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Market Report 2026 Bündner Herrschaft
Interesting facts about the real estate market
- Top prices for residential property
- Few single-family homes on the market
- Low level of new construction activity in all municipalities
THE REGION AT A GLANCE:
FLÄSCH, MAIENFELD, JENINS, MALANS
First-class location quality
High purchasing power
Just over 7,500 people live in the four municipalities of the Bündner Herrschaft – Fläsch, Jenins, Maienfeld and Malans. The median taxable income of around CHF 53,000 is 20 % above the cantonal average and around 10 % above the national average. Due to the high quality of the location, a moderate and slightly below-average tax burden and the good accessibility for the mostly commuting workforce – mainly to Chur and Landquart as well as partly to Zurich and St. Gallen – the resident population in the Bündner Herrschaft has increased over the last ten years. Fläsch and Maienfeld in particular recorded a stronger increase, while this was somewhat lower in Jenins and Malans.
Rise in residential property prices
Transaction prices for single-family homes have risen at an above-average rate in recent years. The upward trend during the pandemic has leveled off somewhat in recent years. Since 2025, an increase in single-family homes has been observed again in all municipalities. In absolute terms, they have reached new highs. Developments in the condominium segment were comparable. In both segments, the highest price increase was observed in Maienfeld last year. Since the turn of the millennium, prices for single-family homes have appreciated by up to 150 %, slightly less in Maienfeld. Prices for condominiums have risen by 150 % in Maienfeld, 160 % in Jenins, up to 170 % in Fläsch and almost 190 % in Malans. Transaction times have fallen slightly again in recent quarters, while demand for residential property has remained high.
Residential property: transaction price development (index 1st quarter 2000 = 100); sources: Ginesta. Wüest Partner
Few single-family homes on the market
Above-average building land prices in the Grisons Rhine Valley
The quality of the sunny Bündner Herrschaft region is also reflected in its real estate portfolio, which consists of an above-average number of single-family homes and larger apartments with four or more rooms compared to the rest of the canton and Switzerland. At 50 % or more, the home ownership rate is high in all municipalities, while the number of rental apartments is correspondingly lower. Building land for single-family homes in upmarket locations costs over CHF 2,000 in all municipalities, with building land in prime locations in the Bündner Herrschaft costing up to CHF 2,500 or more.
For single-family homes in the high-end segment, average sales prices per square meter of living space range from CHF 10,500 to CHF 12,000. For luxury properties, the figure is even over CHF 13,000 per square meter. And in prime locations, the price scale increases even further. The market situation is similar for condominiums. An upmarket condominium in the Bündner Herrschaft costs between CHF 10,000 and CHF 11,000 per square meter of living space, while luxury properties now cost more than CHF 11,000 in Maienfeld, over CHF 12,000 in Jenins and a little more in Fläsch and Malans.
Real estate prices (bandwidths); sources: Ginesta. Wüest Partner
Continued low supply ratios for single-family homes
For us, the markets are intact and efficient up to a supply ratio of 6-8 %. It should be noted that this criterion is met in all market segments in the Bündner Herrschaft. For the most part, the supply quotas for residential property remain at a low level. For single-family homes, the rate is between 0.3 % and 1.2 %. It is somewhat higher in the owner-occupied apartments segment, with values of 2.8 % in Jenins and Malans and 3.5 % in Maienfeld. The exception is the municipality of Fläsch, where there are almost no offers. Overall, the number of building permits issued remains at a low level. With the exception of Maienfeld, there are currently almost no permits in sight; the supply of apartment buildings there could increase slightly due to several planned projects.
Offer ratio (number of properties offered in relation to the portfolio); sources: Ginesta. Wüest Partner
Outlook: Market consolidates at a high level
The positive market changes in recent years, with transaction prices rising sharply in some cases, particularly from 2020 to 2023, went hand in hand with the overall economic development. After the rise in transaction prices flattened out somewhat after the pandemic, it has recently been steeper again than in the previous year. The reasons for this could include the significantly more attractive interest rate situation or the reallocation of profits from shares and cryptocurrencies into real estate. In addition, the low supply compared to the consistently high demand is supporting the price trend. The extent to which the abolition of the imputed rental value will have an impact can only be assessed in a few years’ time. We therefore expect market prices to rise moderately in the coming months, in line with the trend of recent quarters. Overall, the Bündner Herrschaft region therefore remains an attractive market for residential property.
Disclaimer: The information contained in this report is for general market commentary purposes only. This document may not be reproduced in whole or in part without the written permission of Ginesta Immobilien AG. Copyright Ginesta Immobilien AG 2026 Sources: Ginesta, Office for Spatial Development (proportion of second homes); graphics: Wüest Partner, Ginesta (data as at 4th quarter 2025); figures: Wüest Partner, Federal Statistical Office (population and housing stock, data as at 2024), Infopro Digital Switzerland (building permits up to 4th quarter 2025).