Basel is moving towards vertical living
The greater Basel area is on the cusp of a boom in the construction of high-rise residential buildings, which will visibly transform the region within a decade. What was previously just three residential high-rises over 60 metres tall is set to become a dense network of new projects between the city and its surrounding area, with Dreispitz Nord, the Rosentalturm and other projects leading the way.
Basel has long been a city of high-rise buildings for commercial use. Now, the focus is shifting significantly towards residential use. According to the current status of the project, around 40 new residential high-rises, each at least 60 metres tall, are set to be built in the city and the surrounding conurbation over the next ten years. It is already becoming apparent that this growth is not concentrated in a single location, but is taking place simultaneously in various areas across Basel, Birsfelden, Muttenz, Pratteln, Allschwil and Münchenstein.
The biggest turning point is taking place, of all places, in an area where high-rise buildings have hitherto been associated primarily with office space. With around 800 planned flats, three towers ranging in height from 124 to 151 metres and a new secondary school on the roof of the shopping centre, ‘Dreispitz Nord’ is one of the region’s most striking projects. The cantonal government of Basel-Stadt has already approved the development plan. The application is currently going through the political approval process. This means that the project is more than just a vision, but has not yet reached the stage of a construction project ready for occupation.
From individual buildings to a cluster –the ‘
’ The transformation is particularly striking where several projects overlap. At the Rosentalturm, HRS is replacing the existing Basel Trade Fair car park with a high-rise and a linear building. The developer is currently announcing 410 rental flats; construction is scheduled to begin in 2026 and is expected to continue until 2029. This also illustrates how quickly the planning status can change. Previous information from sources close to the project differed in terms of the number of flats and the timetable. For editorial purposes, therefore, the currently published status applies. At the same time, the area around Messeplatz is also becoming increasingly densely developed.
A second focus is emerging on large regeneration sites. Dreispitz Nord combines high-rise residential blocks with retail outlets, a school, parks and new facilities for the neighbourhood. Meanwhile, on the Klybeck site, the current plans envisage an entire ensemble of high-rise residential blocks, including at least two buildings over 100 metres tall. Such clusters shift the discussion away from individual high-rise buildings towards the question of how vertical living can be designed alongside open spaces, accessibility and social diversity.
: The conurbation is expanding – thepressure on the skyline does not stop at the city limits. In Muttenz, Birsfelden and Münchenstein, several high-rise projects are underway simultaneously. The spectrum ranges from rental flats with communal areas to owner-occupied flats in the Birstower. From a market perspective, this is significant, as a wide variety of housing products are coming together within the same conurbation in a short space of time. Alongside traditional rental flats, there is also subsidised housing, rent-controlled flats and owner-occupied flats in the mid- to high-end price segment.
It is precisely this mix that is likely to mark the actual turning point. Residential high-rises in the Basel region are no longer being planned as exceptional, landmark-style developments, but as a recurring building type for new neighbourhoods and densely built-up areas. Whether all these projects will be realised within the announced timeframe remains to be seen, given the necessary planning permissions, referendums and political approvals. Nevertheless, the change of direction is clearly evident. North-western Switzerland is increasingly building its next housing stock upwards.