Every Montreux apartment owner eventually faces the same fork in the road: rent it out night by night on Airbnb, or lease it long-term? In 2026 that question is sharper than it has been in years, because the short-term market on the Swiss Riviera has quietly changed. Nightly prices are still strong — summer rates on good properties run CHF 150–400, and top listings push far higher — but occupancy has been sliding. Across Montreux and Vevey, average occupancy fell roughly 11–18% year on year while nightly rates held, dragging revenue per available night (RevPAR) down around 15%.
That is not to say short-term is dead. It is to say the two options now sit closer than they used to, and the right answer depends on your property, your time and your goal. This guide lays out the honest numbers for a Montreux owner deciding between the two.
Short answer: Short-term still has the higher ceiling — a well-managed Riviera apartment can gross CHF 50,000–80,000 in a strong year — but it takes real work and its occupancy has been falling. Long-term delivers a lower, near-guaranteed and nearly hands-off income (typically CHF 26,000–42,000 for a family apartment). In 2026, for owners without time or appetite for guest turnover, long-term under good management is increasingly the rational default.
In this guide
What the Riviera market says in 2026
Look at the July 2026 numbers for Montreux and Vevey (AirROI Atlas market data) and one fact stands out: prices held, demand softened.
| July 2026 | Montreux | Vevey |
|---|---|---|
| Median nightly rate | ~CHF 233 | ~CHF 199 |
| Occupancy | 47% → −11% YoY | 39% → −18% YoY |
| RevPAR change YoY | −15% | −13% |
The pattern is consistent: winter occupancy on the Riviera dips to 25–37%, and many owners now block their listing for months rather than discount it. Short-term income is increasingly a summer-and-peak-season business. Long-term income does not care about any of this.
Short-term: the ceiling and the cost
The upside is real. Across the Riviera, well-run short-term apartments earn substantially more per square metre than their long-term equivalent — a strong lakefront unit can gross CHF 50,000–80,000 when occupancy is good and summer rates are applied properly. But that headline hides three costs:
- Effort. Turnover, cleaning, check-ins, guest communication, reviews and re-pricing take hours every week.
- Seasonality. In 2026 roughly half the year runs at low or very low occupancy; the income is concentrated in a narrow window.
- Rising competition and fees. More professional operators, platform fees and the need for polished photography/listing content all thin the margin versus a few years ago.
Long-term: steady income, low effort
A long-term lease trades the peak for the plateau. A typical 2–3 room Montreux apartment rents at roughly CHF 2,200–3,500/month — CHF 26,000–42,000 a year. That is lower than a good short-term year, but it is near-guaranteed, spreads across twelve months, and runs almost by itself after the initial letting.
For owners who do not live on the Riviera, or who already have a job, the difference in demands on your time is enormous. With a management mandate in place you mostly collect the rent and receive statements.
Key balance
Short-term risks empty nights and demands constant attention; long-term exchanges a lower ceiling for certainty. In a tightening 2026 short-term market, the certainty is worth more to most owners than it used to be.
A side-by-side owner's comparison
| Criterion | Short-term (Airbnb) | Long-term (lease) |
|---|---|---|
| Typical annual income (family flat) | CHF 50–80k (best case) | CHF 26–42k |
| Predictability | Seasonal, variable | Very high |
| Effort / time | High, weekly | Low after letting |
| Occupancy risk | Falling (down ~15% RevPAR YoY) | None (tenant in place) |
| Regulation | Cantonal short-term rules + taxes | CO rent protection, indexed |
| Best when… | You can manage it and want max income | You value time and certainty |
Régie, rent control and the legal side
Long-term letting in Switzerland is more regulated than most owners expect. Residential leases follow the Code of Obligations (CO): the starting rent must be defensible, increases must be justified (often by the reference rate), and termination follows strict formal procedures. Getting this wrong leaves owners exposed.
That is precisely what a régie / property manager handles for you: a compliant starting rent, tenant screening, enforceable contracts, indexation within the rules, and the full administrative cycle. It turns the "low-effort" scenario above into a genuinely hands-free one.
How to decide — a simple framework
- Your time. Can you realistically run guest turnover most weeks of the year? If not, long-term is the honest default.
- Your goal. Maximum income with tolerance for volatility → short-term. Steady, predictable returns → long-term.
- The property. A premium lakefront unit with high summer demand favours short-term; a standard family apartment often suits long-term better.
- Your involvement. If you want near-passive ownership, mandate a management mandate long-term — you keep the upside without the day-to-day.
You can also mix: keep a clearly superior short-term apartment on Airbnb, and put a standard rental or part of a portfolio into long-term letting. Many owners on the Riviera run both.
Not sure which route fits your property?
We advise on purchase, then manage either way — short-term by the same team behind Riviera Host, and long-term under a proper Swiss régie. One conversation, honest numbers.
Talk to Riviera Host ImmobilierFrequently asked questions
Is short-term or long-term rental more profitable in Montreux?
On paper short-term earns more per night — summer ADR on the Riviera runs CHF 150–400 and well-managed listings can do CHF 50,000–80,000 a year — but occupancy has been falling (down 11–18% year on year) and management is far more work. Long-term delivers steady, predictable income with far less effort, and in 2026 the gap is narrowing.
Is long-term rental in Switzerland subject to rent controls?
Yes. Long-term residential leases in Switzerland follow the Code of Obligations and can be protected against excessive rents and increases. A professional régie handles the compliant starting rent, indexing and the formal termination process so owners stay within the rules.
How much can you earn renting an apartment in Montreux long-term?
A typical 2–3 bedroom Montreux apartment rents for roughly CHF 2,200–3,500 a month long-term. Over a year that is CHF 26,000–42,000 — lower than a good short-term year, but near-guaranteed and almost hands-off.
Which should I choose with a second or holiday home on the Riviera?
It depends on your goal and your time. If you want maximum income and are willing to manage turnover and marketing, short-term wins. If you value predictability and low effort, long-term letting under a régie is the safer default.
Founder of Riviera Host & Riviera Host Immobilier. 8+ years managing short-term rentals on the Swiss Riviera; registered for real-estate brokerage and property management.