lugano.

    Homegate is a division of SMG Swiss Marketplace Group AG. This combines the digital marketplaces of TX Group, Ringier and Mobiliar.

  • Einschätzung des Zinsmarktes durch Avobis

    Einschätzung des Zinsmarktes durch Avobis

    Die aktuellen Daten zur Inflation zeigen eine Kerninflation von 1,50%, was als positives Zeichen gesehen wird. Miet- und Energiekosten tragen wesentlich zu den jüngsten monatlichen Anstiegen bei, wobei Mieten sowohl im Quartals- als auch im Jahresvergleich gestiegen sind. Zukünftige Auswirkungen von Mietpreisanpassungen, die durch den im Juni 2023 aktualisierten hypothekarischen Referenzzinssatz verursacht wurden, werden ab November sichtbar sein.

    Das Bundesamt für Wohnungswesen hat bestätigt, dass der Referenzzinssatz im September bei 1,50% bleibt. Dennoch könnte eine Erhöhung des Durchschnittszinssatzes auf über 1,625% im Dezember zu weiteren Mietpreisanstiegen und damit zu Inflationsspitzen im kommenden Jahr führen.

    Die verzögerten Auswirkungen der Geldpolitik werden zunehmend spürbar, insbesondere auf dem Arbeitsmarkt der Schweiz, wo die Arbeitslosigkeit allmählich ansteigt und die Zahl der offenen Stellen abnimmt.

    Die Quartalsdaten für das zweite Quartal zeigen im Vergleich zum starken ersten Quartal (+0,90%) nur ein geringes Wachstum von 0,02%. Die SECO erwartet dennoch ein positives Wirtschaftswachstum für das Jahr 2023 und einen kontinuierlichen Rückgang der Inflation. Diese Trends untermauern die Erwartung, dass keine weiteren Zinsanpassungen durch die SNB erforderlich sind.

    Die Swapkurve hat sich im Vergleich zum letzten Monat abgeflacht und zeigt weiterhin eine gewölbte Struktur. Die kurzfristigen Swapsätze deuten auf eine geringe Chance für eine Zinserhöhung im September hin.

    Prognose von Avobis
    Es erscheint sehr wahrscheinlich, dass die SNB den Leitzins in der kommenden Sitzung am 21. September unverändert lassen wird. Der Einfluss von Mietpreissteigerungen auf die Inflation bleibt eine Variable, die genau beobachtet werden sollte. Falls bis zum Jahresende keine besorgniserregenden Inflationsanstiege festgestellt werden, könnte die Zinskurve eine inverse Struktur annehmen.

  • Borobotics builds prototypes of its drilling robot for geothermal energy

    Borobotics builds prototypes of its drilling robot for geothermal energy

    Borobotics is approaching its first test drilling over 20 metres. According to the company newsletter, this is to take place at the end of September with the prototype of the self-developed drilling robot called Grabowski. Most of the parts and the motors have now arrived and assembly can begin. It is intended to revolutionise the drilling process for ground-coupled heat pumps.

    According to Borobotics, the problems with current techniques for tapping geothermal energy are the large space required for the construction machines of at least 50 square metres and the distance of 10 metres required to the next borehole. In addition, the impact energy of the conventional drill can trigger earthquakes. Water layers would be detected and penetrated too late. In addition, these devices are very loud, expensive and labour-intensive.

    In contrast, with the Grabowski, all the equipment for drilling is integrated in the borehole. The robot digs autonomously and energy-efficiently to a depth of 250 metres. The compactness of the system means that drilling can be carried out even in places where there was previously not enough space. And the costs are said to be only a fraction.

    “While the first prototype is about to be deployed for the first time, we are already busy building the second, more advanced prototype,” Borobotics said in its newsletter. It will have a system of fluid muscles. They will enable it to move up and down the borehole like a worm. This movement unit will be tested in a 50-metre test in early 2024. Borobotics is currently based in the RUNWAY Startup Incubator at Technopark Winterthur.

  • Home ownership is becoming more expensive

    Home ownership is becoming more expensive

    Prices for residential property continued to rise in the second quarter of 2023, theFederal Statistical Office(FSO) informs in a statement. The residential property price index it collects rose by 1.2 per cent quarter-on-quarter and currently stands at 115.9 points. In a year-on-year comparison, the experts at the FSO observed an increase of 2.4 per cent. The base of the index was fixed at 100 points in the fourth quarter of 2019.

    Prices of condominiums increased by 1.6 per cent quarter-on-quarter and by 2.1 per cent year-on-year. Single-family homes saw a 0.7 per cent quarter-on-quarter and 2.7 per cent year-on-year increase. The property price index for single-family homes closed the quarter at 117.4 points. Its counterpart for condominiums was slightly lower at 114.6 points.

    In the quarter under review, prices for single-family houses rose most strongly in urban communities outside conurbations or in a small conurbation, at 3.4 per cent. In contrast, prices in urban municipalities of large agglomerations and in intermediate municipalities remained largely unchanged compared to the previous quarter. In the case of owner-occupied flats, the FSO experts observed rising prices in all municipality types in a quarterly comparison. The strongest increase, 2.4 per cent, was for condominiums in urban municipalities of a medium-sized agglomeration.

  • Schlieren concludes planning contract for new retirement centre

    Schlieren concludes planning contract for new retirement centre

    In March, Schlierem’s voters approved a loan of 44,317,000 Swiss francs for the construction of the retirement centre Wohnen am Stadtpark. The new building in the middle of the city is to replace the Sandbühl retirement centre. Now the city council has awarded Liechti Graf Zumsteg Architekten from Brugg AG the contract for the corresponding architectural work, the Schlieremer city administration informs in its current city council news. The volume of the planning contract is 3.7 million Swiss francs.

    Wohnen am Stadtpark is designed as a building complex with contemporary and affordable flats for older people. The concept by Liechti Graf Zumsteg Architekten envisages a two-storey base with concrete elements housing the restaurant and nursing rooms. Four upper floors for the flats for the elderly will be built in timber. According to the city administration’s information on the project, the new building will “meet the requirements of a healthy and ecological construction method according to Minergie-P ECO and be certified accordingly”. The completion of the new retirement centre is planned for 2026.

  • Basel harbour area wants to save energy

    Basel harbour area wants to save energy

    The players on the Basel port site could reduce their energy costs by 20 to 25 per cent, Industrielle Werke Basel(IWB) explains in a statement. The energy supplier is basing this on an analysis carried out by IWB together with the companies based on the port site, Schweizerische Rheinhäfen, Rhenus Alpina AG and Ultra-Brag AG, as well as the young company Sympheny from Technopark Winterthur. As a result, the analysis shows a far-reaching energy concept that relies on an interconnection for self-consumption.

    “The planning for the harbour area was complex, as the numerous electrical consumers, such as cranes and buildings, had to be taken into account,” Bernd Weinmann, senior strategy developer at IWB, is quoted in the statement. This is where the solutions of Empa spin-off Sympheny came into play, with which resilient models were created and viable scenarios developed. “This enables the consortium to make objectified strategic decisions for the future development of the port area,” Weinmann says.

    Two photovoltaic systems already in use are to be supplemented by a third on the roof of Terminal 4, explains Rhenus Alpina CEO Andreas Stöckli. Ultimately, the partners want to produce more electricity in the port than they need themselves. “It was clear to us that we therefore needed an overall concept for the port area,” says Stöckli. “IWB and Sympheny provided us with very good support in this complex process

  • Electricity tariffs 2023 also CKW must increase

    Electricity tariffs 2023 also CKW must increase

    In the past twelve months, global energy prices have risen massively. Electricity prices on the market have increased tenfold. In addition to the war in Ukraine, the main drivers are the after-effects of the corona pandemic and a lower availability of foreign power plants. These price increases lead to higher electricity procurement costs. In addition, there are also significantly higher costs for the national grid company Swissgrid for the transmission grid.

    As a result, CKW's energy and grid tariffs will increase in 2023, as will most energy suppliers in Switzerland. For a private customer with a medium power consumption, this results in an increase in the additional costs of around CHF 23 per month, for SMEs in the basic service with a medium power consumption they amount to around CHF 500 per month.

    The regulatory requirements require that both the company's own production and the procurement of electricity on the market are included in the price calculation. In times of rising market prices, this leads to higher tariffs. When market prices are low, this has a positive effect on electricity customers.

    The production of solar power is more worthwhile than ever
     On the other hand, the high prices are having a positive effect on solar power producers. Because the electricity fed into the grid is remunerated according to the SFOE reference market price, which is based on the market price. In the first half of 2022, this averaged 23.0 centimes per kilowatt hour. For comparison: two years earlier it was 3 centimes per kilowatt hour. The revenue from solar power has thus increased eightfold. An average 15 kWp solar system on the roof of a family home will generate an additional yield of over CHF 2,000 per year. The production of solar power is currently more worthwhile than ever.

    Current developments show how dependent Switzerland still is on other countries. The expansion of renewable energies is key to becoming more independent as a country.

    Tips for saving electricity
     With simple measures you can reduce your own electricity consumption and thus also the costs.• The generation of heat is one of the largest electricity consumers. It is therefore worth setting the heating correctly: in the living room to 20 degrees, in the bedroom to 16 degrees. You save 6 percent on heating costs for every degree lower in temperature.• Washing dishes in a full machine uses half as much energy as by hand.• Showering with water-saving attachments saves up to 50 percent water – and therefore also a lot of energy for hot water preparation.• Showering instead of bathing saves around 70 liters of water – or 65 centimes per shower.• Switching off the light when you don't need it is always worthwhile – even if it's only for a short time.• In Swiss households, around 10 percent of electricity is wasted, especially when it's not used through standby consumption. It is worth turning off devices such as TVs, game consoles, coffee machines, etc. when they are not in use. For example, with a socket strip that can be switched off.• Heating water in a kettle instead of in a pan uses about half as much energy.• Replacing conventional light bulbs or energy-saving lamps with LED lights can significantly reduce consumption.

    Source and other electricity saving tips www.ckw.ch/energiespartipps

  • Housing is becoming noticeably more expensive for everyone

    Housing is becoming noticeably more expensive for everyone

    The increased interest burden has so far had no effect on the demand for one's own four walls. According to a press release on immoscout24.ch , those interested in buying their own homes are “still in a buying mood”. The data presented there is based on the Real Estate Offer Index . It is collected by the SMG Swiss Marketplace Group in cooperation with the real estate consulting company IAZI . Immoscout24.ch is an SMG marketplace.

    According to this, the price expectations on the supplier side have not reduced despite the increase in the key interest rate by 0.5 percentage points. Detached houses cost 2 percent more, condominiums were advertised within a month at 0.7 percent higher prices. "With the increased interest burden and the general increase in costs for maintenance and investments, living in your own home is becoming noticeably more expensive," Martin Waeber is quoted as saying by SMG. Accordingly, a slowdown in price development is likely.

    Advertised rental prices also increased slightly last month by 0.3 percent. In addition, the significantly higher oil and gas prices would lead to "significantly higher expenses".

    Demand for investment properties could fall among institutional investors. This may result in reduced construction activity and thus a shortage in the supply of rental apartments. It remains to be seen how asking rents will develop in the long term.

  • Increased costs reduce Forbo's profitability

    Increased costs reduce Forbo's profitability

    According to a statement from Forbo , the internationally active manufacturer of floor coverings, construction adhesives, as well as drive and light conveyor technology from Baar, generated sales totaling CHF 667.3 million in the first half of 2022. In a year-on-year comparison, this corresponds to growth of 7.1 percent. The company attributes the increase primarily to the increase in sales prices. Forbo writes that the demand from many customer segments has now “leveled out at a pre-pandemic level”.

    The company suffered declines in operating and net income. "Negative currency effects, significant increases in the cost of raw materials, transport and energy, as well as increased personnel and other costs have significantly reduced operating profitability," the statement said. At CHF 78.6 million, the operating result at EBIT level was 4.3 percent lower than in the previous year, and the corresponding margin fell by 1.4 percentage points to 11.8 percent. At CHF 60.3 million, consolidated profit was 5.0 percent below the previous year's figure.

    Due to volatile markets and "a difficult geopolitical and financial situation", Forbo does not make any estimates regarding sales and earnings for the year as a whole. However, the company sees itself well prepared for the upcoming challenges.

  • Groundbreaking for the new community center in Spreitbach has taken place

    Groundbreaking for the new community center in Spreitbach has taken place

    The construction of the new community center in Spreitbach has started with the ground-breaking ceremony. According to a press release by fsp architects from Spreitenbach, the new administration building is designed for a population of 15,000. When the old community center was built in 1964, Spreitenbach still had around 9,000 residents. According to the municipality's website , there are now 12,079, of which 5,986 are Swiss and 6,093 are foreigners.

    Planning for the new parish hall began in 2016. A first draft with a planned cost of more than 18 million Swiss francs was rejected. The new cost plan provides for expenditure of CHF 13 million and was approved in early 2020.

    According to an article in the "Aargauer Zeitung", architects, entrepreneurs and members of the building commission were present at the start of construction, as well as mayor Markus Mötteli (centre) and councilor Roger Mohr (SVP). "For the building commission and the planners involved, this is a big moment and the step from theory to practice," says architect and overall project manager Markus Schärer from fsp Architekten. With the new community center in a central location between the village and the commercial zone, the population will have a center and point of identification, according to the statement by fsp architects.

    According to the planning, the new community center should be ready in June 2023. It will also have an underground garage as well as a parking lot. A photovoltaic system will be installed on the roof to supply energy. The old parish hall may later be converted into a school building.

  • ZHAW researchers and Zühlke are making solar systems cheaper

    ZHAW researchers and Zühlke are making solar systems cheaper

    When building your own photovoltaic system, planning and bureaucracy costs are often more expensive than purchasing the electricity-generating modules. The researcher Franz Baumgartner from the Zurich University of Applied Sciences has dealt with this problem. According to a press release , he is using modern technology to reduce planning costs. Baumgartner, head of the energy and environmental technology course at the ZHAW School of Engineering, is quoted as saying: "With small photovoltaic systems on single-family houses, only a fifth of the costs are now attributable to the modules themselves." The planning of the system and the administration are now similarly expensive necessary documentation.

    Baumgartner and the ZHAW Institute for Energy Systems and Fluid Engineering, in collaboration with the Schlierem-based innovation specialist Zühlke , started at precisely this point. According to the press release, Baumgartner got to know the use of HoloLens glasses in the medical sector and wants to use their advantages in photovoltaics.

    “Up to 15 working hours per system are required for the administrative work,” says Baumgartner. Building applications, fire protection plans and approvals help to drive up costs. It is easier to save money with more efficient processes than with cheaper modules. According to Baumgartner, part of the solution could be the HoloLens. During measurements on flat roofs, for example, the HoloLens glasses show the assembly points of planned systems with an accuracy of two centimeters and then create a virtual image of the system.

    Baumgartner: "In addition to its potential for documenting the entire process, it has a great advantage: it can measure, plan, offer and demonstrate the system to end customers from a single source." Baumgartner: "Because of the high wages, the system will first pay off in Switzerland."

    ZHAW researcher Baumgartner wants to expand its application to all types of flat roofs and covered parking spaces. "We are in the process of formulating a project application for the Federal Office of Energy and have already received positive signals from Bern."