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Market report 2026 Imboden region
Interesting facts about the real estate market
- Price increase for condominiums consolidates at a high level
- Supply rates for single-family homes remain low
- Solid demand for single-family homes
THE REGION AT A GLANCE:
BONADUZ, DOMAT/EMS, FELSBERG, RHÄZÜNS, TAMINS
Popular residential area
Good purchasing power
Around 17,000 people live in the five municipalities between Chur and the Viamala region – Bonaduz, Domat/Ems, Felsberg, Rhäzüns and Tamins. The median taxable income is between CHF 45,000 in Rhäzüns and around CHF 49,000 in Felsberg. This is well above the cantonal average of CHF 43,000 and partially above the national average of CHF 48,000. The good quality of the location, a moderate tax burden and easy accessibility for the mostly commuting workforce, particularly in the region and in the direction of Chur, contribute to the attractiveness of the five residential locations. Overall, the resident population in Domat/Ems and Felsberg has increased by more than 10 % in the last ten years, in Bonaduz and Rhäzüns by over 20 %, while it has remained stable in Tamins.
Solid demand supports prices
Transaction prices for condominiums have increased at an above-average rate in recent years. This upward trend has leveled off somewhat in recent quarters, with prices in Felsberg and Tamins rising only slightly. The increase was somewhat stronger in Bonaduz, Domat/Ems and Rhäzüns. The trend in the single-family home segment was comparable, with the exception of Felsberg and Rhäzüns. Since the turn of the millennium, prices for single-family homes in Rhäzüns and Tamins have appreciated by around 90 %, in Domat/Ems by around 100 % and in Felsberg and Bonaduz by a good 110 %. The situation was similar for condominiums, with an appreciation rate of 110 % in Tamins, 120 % in Felsberg, around 135 % in Rhäzüns and 140 % in Domat/Ems and Bonaduz. Transaction times have fallen again slightly 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 home ownership rate
The region with the fourth largest municipality in Graubünden, Domat/Ems, is home to the largest private employer in the canton and is an important economic factor. The home ownership rate is above average in all municipalities and is between 50 % and 60 %; only in Domat/Ems is it slightly lower at around 40 %. The proportion of apartments with four or more rooms is good in all municipalities. Building land for detached houses in upmarket locations costs between CHF 1,750 and CHF 2,000 per square meter in Domat/Ems and Felsberg, between CHF 1,500 and CHF 1,750 in Bonaduz and less than CHF 1,500 in Rhäzüns and Tamins.
For single-family homes in the upmarket segment, average sales prices per square meter of living space of a good CHF 10,000 are achieved in Domat/Ems and Felsberg and up to CHF 10,000 in Bonaduz. In Tamins and Rhäzüns, the price per square meter is around CHF 8,000 to CHF 8,500. Luxury properties in Bonaduz, Domat/Ems and Felsberg go for around CHF 12,000 per square meter or more, while in Rhäzüns and Tamins it is around CHF 2,000 less. For an upmarket condominium, prices of just under CHF 8,500 must be expected in all municipalities, except in Bonaduz and Domat/Ems, where prices are around CHF 1,000 higher. Luxury apartments change hands for over CHF 10,000 per square meter in Bonaduz, Domat/Ems and Felsberg, just under CHF 10,000 in Tamins and a good CHF 9,000 in Rhäzüns.
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 municipalities in the Imboden region. For the most part, the supply quotas for residential property remain at a low level. The rate for single-family homes is between 0.3 % and 1.5 % in all villages, while it varies more widely for condominiums. For example, the rate in Tamins is 0.5 %, in Felsberg and Rhäzüns around 1.0 % and in Domat/Ems 3.0 %. Only in Bonaduz is the rate slightly higher, at 5.6 %, due to new buildings. The number of building permits issued generally remains at a low level; only in Bonaduz is the supply of apartment buildings likely to increase slightly as various projects are planned.
Supply ratio (number of properties on offer 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 slightly 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 Imboden 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).