Lakefront income property in Melide

Notices

About this document

This document is provided on a strictly confidential basis, for the sole purpose of allowing the recipient to assess a potential interest in acquiring the property described. It is neither a public offer nor a solicitation to invest. The recipient undertakes not to pass it to third parties without the owner's written consent. Access to the data room requires a signed non-disclosure agreement.

The building is under renovation and is not let. No tenancy agreements are in place. All forward-looking figures in this document — rents, yields, exit values — are estimates built on assumptions stated next to the numbers, and are no guarantee of results.

Contents

1. Cover and key data
2. Notices and contents
3. The transaction at a glance
4. Investment highlights
5. The property
6. Floor-by-floor layout
7. The elevations
8. The side elevations
9. Melide and its market
10. Price positioning
11. Potential rent roll
12. Financial analysis
13. Exit strategy
14. Parking expansion
15. Administrative documentation
16. Market data
17. Sale process and contacts

Sources

Owner's documentation (property description, sale and rental price tables, profitability calculation); floor-area calculation by Porettibanci Architetti (11.2023); UBS Real Estate Local Fact Sheet Melide 12/2025; Raiffeisen Colline del Ceresio valuation; IAZI/CIFI Location Report Melide Q1 2022.

Summary

The transaction on one page

En-bloc sale of a residential building on the shore of Lake Lugano, currently under renovation, with an approved building permit for 13 parking spaces.

The asset. Twelve apartments of 2.5 to 4.5 rooms (Swiss room count) totalling 1,250.50 m² of gross living area (SUC), plus 4 hobby rooms and 13 outdoor parking spaces. Units 11 and 12 are duplex penthouses with an attic level and a terrace of roughly 40 m². The two ground-floor apartments have private gardens of 158 and 120 m². From floor 3 upwards the lake view is unobstructed.

The condition. Renovation is under way. The buyer takes over a building “as is”, with no tenancies in place, and is therefore free to choose the strategy: hold for income, sell the units individually, or combine the two.

The context. Vacancy in Melide fell to 1.1% in 2025, new housing production runs at 0.5% of the stock per year, and only 5.3% of the building zone remains undeveloped. Competing supply is structurally thin.

Scenarios A and B are the owner's two post-renovation pricing assumptions. Financing assumptions are stated on page 12; the building is not let at the date of this document.

Investment highlights

Why this transaction deserves attention

1. Entry price below the median. The average value under scenario A (CHF 7,527/m²) sits below the 30th percentile of UBS transaction data for Melide (CHF 8,046/m²). Scenario B (CHF 8,374/m²) stays below the median of CHF 9,444/m². Detail on page 10.
2. Two ways out. Hold for income at a potential rent of CHF 355,800–393,360 per year, or sell the units individually for an estimated CHF 10.32–11.51 million against a cost basis of 7.5 million.
3. Scarce local supply. Vacancy of 1.1% in 2025 (2.0% in 2020). New production equal to 0.5% of the stock per year, half the Swiss average. Sale listings down from 104 to 85 per quarter between 2023 and 2025.
4. Location. Shore of Lake Lugano in the District of Lugano, with direct access to the Lugano–Milan motorway and rail axis. travel times to be verified
5. Low municipal taxes. Tax burden of 10.9% against a cantonal average of 11.7% (IAZI 2022). Personal income-tax load in Melide sits below the Ticino and Swiss medians across nearly all income brackets (UBS 2025).
6. Expandable parking. Capacity can grow from 13 to 26 or 39 spaces with a car-stacker system, subject to a new building permit. The additional value reaches roughly CHF 1 million at sale prices. Detail on page 14.
7. A diversified unit mix. Apartments from 2.5 to 4.5 rooms, two duplex penthouses and ground-floor gardens address four distinct segments of demand, from singles to families.
8. Permits in place. Building permit for the 13 parking spaces granted. Floor-area calculation filed by Porettibanci Architetti in November 2023.

The property

Residential building, 6815 Melide

A residential building on a slope running down towards the lake. Two apartments per floor around a central stairwell; the two attic levels on floor 6 belong to duplex penthouses 11 and 12. Design and floor-area calculation by Porettibanci Architetti, Paradiso (November 2023). Renovation in progress. progress and completion date to be provided

Hobby rooms: 20 and 16 m² on floor 0, two of 16 m² on floor 1. Parking: 13 outdoor spaces with an approved permit, expandable to 26 or 39 (page 14). Room counts follow the Swiss convention.

The property

Floor-by-floor layout

Private gardens at the base, a full lake view from floor 3, terraces at the top. The grading of the views explains the price ladder across floors.

The prevailing orientation of the area is east and south-east (IAZI): the lake-facing façades catch the morning sun. The building follows the slope; in the architectural numbering the levels correspond to −1, ground and 1st–4th.

Indicative diagram, not to scale. Dimensioned architectural section: to be provided

The property

The elevations

The four façades from the architectural project. The building sits on a slope: the lake-facing front stands entirely above ground, while the uphill front is partly set into the hillside.

Lake front · continuous loggias on every floor and a glazed attic at the top

The property

The side elevations

The two side elevations show how the building meets the slope, and the profile of the pitched roof.

Opposite side elevation

Elevations from the architectural project by Porettibanci Architetti, Paradiso. The drawings are not dimensioned and are reproduced at reduced scale. orientation of the façades to be confirmed

Location and market

Melide and its market

The municipality. Melide is a lakeside municipality in the District of Lugano, linked to the Lugano–Chiasso–Milan axis by the causeway across the lake. Second homes exceed 20% of the housing stock. Average taxable income is CHF 79,265 (Ticino: 74,000) and the share of foreign residents approaches 38%.

Supply. The building zone covers 31.3 hectares; only 5.3% remains undeveloped. Between 2018 and 2022 roughly 6 new apartments were built per year, 0.5% of the stock against a Swiss average of 1.1% (Raiffeisen). Land prices in the upper segment rose 12.5% in one year, to CHF 2,368/m².

Demand. Municipal vacancy fell from 2.0% in 2020 to 1.1% in 2025. Melide's price-to-rent ratio (31.6) remains below the Swiss average (33.0). Listings of owner-occupied apartments dropped from 104 to 85 per quarter between 2023 and 2025.

Context map Lugano–Melide–Chiasso and micro-location rating (1–5 scale, IMBAS/FPRE): to be provided

Price positioning

Against the transaction quantiles

The average per-square-metre value of the two scenarios, set against the price distributions reported by three independent sources for owner-occupied apartments in Melide.

The average condominium price recorded by Raiffeisen in Melide is CHF 9,920/m², 29.8% above the national average. For transparency: UBS quantiles show a one-year change of −0.5% to −2.4%, so average values are easing. Even so, the entry point stays below the 30th–40th percentile.

Potential rents by unit · rent roll

Potential rent roll

Market check: the average apartment rent works out to about CHF 256/m²/year under scenario A and 279 under scenario B. The former falls between the UBS 50th and 70th percentiles (225–270); the latter just above the 70th, towards the 270–351 band. For newly renovated units IAZI recommends the upper band. Net rents, service charges excluded.

Financial analysis

Yields and rate sensitivity

Sensitivity to the mortgage rate (return on equity)

In the unleveraged row, equity equals the full cost of CHF 7,500,000 rather than the CHF 1,875,000 of the leveraged rows: the return on equity therefore matches the net yield.

Exit strategy

Hold for income or sell by unit

An intermediate route. The two duplex penthouses are worth CHF 2.73–3.18 million together, between 26 and 28% of the total break-up value. Selling only the top units at a premium while holding the rest for income is a viable third path. business plan to be developed with the owner

A multi-year DCF analysis of the options can be prepared with the investor's financial adviser.

Composition of the break-up value (scenario B)

Additional value

Parking expansion

The approved building permit covers 13 outdoor spaces. With a car-stacker system, capacity can rise to 26 or 39 spaces, subject to a new permit application.

Unit values: sale CHF 33,800 (A) / 38,800 (B) per space; rent CHF 150 (A) / 180 (B) per month. The 26- and 39-space rows are gross linear extrapolations: they include neither the cost of the stacker system nor permitting costs.

On the demand side: Melide is a lakeside municipality with over 20% second homes, commuter flows towards Lugano and 238 cross-border workers employed locally (UBS 2025). Parking availability is a recurring factor in local negotiations, for sales and lettings alike.

Administrative section

Due-diligence documentation

Document list following Swiss practice. Documents will be made available in the data room after the non-disclosure agreement is signed.

The building's heating system after renovation will be specified in the building specification. The municipal mix reported by UBS for 2023 (51% oil, 21% heat pumps) describes Melide's building stock as a whole, not this property.

Appendix

Market data

UBS Real Estate Local Fact Sheet · 12/2025 (Q3 2025 data)

Population 1,785 (2024, +0.1%) · foreign residents 37.8% · cross-border workers 238 · second homes above 20% of the stock · vacancy 2020→2025: 2.0%→1.1% · condominium listings: from 104 to 85 per quarter (2023→2025) · price-to-rent ratio 31.6 (CH 33.0) · condominium quantiles CHF/m²: 6,196 / 8,046 / 9,444 / 11,216 / 13,210 · rents CHF/m²/year: 171 / 197 / 225 / 270 / 351 (median one-year change +6.1%) · land: average 1,754, upper segment 2,368 CHF/m² (+12.5% in one year) · building zone 31.3 ha, undeveloped share 5.3% · corporate profit tax 15.15% · renovation investment in the municipality: CHF 4.5 m in 2023, against 1.3–1.6 m in prior years.

Raiffeisen · Banca Colline del Ceresio

Average condominium price CHF 9,920/m² (+29.8% versus the Swiss average of 7,640) · percentiles for 4-room units: 6,280 / 8,260 / 9,720 / 11,100 / 13,100 · net asking rent 217 CHF/m²/year (CH 242) · rent percentiles: 172 / 198 / 225 / 256 / 334 · five-year average vacancy 1.6%, in line with Switzerland · 1,316 housing units, 62.3% rented · new production 2018–2022: about 6 apartments per year, 0.5% of the stock (CH 1.1%).

IAZI/CIFI Location Report · Q1 2022

Population 1,830 (2020, +0.3% per year over five years) · tax burden 10.9% (TI 11.7%) · vacancy 1.4% (June 2021) · property prices +3.2% over five years (TI +7.6%) · median condominium price CHF 945,000 (district 904,000, TI 811,000) · condominium CHF/m², mid segment: 8,600 (2.5 rooms), 8,500 (3.5), 8,200 (4.5); upper segment 9,500–11,300 · net rents, above-average object: 280 / 240 / 220 CHF/m²/year for 2.5 / 3.5 / 4.5 rooms · stock of 1,313 apartments, 75 new in five years (5.7%) · prevailing orientation E/SE (41% and 54%), median summer sunshine 10.7 hours · average taxable income CHF 79,265.

Process and contacts

Next steps

Disclaimer

The information in this document is provided in good faith on the basis of documentation made available by the owner and of third-party market sources (UBS, Raiffeisen, IAZI/CIFI) cited in the text. Accuracy and completeness are not guaranteed. This document is neither a public offer, nor investment advice, nor a valuation. Financial projections — potential rents, yields, exit values — are estimates based on the assumptions stated in the document and are no guarantee of results; the building is under renovation and not let at the date of writing. Investors must carry out independent legal, technical, tax and financial verifications before any decision. Confidential document: reproduction and distribution are prohibited without written consent. Errors and omissions excepted; data subject to change without notice.