With CHF 4 million, where to buy on Geneva’s Left Bank?

Four million francs is a budget that opens up almost the entire Left Bank of Geneva. But it doesn’t open the same door everywhere: in Cologny, it buys a house on 800 m² of land; in Corsier, ten minutes further on, 1’460 m². This article does not rely on per-square-metre listing prices; it reads the 971 sales published in the land register over the past twelve months, municipality by municipality, for three budgets: two, four and eight million.

What 971 sales tell you, and what they don’t

Every sale completed in the canton is published with its price, plot and address. Rousseau 5 tracks these publications for the municipalities of the Left Bank and the lake-facing districts of the city: 971 residential sales over the past twelve months, 759 apartments and 210 houses, for a total volume of CHF 2.70 billion. This is the only data set that describes what was actually paid, not what was advertised.

Two limitations, stated before the figures. For a house, the publication gives the plot size, never the living space: so it is the land that we compare, and it is indeed the land that drives the price on the Left Bank. For an apartment, the published plot is that of the building; it says nothing about the unit itself. We therefore use the median price per m² for PPE (condominium) properties published by the Office cantonal de la statistique for each municipality, and divide the budget by this price. Finally, around a given budget, some municipalities record three sales and others thirty: when the sample is thin, we say so.

With CHF 4 million: a house in around ten municipalities

At four million, a house exists in nineteen municipalities of the Left Bank, but with very uneven sample sizes. Where sales are numerous enough to draw conclusions, here is the median plot size of houses sold between 3.4 and 4.6 million over the past twelve months.

• Collonge-Bellerive: 1’200 m² of land at the median, based on 7 sales close to the budget out of 31 houses sold during the year. The budget exceeds nearly one sale in two. Example: route de La-Capite, February 2026, CHF 4’000’000.-, 3’558 m²; chemin du Pré-d’Orsat, March 2026, CHF 4’266’000.-, 1’016 m².
• Corsier: 1’460 m² at the median, based on 3 sales between 3.2 and 4.05 million, a widened window due to a lack of closer sales. Chemin du Chasselas, August 2026, CHF 4’050’000.-, 1’460 m².
• Anières: 1’257 m² at the median, based on 3 sales close to the budget out of 10 houses sold. Chemin du Nant-d’Aisy, April 2026, CHF 4’300’000.-, 912 m².
• Veyrier: 1’056 m² at the median, and above all a budget that exceeds 92% of the 36 houses sold during the year: at four million, you have a choice. Chemin du Feuillet, August 2026, CHF 3’620’000.-, 933 m²; chemin de la Pointe-du-Plan, June 2026, CHF 3’335’000.-, 1’179 m².
• Vandœuvres: 1’081 m² at the median, based on 3 sales between 3.4 and 3.5 million, with a considerable gap from one lane to another: 466 m² at l’Ecorcherie, 1’435 m² at Hauts-Crêts, at the same price.
• Cologny: 831 m² at the median, based on 4 sales close to the budget. The budget exceeds only 28% of the 18 houses sold: in Cologny, four million is an entry ticket. Chemin de Ruth, March 2026, CHF 4’130’000.-, 567 m²; chemin du Jerlon, August 2026, CHF 3’700’000.-, 861 m².
• Chêne-Bougeries: 707 m² at the median, based on just 2 sales within a window widened to twenty-four months. Chemin Naville, August 2026, CHF 3’250’000.-, 939 m².

The official benchmark confirms this hierarchy: OCSTAT publishes, for 2024, a median price for detached houses of CHF 6’200’000.- in Cologny, CHF 4’200’000.- in Vandœuvres, CHF 3’990’000.- in Chêne-Bougeries, CHF 3’450’000.- in Collonge-Bellerive and CHF 2’352’000.- in Veyrier. Four million is above the median in three of these five municipalities, and below it in the two most expensive.

With CHF 4 million: an apartment of 250 to 400 m²

For an apartment, the reasoning is based on the price per m² for PPE properties in each municipality, as published by OCSTAT for 2024. Four million divided by this price gives the surface area you can aim for, excluding fees.

• Eaux-Vives: CHF 15’613.- per m² at the median, or around 256 m². This is the most expensive area within our scope, and the most active: 111 apartments sold during the year, including 11 between 3.4 and 4.6 million. Avenue Alice-et-William-Favre, March 2026, CHF 4’000’000.-.
• Cologny: CHF 13’436.- per m², around 298 m².
• Geneva, city: CHF 12’796.- per m², around 313 m². Avenue de Champel, June 2026, CHF 3’995’000.-; rue des Falaises, June 2026, CHF 4’200’000.-.
• Carouge: CHF 12’718.- per m², around 315 m². Rue des Horlogers, August 2026, CHF 4’115’256.-.
• Chêne-Bougeries: CHF 12’376.- per m², around 323 m². Chemin de la Mousse, March 2026, CHF 3’921’000.-.
• Veyrier, Thônex, Plan-les-Ouates: between CHF 9’365.- and 9’947.- per m², or a theoretical 400 to 430 m². In practice, no apartment at this price sold in these three municipalities over the past twelve months: the market doesn’t reach that high there, and the budget exceeds almost all sales. That is a signal in itself.

With CHF 2 million: a house is still possible, provided you move away from the lake

Two million remains a house-buying budget on the Left Bank, but no longer right by the lake. The solid samples are found in the southern and eastern outskirts.

• Thônex: 546 m² of land at the median, based on 12 sales between 1.7 and 2.3 million out of 24 houses sold. Chemin du Foron, June 2026, CHF 1’975’000.-, 555 m².
• Veyrier: 542 m² at the median, based on 15 sales close to the budget. Chemin des Tritons, May 2026, CHF 1’990’000.-, 366 m².
• Plan-les-Ouates: 733 m² at the median, based on 6 sales; the budget exceeds 80% of houses sold. Chemin des Serves, July 2026, CHF 1’950’000.-, 697 m².
• Vernier: 603 m² at the median, based on 6 sales; chemin de l’Etang, August 2026, CHF 1’850’000.-, 1’068 m².
• Anières: 345 m² at the median based on 3 sales; at this budget you enter the village with a small plot. Chemin des Hutins, August 2026, CHF 1’825’000.-, 312 m².

On the apartment side, two million is worth around 128 m² in Eaux-Vives, 149 m² in Cologny, 156 m² in the city, 162 m² in Chêne-Bougeries, and more than 200 m² in Veyrier, Thônex or Plan-les-Ouates, again based on OCSTAT’s 2024 median prices.

With CHF 8 million: large plots on the hillside and by the lake

At eight million, sales close to the budget can be counted on the fingers of one hand per municipality, and you often need to look back over twenty-four months. Yet they say something clear: the plot changes scale.

• Cologny: 1’616 m² at the median, based on 3 sales between 6 and 10 million. Chemin des Hauts-Crêts, July 2026, CHF 8’600’000.-, 2’998 m²; chemin du Pré-Langard, June 2026, CHF 6’670’000.-, 1’616 m².
• Collonge-Bellerive: 1’633 m² at the median, based on 3 sales; chemin de La-Petite-Californie, August 2026, CHF 6’350’000.-, 2’119 m².
• Anières: 2’112 m² at the median based on 2 sales; chemin de Bézaley, March 2026, CHF 6’250’000.-, 2’635 m².
• Chêne-Bougeries: 1’267 m² at the median, based on 5 sales close to the budget, the best-supplied municipality at this level. Avenue de l’Ermitage, July 2026, CHF 8’200’000.-, 2’909 m².

For an apartment, eight million represents around 512 m² in Eaux-Vives and 625 m² in the city at the median price; in practice, these are rare properties. Quai Wilson, March 2026, CHF 8’400’000.-; route de Malagnou, July 2026, CHF 8’150’000.-.

The trade-off: ten minutes, and the plot doubles

Line up the three lakeside municipalities at the same budget of four million. Cologny, ten minutes from the centre by car, 831 m² at the median. Collonge-Bellerive, fifteen minutes away, 1’200 m². Corsier, twenty-two minutes away, 1’460 m². The budget is the same; what changes is the price of the land, which falls the further you get from Port-Noir, and the surface area you get for that land, which rises almost proportionally.

The same reading applies to the south. At two million, Thônex and Veyrier give you 540 m² of land, whereas Anières gives you 345 m², but Anières gives you the lake. Neither answer is better than the other: they correspond to different ways of life. This is precisely why a budget should be discussed municipality by municipality, and never with an average price per m² for the canton.

How to use this

These figures relate to one year and one budget; yours will differ. The Rousseau 5 virtual broker redoes this calculation in five questions for your budget, your type of property and your way of living, and opens up each figure to the sales that underpin it, including an aerial view. The transactions map shows the 971 sales one by one, and each municipality profile places them back in their market context. If the budget itself still needs to be worked out, the mortgage simulator calculates it according to Swiss banking criteria, and the buyer’s guide takes you through the rest of the process. Once you know where you want to live, a broker from the agency knows the addresses, including those that appear on no listing site.