The same 100-spot central garage generates very different cash flows and asset values depending on the city. Zürich's supply cap and CHF 4 tariffs lift a garage to CHF 5.8 million; Lausanne's topography-constrained market delivers CHF 3.6 million; Wrocław's fast-growing tech hub yields PLN 5.0 million at a 7.5% cap rate. Below is a side-by-side across Swiss and Polish cities, followed by individual market deep-dives and a free calculator for your own address.
New to how this works? Start with how a parking asset is valued (NOI, cap rate, and where the upside sits).
All figures use central market assumptions (blended transient and subscription revenue, typical occupancy) applied to a 100-spot garage. Asset value is NOI divided by the cap rate. See each city page for the full methodology.
| City | Central peak rate | NOI / year | Asset value | Cap rate | Upside / year |
|---|---|---|---|---|---|
| Zürich | CHF 4.00/h | CHF 288'000 | CHF 5.8M | 5.0% | +CHF 34'000 |
| Geneva | CHF 3.50–4.50/h | CHF 265'000 | CHF 5.3M | 5.0% | +CHF 31'000 |
| Basel | CHF 3.00–5.00/h | CHF 234'000 | CHF 4.7M | 5.0% | +CHF 28'000 |
| Bern | CHF 2.00–3.00/h | CHF 193'000 | CHF 3.7M | 5.2% | +CHF 23'000 |
| Lausanne | CHF 2.00–3.00/h | CHF 187'000 | CHF 3.6M | 5.2% | +CHF 22'000 |
| Zug | CHF 2.00–2.50/h | CHF 168'000 | CHF 3.4M | 5.0% | +CHF 20'000 |
| Lucerne | CHF 3.00–4.00/h | CHF 171'000 | CHF 3.3M | 5.2% | +CHF 22'000 |
Cap rates are market-reference assumptions; no publicly traded parking-specific rate is available for any Swiss city. These are sizing estimates, not appraisals.
The Stellos model covers Polish cities where paid parking zones (strefa płatnego parkowania) create comparable monetisation dynamics to Swiss regulated markets. All figures below are in Polish zloty (PLN).
| City | Central peak rate | NOI / year | Asset value | Cap rate | Upside / year |
|---|---|---|---|---|---|
| Wrocław | PLN 4–8/h | PLN 374'000 | PLN 5.0M | 7.5% | +PLN 45'000 |
Polish cap rate reflects a higher risk premium than Western European markets. PLN figures. These are sizing estimates, not appraisals.
Run a free parking audit for your address →Switzerland's tightest market. Central supply has been capped since 1996 (7,700 spots frozen at 1990 levels) and the Richtplan now targets removing surface spots outright. CHF 4.00/h tariffs and institutional anchors (ETH, USZ, Hallenstadion) support the highest asset values in Switzerland.
Zürich parking valuation →Second only to Zürich. Over 100,000 cross-border workers arrive daily, 40,000 international-organisation staff are based in the canton, and Genève Aéroport generates park-and-fly demand. The Mobilité 2030 strategy is removing surface parking city-wide while demand stays structurally high.
Geneva parking valuation →The first Swiss city to price resident permits by vehicle length (2025). IBS garage tariffs run CHF 3 to 5 per hour; Roche and Novartis anchor employer demand; Art Basel and 1.5 million annual overnight stays create strong event peaks.
Basel parking valuation →Federal capital with 33,000-plus federal employees, Inselspital University Hospital, and the University of Bern. Central tariffs are moderate (CHF 2–3/h) but the political direction is firmly anti-car, supply is shrinking, and the stable commuter base keeps occupancy predictable year-round.
Bern parking valuation →Home of the IOC, EPFL (~12,000 students), UNIL (~17,000 students), and the CHUV university hospital (~10,000 staff). Steep topography makes surface parking largely infeasible in the centre; the 2011 plan directeur targets further supply reduction. Year-round institutional demand with limited new supply.
Lausanne parking valuation →Switzerland's tax-haven canton capital. Glencore, Vitol, Trafigura and hundreds of holding companies base staff here; commodity-trader salaries translate into above-average willingness to pay monthly subscriptions. Central supply is finite and the canton's high real-estate values support a 5.0% cap rate despite modest tariffs.
Zug parking valuation →Record tourist demand (1.41 million overnight stays in 2024) hits a compact old-town core where underground expansion is impossible. The climate strategy targets halving surface parking by 2040. Tourism peaks create strong seasonal pricing upside; KKL concerts and Pilatus day-trippers add event spikes throughout the year.
Lucerne parking valuation →Poland's fastest-growing tech hub: Google, Nokia, Volvo, and UBS all operate here, alongside three universities with ~60,000 students combined. The paid parking zone (SPP) is expanding with escalating tariffs. EU-funded urban renewal is removing on-street supply while demand from the tech sector grows. All figures in PLN.
Wrocław parking valuation →Three factors account for most of the spread:
Tariff level. Zürich and Geneva charge CHF 4.00 or more per hour at central locations; Bern and Zug are structurally lower at CHF 2.00 to 3.00. Tariff is the biggest single driver of gross income.
Supply constraint. Every city listed here has capped or actively reduced public parking: Zürich and Basel have formal parking ordinances limiting new supply in transit-served zones; Geneva's Mobilité 2030 plan is removing surface spots; Bern has been shrinking on-street supply since 2015; Zug and Lucerne both cap new private spots per unit. A tighter supply ceiling lifts occupancy and, over time, tariffs.
Cap rate. The asset-value spread between Zürich (5.0%) and Bern (5.2%) amounts to roughly 40 basis points, which on CHF 200,000 of NOI is about CHF 1.6 million in asset value. That differential reflects market liquidity, institutional buyer depth, and proximity to prime real-estate markets rather than a fundamental difference in income quality.
Zürich leads with roughly CHF 5.8 million for a 100-spot central garage at a 5.0% cap rate, driven by the tightest supply constraint in Switzerland, CHF 4.00/h tariffs, and the deepest pool of institutional demand. Geneva is second at about CHF 5.3 million, reflecting comparable tariffs and very strong frontalier and international-organisation demand. Basel is third at CHF 4.7 million, Bern at CHF 3.7 million, Zug at CHF 3.4 million, and Lucerne at CHF 3.3 million.
The Stellos model uses 5.0% for Zürich, Geneva, and Basel and 5.2% for Bern and Lucerne. Zug is modelled at 5.0% because, although the city is small, its canton has the highest real-estate values in Switzerland. No publicly traded parking-specific cap rate is available; the figures sit above Swiss prime-office yields of around 2.5%, reflecting parking-asset management intensity.
Geneva is structurally very close to Zürich: central garages charge CHF 3.50 to 4.50 per hour, international-organisation and frontalier demand is exceptionally deep, and supply is tightly capped. The CHF 0.5 million asset-value gap (CHF 5.3M vs. CHF 5.8M) reflects a slightly lower blended income assumption rather than a fundamental quality difference.
Yes. The Stellos ROI calculator is free for any Swiss address. Enter the address and number of spots, adjust the revenue assumptions, and it produces a full NOI, asset value, and optimisation-upside report you can download as a PDF. No registration is required to run the model.
Each city uses central market assumptions (blended transient hourly rate and monthly subscription rate, typical occupancy for a central location) applied to a 100-spot garage. Asset value is NOI divided by the cap rate. The optimisation upside is a conservative active-management scenario with no new construction. See individual city pages for the underlying tariff data and source references. All figures are sizing estimates, not appraisals. Validate independently before committing capital.
This is an operational valuation estimate, not investment advice. Verify all figures independently before making financial or operational decisions.