Published on and written by Cyril Jarnias
Nestled between Switzerland and Austria, Liechtenstein may seem like a small slice of alpine paradise
But finding housing in this tiny state isn’t always a simple matter. With an area of just 160 square kilometers and a population of about 40,000, the real estate market is not only limited but also highly competitive.
Whether you’re an expatriate, cross-border worker, or simply looking for a residence in this picturesque country, it’s crucial to know the best strategies to maximize your chances of finding the ideal housing.
This article will provide you with essential tips to guide you in this quest and approach this important step of your relocation with confidence.
Good to know:
The real estate market in Liechtenstein is particularly dynamic due to the country’s small size and privileged geographical location.
Finding the ideal housing in Liechtenstein: practical tips
When searching for housing in Liechtenstein, several essential criteria must be considered to find the ideal home:
Search Criteria
- Budget: It’s crucial to set a maximum budget to avoid financial surprises. Rents are generally high in Liechtenstein.
- Location: Proximity to workplaces, schools, and transportation infrastructure is essential. Location also influences accessibility to local services and recreational activities.
- Type of Housing: Choice between apartment, single-family home, or shared accommodation, depending on personal needs and preferences.
- Amenities and Storage: Preference for furnished housing or units with appliances to optimize living space.
Cultural and Administrative Specificities
Liechtenstein has a unique culture with strict regulations to preserve the environment and local architecture. Administrative procedures can be complex, so it’s advisable to inquire about local requirements.
Local Resources
To check available housing listings, it’s recommended to use:
- Local Real Estate Agencies: Such as Immobilienscout24 and Immo Liechtenstein.
- Online Platforms: Like HousingAnywhere and WG-Gesucht for roommates.
- Specialized Services: Like Remoters for personalized assistance.
Interpreting Real Estate Listings
It’s important to understand the local language (German) and real estate conventions. Listings may include specific terms like “Furnished” or “Unfurnished.”
Transportation Infrastructure
Liechtenstein has a well-developed public transportation network, but it doesn’t have a subway system. Buses and trains connect main towns and neighboring regions. Proximity to bus stops or train stations is an advantage for easy mobility.
Search Periods
The best times to search for housing are generally at the beginning of the season when listings are more abundant. It’s advisable to start searching several months in advance, especially for student housing.
Financial Aspects
- Budget to Plan: Understand that prices are high and include additional costs like security deposits.
- Financing Options: Explore loan options or financial assistance for purchase or rental.
- Rental Options: Choice between short-term or long-term rental, depending on personal needs and local conditions.
Approximate Cost Table
| Type of Housing | Average Monthly Rent |
|---|---|
| 1-2 Bedroom Apartment | High |
| Single-Family Home | Very High |
Financial Tips
- Budget Planning: Set aside funds for security deposits and agency fees.
- Flexibility: Be prepared to adjust expectations based on the local market and availability.
Good to know:
When searching for your ideal housing in Liechtenstein, it’s crucial to consider criteria such as location, taking into account transportation infrastructure that facilitates access to the country’s main economic and tourist areas. Understanding cultural and administrative specificities can help you better interpret real estate listings, often written in German, and understand local expectations regarding comfort and lifestyle. Although small, the Liechtenstein real estate market is competitive, so consulting local resources like real estate agencies and online platforms proves essential. The beginning of the year is recommended for searching due to high turnover of cross-border workers. In terms of finances, prepare a substantial budget as the cost of living is high, and inquire about financing and rental options, including short-term and long-term contracts, often influenced by European standards.
Estimating your housing budget in Liechtenstein
The real estate market in Liechtenstein offers a range of prices depending on the type of housing and location. Apartments, houses, and studios are available in very different price ranges, influenced by several key factors.
Average price range by housing type
| Housing type | Average price per m² (€) | Typical location |
| Apartment | 5,000 – 12,000 | Vaduz (high), Balzers/Schaan (low) |
| House | 5,000 – 12,000+ | City center or outskirts depending on size and standard |
| Studio | ~6,000 | Mainly in urban centers |
In Vaduz, the capital and financial center, prices often reach the country’s highest levels. In less central areas like Balzers or Schaan, costs can be significantly lower.
Factors influencing costs:
- Location: Proximity to city center, nearby amenities.
- Size: Living area and number of rooms.
- Amenities: Presence of private parking, balcony/terrace, high-end features.
- Property condition: Recent renovation or need for work.
- Local economic situation: Economic dynamism of the neighborhood or municipality.
To get accurate information on current prices:
- Regularly consult real estate portals specialized for Liechtenstein such as Realadvisor.ch or Aparthotel.com.
- Contact local real estate agencies directly that have updated information on availability and demand.
- Use interactive tools offered by these platforms to refine your search according to your criteria (area, location).
Additional expenses to consider when buying or renting
- Monthly rental charges (hot water, collective heating)
- Real estate agency fees
- Rental: generally equivalent to one month’s rent
- Purchase: between 1% and 3% of total amount
- Annual local taxes
- Variable property taxes depending on municipality
- Land registry registration fees
For a quick estimate:
Total estimate = Purchase/rental price + Agency fees + Local taxes + Current charges
Non-exhaustive list:
- Specialized portals
- Realadvisor.ch
- Aparthotel.com
- Local agencies
- Request a personalized appointment
- Official resources
- Municipal registries
Tips to save during your search:
Expand your geographical area to less sought-after neighboring municipalities. Compare multiple similar listings before any final decision. Negotiate with the agency to reduce certain additional fees if possible. Opt for a property requiring some light work if you're ready to invest in minor renovation; this can allow for better negotiation on the initial price.
Finally, keep in mind that some properties sometimes benefit from a location premium due to their exceptional situation; systematically verify all these points before any final signing.
Good to know:
In Liechtenstein, estimating your housing budget is crucial to avoid surprises. On average, an apartment costs between 1,500 and 2,500 CHF per month, a house between 2,500 and 4,000 CHF, and a studio around 1,200 CHF. These prices vary depending on location, size, and available amenities. Urban areas such as Vaduz are generally more expensive. Don’t forget to add rental charges, agency fees, and local taxes to your overall budget. For accurate information, consult specialized sites like ImmoStreet or look for local listings. Platforms like Comparis.ch allow you to compare costs and evaluate additional expenses. To save money, consider shared accommodations or look for offers on local forums.
Neighborhoods favored by expatriates in Liechtenstein
The neighborhoods most favored by expatriates in Liechtenstein are mainly concentrated in the municipalities of Vaduz, Schaan, Triesen and Balzers.
| Neighborhood/Municipality | Assets for expatriates | Educational infrastructure | Transportation & access | Types of housing |
| Vaduz | Proximity to financial and government institutions, dynamic cultural life (museums, events), spectacular alpine landscapes, varied shops and restaurants. | International schools nearby (particularly in neighboring Switzerland), modern daycare centers. | Frequent buses to Switzerland/other cities in the country; developed bike paths; easy access to major roadways. | Modern apartments with castle or mountain views; family homes on the outskirts. |
| Schaan | Country’s economic hub (many international companies), cosmopolitan atmosphere, varied commerce, complete sports facilities. Active community life that facilitates rapid integration of newcomers. | Local schools renowned for their academic standards; multilingual childcare facilities. | Efficient road network connecting the entire Rhine Valley; central bus stops. | Recent high-end residences and some spacious villas sought after by expatriate families. |
| Triesen | Quiet, green residential environment appreciated by families thanks to its green spaces and safe walking trails; proximity to Vaduz without the tourist bustle. | Modern municipal daycare; recognized primary schools. | Good bus connections to Vaduz/Schaan; soft mobility encouraged. | Single-family homes with private gardens highly sought after by foreign couples/families. |
Common strengths observed in these neighborhoods:
- High security
- Remarkable quality of life
- Quick access to major economic centers
- International atmosphere fostered by the presence of other expatriates
Attractive social amenities:
- Multipurpose sports centers (indoor pools, fitness rooms)
- Franco-German cultural clubs facilitating meetings between newcomers
- Associations dedicated to foreigner integration
Anecdotes & expatriate testimonials:
“What struck me when moving to Schaan was the warm welcome from the neighborhood: right after our arrival we were invited to the local club for a discovery evening… Real mutual support among expatriates!”
“In Vaduz I really appreciate the possibility of walking or biking to work while enjoying the Alpine panorama every day – a rare luxury elsewhere!”
Educational infrastructure is a determining factor: several expatriates mention choosing to settle near schools offering bilingual or international education to facilitate their children’s adaptation.
Finally, it’s recommended for newcomers:
- To quickly open a local bank account;
- To actively participate in local community activities;
- To prioritize thorough administrative preparation before moving.
Liechtenstein discretion combined with exceptional quality of life explains why these neighborhoods appeal so much to the international community.
Good to know:
In Vaduz, expatriates are attracted to neighborhoods like Ebenholz and Vaduz Dorf, prized for their proximity to the city’s economic and cultural center as well as the quality of life they offer. Ebenholz stands out for its modern amenities and spacious housing, while Vaduz Dorf appeals with its friendly atmosphere and well-developed infrastructure, including renowned international schools and efficient public transportation. Schaan is also popular, thanks to its robust industrial connections and welcoming social amenities, such as sports clubs and community centers. Resident testimonials highlight the warm welcome from locals and networking opportunities offered in these neighborhoods, which facilitate integration and strengthen the sense of belonging to a dynamic international community.
Disclaimer: The information provided on this website is for informational purposes only and does not constitute financial, legal, or professional advice. We encourage you to consult qualified experts before making any investment, real estate, or expatriation decisions. Although we strive to maintain up-to-date and accurate information, we do not guarantee the completeness, accuracy, or timeliness of the proposed content. As investment and expatriation involve risks, we disclaim any liability for potential losses or damages arising from the use of this site. Your use of this site confirms your acceptance of these terms and your understanding of the associated risks.
Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
