Estate agency in Eaux-Vives (Genève)
From the quays to the Eaux-Vives village, the district lives facing the Jet d'eau: port, parks, beach and the Léman Express station — the city on the lakeshore.
Eaux-Vives, the city on the lakeshore.
From the quays to the lanes of the Eaux-Vives village (1207), the district lives facing the Jet d'eau. The port, the La Grange and Eaux-Vives parks, the Eaux-Vives beach and its promenade: it is the only sector of the city where you live the lake daily, a few minutes' walk from the centre.
The arrival of the Léman Express and the Eaux-Vives station has transformed the district: new condominiums, shops, restaurants and an accessibility that puts Annemasse eight minutes away and Cornavin five. Prices sit above the City average, driven by the lake view and the neighbourhood life — it is one of Geneva's most sought-after sectors.
A correctly priced Eaux-Vives apartment often sells in thirty to forty-five days. Rousseau 5 follows every transaction recorded in the sector and knows the worth of a high floor on the quays, a garden-level near La Grange or a characterful building in the village.
Eaux-Vives, key figures
- Postcode1207
- BankLeft Bank — quays and village
- Central Geneva≈ 5 min
- Housing profileLake-view apartments & recent condominiums
- Official websitegeneve.ch
Sales history 2026
Calculated automatically from transactions recorded in the municipality — nothing is entered by hand, nothing is estimated.
Breakdown by number of transactions
Breakdown by volume (CHF)
What actually sold in Eaux-Vives
Not asking prices — prices agreed and officially recorded. This is the reference we use to value your property or defend your offer.
| Type | Land | Sale price | Date |
|---|---|---|---|
| Apartment | — | CHF 1’661’000 | July 2026 |
| Apartment | — | CHF 1’423’000 | July 2026 |
| Apartment | — | CHF 2’595’000 | June 2026 |
| Apartment | — | CHF 3’550’000 | June 2026 |
| Apartment | — | CHF 2’400’000 | June 2026 |
| Apartment | — | CHF 2’830’000 | June 2026 |
| Apartment | — | CHF 1’950’000 | June 2026 |
| Apartment | — | CHF 2’890’000 | June 2026 |
Sources: official transactions of the canton of Geneva. The table shows the commune’s sales over the last two calendar years.
The streets where sales were recorded in Eaux-Vives
28 streets in Eaux-Vives recorded at least one sale over the last two calendar years. A median price is shown only from three sales onwards — below that, it would describe nothing but a single case.
- Avenue Eugène-Pittard 7 sales median CHF 2’625’000
- Route de Florissant 7 sales median CHF 2’170’000
- Rue Michel-Chauvet 7 sales median CHF 1’650’000
- Avenue Krieg 3 sales median CHF 1’875’000
- Quai Gustave-Ador 3 sales median CHF 5’600’000
- Avenue Alice-et-William-Favre 2 sales
- Chemin Rieu 2 sales
- Chemin de la Petite-Boissière 2 sales
- Route de Frontenex 2 sales
- Route de Malagnou 2 sales
- Rue Crespin 2 sales
- Rue Giovanni-Gambini 2 sales
- Rue Le-Corbusier 2 sales
- Rue Robert-De-Traz 2 sales
- Avenue Pictet-De-Rochemont 1 sale
- Avenue de l'Amandolier 1 sale
- Avenue de la Gare-des-Eaux-Vives 1 sale
- Chemin Doctoresse-Champendal 1 sale
- Chemin des Pins 1 sale
- Route de Chêne 1 sale
- Rue Adrien-Lachenal 1 sale
- Rue Cécile-Biéler-Butticaz 1 sale
- Rue Ferdinand-Hodler 1 sale
- Rue Maunoir 1 sale
Show the 4 other streets
- Rue Pedro-Meylan 1 sale
- Rue Zurlinden 1 sale
- Rue de l'Avenir 1 sale
- Rue des Eaux-Vives 1 sale
Only sales whose address is resolved with certainty appear here. House numbers are not published: for a specific address, the tool below finds the sales around it. What your neighbour sold for →
Rousseau 5 is the Geneva Left Bank estate agency active in Eaux-Vives, specialising in the sale, valuation and appraisal of property (apartments, villas, prestige homes). Working on the Left Bank since 2012, the agency covers every neighbourhood of Eaux-Vives (Quays, Eaux-Vives village, CEVA station, La Grange). Free valuation within 24 hours, full support through to the notarial deed. Contact: .
Price per m² by neighbourhood in Eaux-Vives
Prices vary considerably from one neighbourhood to another. Here are the ranges observed in 2026.
| Neighbourhood | Min. price CHF/m² | Max. price CHF/m² | Distinctive feature |
|---|---|---|---|
| Quays · lake view | 16’000 | 22’000 | Direct views, the most sought-after |
| Eaux-Vives village | 14’000 | 19’000 | Characterful buildings, shops |
| Eaux-Vives station (CEVA) | 13’500 | 18’000 | Recent condominiums, Léman Express |
| La Grange · Frontenex | 14’000 | 19’500 | Parks, quiet residential |
Property prices in Eaux-Vives: 2020 → 2026
The Eaux-Vives property market: what you need to know
Eaux-Vives (1207) posts the highest average price in the City of Geneva, around 17,160 CHF/m². The market is dominated by the apartment: the apartment median (around 17,320 CHF/m²) clearly exceeds that of the sector's rare houses (around 15,880 CHF/m²), the opposite of what is seen elsewhere on the Left Bank. The lake view makes most of the value gap: the same apartment gains several thousand francs per m² depending on its floor and orientation. The opening of the CEVA station created a second market, that of the recent condominiums around the station, highly sought by commuting executives. The sector's indicators — 75 days average selling time, 19.8% growth over five years, 45.5 centimes taxation — are those of the City of Geneva.
Living in Eaux-Vives
Schools
- Primary schools of Eaux-Vives, Montchoisy and Rue de Villereuse
- Grandes-Communes and La Florence secondary schools nearby
- Collège Calvin and Collège de Candolle (city centre)
- International School of Geneva — La Grande Boissière (nearby)
Transport
- Eaux-Vives station — Léman Express (Cornavin 5 min, Annemasse 8 min)
- Tram 12 and buses 2, 6, 9, 25, 33
- Geneva Mouettes boats to the Right Bank
- Airport 20 min by Léman Express
Shops & leisure
- Eaux-Vives port and Eaux-Vives beach
- La Grange and Eaux-Vives parks
- Rue des Eaux-Vives and the Place des Eaux-Vives market
- CEVA station district: shops, restaurants, cinema
Taxation
Around the cantonal average
Casatax, capital gains tax, tax value, development zone: the Geneva property vocabulary, defined
Lake view, Léman Express station, parks and neighbourhood life: the city's most sought-after sector, always quick to resell.
Average gross rental yield: 2.7%How we value your property in Eaux-Vives
Local comparative analysis
Cross-referencing of completed transactions across the neighbourhoods of Eaux-Vives, adjusted per m² by micro-area — based on sales actually recorded.
Visit and on-site reading
Free visit within 48 hours. Assessment of general condition, fittings, aspect, service charges, surveys and the potential added value of works.
Calibration against the 2026 market
Applying the trend observed in Eaux-Vives and the municipality's typical buyer profile.
Confidential written report
Recommended price, lower and upper range, marketing strategy, estimated timeline. With no obligation.
Why choose us as your agency in Eaux-Vives
Detailed knowledge of Eaux-Vives
On the Left Bank since 2012: the micro-markets, the neighbourhoods, the addresses — and their transactions.
A network of qualified buyers
A database of buyers actively searching, alerted first — including for off-market sales.
Transparent client rating
A transparent client rating, verifiable on Google.
Free valuation within 24 hours
A quick answer, with no obligation, entirely confidential.
A dedicated broker
The same contact from valuation to notarial deed — never a file passed from hand to hand.
Premium marketing
HD photography, 2D/3D plans, drone film, targeted multi-channel exposure — or complete discretion, off-market.
Eaux-Vives against neighbouring municipalities
| Municipality | Average price per m² | Five-year change | Time to sell |
|---|---|---|---|
| Eaux-Vives (you are here) | 17'161 CHF | — | — |
| Champel-Florissant | 16'486 CHF | — | — |
| Genève | 14'500 CHF | +19.8% | 75j |
| Cologny | 19'500 CHF | +18.2% | 120j |
| Chêne-Bougeries | 13'800 CHF | +20% | 85j |
Looking to buy in Eaux-Vives? Part of the market is never advertised — register your search and we will alert you first, including off-market.
Submit my search →FAQ — Property in Eaux-Vives
15 concrete answers to the questions most often asked about Eaux-Vives
What is the price per m² in Eaux-Vives in 2026?
The average price of the 1207 sector stands at around 17,160 CHF/m² — the highest in the City of Geneva. Apartments post a median close to 17,320 CHF/m², the lake-view quays rise to 22,000, the village sits between 14,000 and 19,000 and the CEVA station sector between 13,500 and 18,000.
Is Eaux-Vives a municipality or a district?
It is a sector of the City of Geneva, with its own postcode (1207). Its property market is distinct — hence this dedicated page — but its taxation (45.5 centimes), its schools and its administration belong to the City of Geneva.
Which is the best estate agency in Eaux-Vives?
The one that can put a figure on what one more floor is worth on the quays. Rousseau 5, a Left Bank agency since 2012, follows every transaction recorded in the sector, from the village's characterful buildings to the recent condominiums of the CEVA station.
How long does it take on average to sell a property in Eaux-Vives?
The city average is around 75 days, but a well-priced Eaux-Vives apartment often sells in 30 to 45 days: it is one of Geneva's most liquid sectors.
How do I get a free valuation in Eaux-Vives?
In three minutes on our online valuation page, or with a Rousseau 5 broker who visits free of charge within 48 hours. Here, the floor, the orientation and the lake view account for most of the value: the visit is decisive.
How much is the agency commission in Eaux-Vives?
The brokerage commission is discussed according to the property, the mandate and the support expected: there is no single rate. It is only due upon the successful sale, and it is set out in writing in the mandate.
Exclusive or open mandate in Eaux-Vives — which is better?
Exclusivity remains preferable, even in a fast market: it protects the price, avoids a multiplication of visits and allows a discreet sale when the owner wishes.
What is the property tax situation in Eaux-Vives?
As the sector belongs to the City of Geneva, the municipal rate is 45.5 additional centimes. On resale, Geneva's IBGI applies according to the holding period (from 50% under 2 years to 2% beyond 25 years).
What are the notary fees when buying in Eaux-Vives?
Allow around 4% of the price: 3% registration duties, Land Registry fees and the notary's fees. These costs are paid on top of your equity.
Which surveys are compulsory when selling in Eaux-Vives?
An asbestos survey for buildings predating 1991 — most of the stock of the village and the quays. Add the condominium documents (regulations, accounts, renovation fund), the Land Registry extract and the plans. The recent condominiums of the CEVA station are exempt.
How does a property inheritance work in Eaux-Vives?
Taxation of the gain is deferred: the heir takes over the deceased's holding period — a family apartment on the quays held for a long time reaches the floor IBGI rate of 2%. Rousseau 5 assists estates with a neutral valuation.
Is it better to rent out or sell a property in Eaux-Vives?
The average gross rental yield runs around 2.7%, with very strong rental demand tied to the station and the lake. Letting is safe; selling benefits from a market where resale is quick. A broker works through both scenarios with you.
What is an off-market sale in Eaux-Vives?
A sale without public advertising, reserved for qualified buyers. Frequent for lake-view apartments: demand is such that publication is not always necessary. Rousseau 5 drives this market with its base of active buyers.
Which are the best parts of Eaux-Vives?
The quays for the direct lake view; the Eaux-Vives village for its characterful buildings and its shops; the La Grange and Frontenex sector for the parks and the calm; the CEVA station surroundings for recent condominiums and accessibility.
What is the buyer profile in Eaux-Vives?
International executives, urban couples and families who want the lake and the parks without leaving the city. The Léman Express station has added a clientele of commuters towards neighbouring France and Lausanne.
Our expertise in neighbouring municipalities
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