Key location factors for Aarau at a glance.
Aarau is predominantly a single-family housing area: 55 % of residential buildings are single-family homes, 9 % have 2 units.
The median build year 2011 is above the Swiss average (1991). 6 % of buildings date from before 1980.
Heat pumps are recorded in 11 % of updated GWR entries (from 2015).
Source: Own analysis of public Swiss real estate data · Net rent excl. utilities · Market analysis as of May 2026
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Noise, sunlight and public transport vary significantly within Aarau — street by street. Check a specific address:
| Buy | Rent per month | |
|---|---|---|
| Studio | CHF 600k–700k | CHF 900–1'100 |
| 2 rooms | CHF 650k–750k | CHF 1'400–1'600 |
| 3 rooms | CHF 750k–850k | CHF 1'800–2'000 |
| 4 rooms | CHF 850k–950k | CHF 2'100–2'300 |
| 5 rooms | CHF 1.05M–1.15M | CHF 2'500–2'700 |
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The market has shown strong growth over recent years and decades. Prices have risen considerably, reflecting sustained demand for housing in this cantonal capital. This upward trend has been particularly noticeable in the past year.
Yes, the market currently favors sellers. Available properties for purchase are very scarce, and rental options are also limited. Prospective buyers and tenants should expect competition and potentially longer search periods.
As a cantonal capital, Aarau typically offers comprehensive schools, healthcare, and family services. The town's size provides urban amenities while maintaining a manageable scale. However, the tight housing market may make finding suitable family accommodation challenging.
Both markets are constrained, but purchasing faces particularly limited supply. Given the strong long-term price growth, buying could build equity, though finding available properties requires patience. Renting offers flexibility but also faces tight availability.
Aarau combines cantonal capital infrastructure with mid-range pricing, making it more accessible than premium cities like Zurich or Basel. Excellent rail connections provide access to major centers while maintaining a distinct local character and community feel.
Rents in the range of CHF 22-27/m²/mo. serve as a reference value for market-rate listings in Aarau. Individual listings may vary significantly depending on location, condition, and floor.
Rental prices in Aarau are currently typically in the range CHF 22-27 per m² per month (range depending on location, condition and floor). A 70 m² apartment thus comes to roughly CHF 1,600–1,850 per month as net cold rent — the effective market range starts lower for small apartments and rises disproportionately for large ones.
The m² price for owner-occupied apartments in Aarau is typically in the range CHF 7'800-8'700 per m². The actual range depends heavily on location, year built, finish standard and views.
The m² price for houses in Aarau is typically in the range CHF 7'500-9'700 per m² (defensive range ±12 %). House prices vary considerably depending on plot size, buildability and micro-location within the municipality — a direct m² comparison serves only as an initial orientation.
The effective tax burden in Aarau is 16.6 % on income — for a gross income of CHF 150,000 (single, without church tax) this amounts to roughly CHF 24,845 per year. The Swiss median is 19.8 %; the burden in Aarau is below. Source: Swiss Federal Tax Administration tax burden statistics 2025.
No — in Aarau the share of second homes is 11.0 %, below the 20 % threshold. The second-home law does not apply here, and new second homes are generally permitted. Source: Federal Office for Spatial Development (ARE), 2025.
A first reference point is the local price per square metre: in Aarau the median is around CHF 8'233 per m² for condominiums. A realistic estimate also factors in location, year of construction, condition, fit-out quality and view. For a free, property-specific indication you can use the Immoskop analysis tool: enter the address and property details to receive a data-based reference value — as guidance, not a substitute for an official or bank-verified valuation.
Comparison with neighbouring municipalities — purchase price difference to Aarau colour-coded.
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