Published on and written by Cyril Jarnias
Located at the gates of Bern at the foot of the Ostermundigenberg, the municipality of Ostermundigen combines several advantages rarely found together in a single market: exceptional accessibility, strong demographic growth, a clear internal densification strategy, and prices still significantly lower than in major Swiss cities. For an investor, it is a serious playing field, but one that requires a good understanding of the numbers.
This article analyzes the Ostermundigen real estate market, including prices by segment, rental yields (including Airbnb), and major development projects like O’mundo, the Bern-Ostermundigen tram, and the new transport hub. It provides concrete elements to guide investment decisions.
A rising market, yet still affordable on the Swiss scale
With approximately 18,400 inhabitants and steady population growth, Ostermundigen has established itself as one of the main residential hubs in the Bern agglomeration. Population density is high (nearly 3,000 inhabitants per km²), reflecting an already very urban built environment – but the municipality still has room for densification, especially along Bernstrasse and around the train station.
In 2025, the average price per square meter in Ostermundigen is CHF 7,130, up 7.5% year-on-year.
As of February 2026, according to the most recent data, the indicator has strengthened further: the average price per square meter in Ostermundigen reaches CHF 7,486 for all property types, with CHF 7,766/m² for apartments and CHF 7,207/m² for houses. Another source (Lookmove) even indicates a level of CHF 8,023/m² (apartments: 8,315/m², houses: 7,781/m²), which mainly shows that the market is now operating in a high range around CHF 7,500–8,000 per square meter.
Synthetic table presenting average price ranges per m² for different types of work or properties, to help you establish a preliminary budget.
Average price per m² for the complete renovation of an apartment or house, including electrical, plumbing, and finishes.
Average price per m² for the construction of a single-family house, excluding land cost and ancillary fees.
Average price per m² for the complete refurbishment of a façade, including cleaning, repairs, and painting.
Average price per m² for interior wall insulation (IWI) or exterior wall insulation (EWI), including materials and labor.
Average price per m² for converting a loft into habitable space, including insulation, lighting, and access.
Average price per m² for purchasing a property according to geographical areas (city, suburban, countryside).
| Period / Type | Average price per m² (CHF) |
|---|---|
| Overall average 2025 | 7,130 |
| Apartments (May 2025) | 7,938 |
| Houses (May 2025) | 8,062 |
| Overall average Feb. 2026 | 7,486 |
| Apartments (Feb. 2026) | 7,766 – 8,315* |
| Houses (Feb. 2026) | 7,207 – 7,781* |
* depending on the source considered
For an investor, the message is twofold. On one hand, prices have already risen significantly in recent years. On the other, they remain well below those of major cities, in a canton (Bern) where appreciation prospects remain moderately positive in the medium term, all within a national context of housing shortage and low mortgage rates.
Zoom on prices: what apartments and houses are really worth
The price structure in Ostermundigen varies greatly depending on the type of property (house or apartment) and especially the number of rooms. Unlike some cities where the curve is almost linear, here the sub-segments follow their own logic, which is crucial to understand before buying.
Apartments: surprisingly expensive high-end segment
Detailed data by apartment size show a typical phenomenon in municipalities well-connected to a large city: large family homes and luxury properties command very high prices, while small units remain relatively affordable.
In February 2026, the average prices per square meter by room category for apartments are as follows:
| Apartments – number of rooms | Average price per m² (CHF) |
|---|---|
| 2 – 2.5 rooms | 6,995 |
| 3 – 3.5 rooms | 7,036 |
| 4 – 4.5 rooms | 9,390 |
| 5 – 5.5 rooms | 7,858 |
| 6 rooms and more | 8,858 |
Apartments with 4 to 4.5 rooms stand out clearly, exceeding CHF 9,300/m² on average. These are typically well-located family homes, often new or renovated, highly sought after by upper-middle-class households who want to stay in the Bern agglomeration without paying downtown city prices.
To refine the analysis, one can look at the value distribution:
The median price for apartments in Geneva is around CHF 7,000 per square meter.
On certain strategic streets, prices are well above average:
| Street | Average price per m² (CHF) |
|---|---|
| Bernstrasse | 8,985 |
| Oberdorfstrasse | 8,509 |
| Rütiweg | 6,706 |
Bernstrasse concentrates most of the urban densification planned by the municipality. It is a major axis: investing there means betting on future urbanization and transformation into a commercial “promenade” served by the tram.
Houses: significant variations by size
The house market is more heterogeneous. It includes large historic buildings, sometimes listed, as well as 1960s-1970s single-family homes in need of complete renovation. Prices per square meter reflect this diversity.
For houses, the averages by size are as follows:
| Houses – number of rooms | Average price per m² (CHF) |
|---|---|
| 4 – 4.5 rooms | 8,848 |
| 5 – 5.5 rooms | 7,299 |
| 6 – 6.5 rooms | 5,336 |
| 7 rooms and more | 9,332 |
Two segments stand out:
– 4 – 4.5 rooms, highly sought after by families looking for a compromise between a single-family home and a controlled budget;
– 7 rooms and more, which often include large houses on large plots, sometimes with potential for adding floors or subdivision.
The median for all houses is around CHF 5,748/m², which is significantly lower than the averages shown above. This means a significant number of houses, often older or in outlying areas, are sold at relatively low prices per square meter. In detail:
– 60% of houses are between CHF 5,748 and CHF 9,057/m²,
– The cheapest 20% are below CHF 5,748/m²,
– The most expensive 20% exceed CHF 9,057/m².
For an opportunistic investor, the strategy involves targeting undervalued properties, often 60s-70s constructions requiring renovations. The ideal is to acquire them in areas identified for future densification. Value is then created by repositioning them on the market through renovation or transformation work.
How much does a house or apartment actually cost?
Beyond prices per square meter, the total amounts by property type give a more intuitive idea of the entry tickets. In 2025, the average prices by number of rooms in Ostermundigen are approximately as follows:
| Property type | Average price (CHF) |
|---|---|
| 4-room house | 942,000 |
| 5-room house | 1.13 million |
| 6-room house | 1.31 – 1.32 million |
| 7-room house | 1.52 million |
| 8-room house | 1.65 – 1.69 million |
| Studio | 534,000 |
| 2-room apartment | 593,000 |
| 3-room apartment | 714,000 |
| 4-room apartment | 897,000 |
| 5-room apartment | 1.20 million |
For an investor, a 2 or 3-room apartment, between CHF 600,000 and CHF 700,000, constitutes the typical entry point, whether for traditional rental or furnished rental. Families typically aim for 4-room units, around CHF 900,000.
This can be illustrated with some examples of valuation by surface area:
| Indicative surface area | Estimated price level (2025) |
|---|---|
| 50 m² apartment | ~ CHF 431,000 |
| 70 m² apartment | CHF 494,000 (quick sale) to CHF 603,000 (optimized sale) |
| 90 m² apartment | ~ CHF 635,000 |
These figures show a market where the entry ticket is significantly higher than in many peripheral Swiss regions, but remains lower than in top-tier major agglomerations. This is a key characteristic of Ostermundigen: a “second ring” market of a cantonal capital, with prices still reasonable given the quality of infrastructure.
A price dynamic to monitor closely
Variation statistics show a more volatile market than it appears. Ostermundigen, like many Swiss municipalities, experienced a temporary slowdown, notably for houses, followed by a fairly sharp rebound.
Over 12 months to February 2026, average prices per square meter in Ostermundigen increased by approximately +10.3%. But this overall rise masks opposing short-term movements:
– For apartments:
– ‑4.5% over the last 3 months,
– ‑2.6% over the last 6 months,
– +5.6% over one year.
– For houses:
– ‑8% over 3 months,
– ‑6.6% over 6 months,
– +15.8% over one year.
Over four years, real estate prices in Ostermundigen have increased by about 25%.
For a long-term investor, this recent correction may even represent an interesting entry window, especially if betting on:
– the boosting effect of major infrastructure projects (tram, station hub, Bernstrasse densification),
– the general housing shortage in Switzerland, with a national vacancy rate close to 1%,
– low mortgage rates, with the Swiss National Bank maintaining its key rate around 0%.
Traditional rental: rents that support yields
On the rental side, Ostermundigen offers a solid base. Average monthly rents are at a level compatible with purchase prices, allowing for target gross yields around 2.5–3.5% depending on property type, which is in line with the Swiss average for a municipality of this profile.
Average rents by property type and size are as follows:
| Property type | Average monthly rent (CHF) |
|---|---|
| 4-room house | 2,100 |
| 5-room house | 2,700 – 2,800 |
| 6-room house | 2,900 – 3,100 |
| 7-room house | 3,000 – 3,500 |
| 8-room house | 3,000 – 4,200 |
| Studio | ~ 921 |
| 2-room apartment | 1,400 |
| 3-room apartment | 1,700 |
| 4-room apartment | 2,200 |
| 5-room apartment | 3,000 |
An indicative gross yield can be estimated for a few typical cases:
– 2-room apartment at CHF 593,000, rented at CHF 1,400/month:
– Annual rent: CHF 16,800
– Gross yield: ~2.8%
– 3-room apartment at CHF 714,000, rented at CHF 1,700/month:
– Annual rent: CHF 20,400
– Gross yield: ~2.9%
– 4-room apartment at CHF 897,000, rented at CHF 2,200/month:
– Annual rent: CHF 26,400
– Gross yield: ~2.9%
The gross yield is in the range of 2.9% to 3%, which corresponds to the Swiss average for well-located residential properties. Higher yields are possible on outlying or renovation-needing properties, but this comes with greater risk.
The rental market is all the more solid as Ostermundigen:
– exhibits steady population growth,
– has a housing stock mostly composed of multi-family buildings,
– remains attractive to households working in Bern but unable or unwilling to pay city rents.
Short-term rental and Airbnb: a niche, but profitable market
Beyond traditional rental, Ostermundigen presents a small short-term rental market. With only about twenty active rentals recorded by AirROI data (July 2024 – June 2025), it is not a tourist hub like Zermatt, but rather a complement for hosts targeting:
– leisure travelers seeking more affordable accommodation than in downtown Bern,
– professionals on assignment in the region,
– medium-duration stays (a few weeks to a few months).
Despite its modest size, the entity’s financial performance is not negligible and deserves highlighting.
Revenues and occupancy
Average figures show a healthy market:
| Indicator (Airbnb) | Approximate value |
|---|---|
| Median monthly revenue | ~ USD 1,695 |
| Top 25% monthly revenue | ≥ USD 2,759 |
| Top 10% monthly revenue | ≥ USD 5,238 |
| Median occupancy rate | ~ 57% |
| Top 25% occupancy rate | ≥ 76% |
| Top 10% occupancy rate | ≥ 85% |
| Median ADR (nightly rate) | ~ USD 109 |
| Top 25% ADR | ≥ USD 172 |
| Top 10% ADR | ≥ USD 218 |
The best properties – often well-located, well-managed entire apartments with dynamic pricing – achieve monthly revenues of around USD 5,000 and more, with high occupancy rates. Entire apartments represent about 55% of listings, private rooms 45%, and nearly 80% of properties are apartments/condominiums.
Seasonality is pronounced:
– Peak occupancy in August,
– Low in November,
– Average revenues around USD 2,965/month in high season (summer, spring) for a typical property.
The clientele is mostly international (over 80%), with a high proportion of Germans. The dominant languages are English and German. The regulatory framework for short-term rentals is currently not very restrictive, but it is likely to evolve, as in the rest of Switzerland.
For an investor, this segment can significantly improve gross yield (compared to traditional rental), provided they:
– master the operational management well,
– choose suitable properties (proximity to the station, downtown, easy access to Bern),
– stay attentive to the evolution of municipal and cantonal regulations.
Urban planning: O’mundo, tram, and “ÖV-Knoten” as value drivers
Investing in real estate without considering urban planning is like navigating without a map. In Ostermundigen, the future of the market is largely played out in planning documents and infrastructure projects.
O’mundo: densifying intelligently “more city, more village”
The revision of the local development plan, named O’mundo, is at the heart of the municipality’s development strategy. Initiated around 2016–2017, it is based on a Spatial Development Strategy (RES) adopted in 2021, which sets a clear guideline: “more city, more village.”
In practice, this means:
– concentrating densification around the station and along Bernstrasse,
– preserving green residential neighborhoods with a village character on the periphery (“Gebiete in Ruhe”),
– strengthening the central function of Bernstrasse (commerce, services, urban life),
– developing quality public spaces (tree-lined promenade, neighborhood squares),
– promoting soft mobility and public transport.
The municipality anticipates the arrival of approximately 2,000 additional inhabitants by 2040, representing an increase in its population of about 11%. This demographic growth will have to be absorbed mainly through internal densification of the existing urban fabric, an approach consistent with federal spatial planning legislation aimed at limiting urban sprawl.
For the investor, these urban planning choices create a geography of opportunities:
– plots along Bernstrasse and near the station will benefit from higher appreciation potential,
– well-classified peripheral neighborhoods as quiet residential areas will retain their heritage value, but with more limited densification potential.
Tram Bern–Ostermundigen and new transport hub
Another key project: the Tram Bern–Ostermundigen (extended line 10) and the transformation of Ostermundigen into a transport hub (ÖV-Knoten).
Today, bus line 10 between Bern and Ostermundigen carries over 8 million passengers per year and is saturated during peak hours. The tram is to replace the bus on the Bern–Oberfeld section, with:
– a new line of approximately 4.45 km,
– stops partly on dedicated lanes,
– optimized connections with trains and buses in Ostermundigen,
– better accessibility for people with reduced mobility (level platforms, direct access, ramps).
Simultaneously, Ostermundigen station will undergo a major overhaul:
The work includes widening and lowering the road underpass, creating a new accessible pedestrian passage, moving and raising the platforms, integrating tram and bus stops under the platforms, and a massive improvement in transfers between tram, bus, and train.
The investments are substantial: approximately CHF 29 million for making the station accessible, CHF 35 million for the transport hub, funded by the Confederation, the canton, and the municipality. At the cantonal level, the tram is part of a massive public transport investment program (several billion francs).
For real estate, the expected effects are those already observed around other major railway projects in Switzerland: in the medium term, properties well located relative to the new infrastructure often benefit from a value premium of around 5 to 15% compared to comparable, less well-served areas.
Investing today near the future tram and the modernized station is therefore a bet on an “upgrade” effect on the location in the next ten years.
Macro environment: a rather supportive Swiss context but to be monitored
To place Ostermundigen in context, one must look at what is happening at the Swiss scale. Several trends are converging:
The national housing vacancy rate in Switzerland, illustrating an acute shortage in the real estate market.
In this framework, Ostermundigen is in an intermediate position:
– more dynamic and better connected than many small rural municipalities,
– cheaper and less risky than hyper-tight markets like Zurich or Geneva,
– driven by ambitious transport projects and a clear densification strategy.
Taxation and transaction costs: implications for your yields
A gross yield of 3% does not mean 3% net in your pocket. In Switzerland, as elsewhere, taxation and additional costs weigh heavily in the calculation.
Acquisition costs in the canton of Bern
In the canton of Bern, where Ostermundigen is located, the buyer must anticipate:
– a real estate transfer tax of approximately 1.8% of the purchase price,
– notary and land registry fees (often 0.3–0.7% in total),
– possibly agency fees if you use a broker.
In total, one typically reaches around 3% of the purchase price in transaction costs. For an apartment at CHF 800,000, you therefore need to plan for about CHF 24,000 in acquisition costs, which cannot be financed by a mortgage and must be paid with equity.
Current taxation: property tax, imputed rental value, wealth tax
In Switzerland, the owner is subject to several levies:
As a property owner in Switzerland, you are subject to three main taxes: a communal and cantonal **property tax**, calculated on the official value of the property (generally between 0.02% and 0.3% per year); an **imputed rental value tax**, where the theoretical rental value (often estimated at 60–70% of the market rent) is taxed as income; and a **wealth tax**, levied on the net value of your assets (i.e., the property value minus the mortgage amount).
Mortgage interest and certain maintenance costs are deductible. However, starting in 2025, a federal reform plans for the gradual elimination of the imputed rental value and the reduction of interest and work deductions for primary residences; for an investor (rented property), the regime will potentially be different, but the exact contours are yet to be specified.
For a property of about 1 million francs, annual taxes (property, imputed rental value, wealth) can amount to this sum, depending on the owner’s profile and the municipality.
Real estate gains tax
Upon resale, a real estate gains tax is due on the capital gain realized (sale price minus purchase price and certified investments). The rate decreases with the length of ownership. For a long-term investor (10 years and more), the effective burden remains contained, but a quick “flip” strategy will be more heavily taxed.
Where to invest concretely in Ostermundigen?
By cross-referencing price data, urban planning, and rental potential, several sub-markets emerge.
Bernstrasse and downtown: playing the urbanity card
The Bernstrasse axis is clearly the big winner announced for the coming years. The O’mundo plan aims to strengthen its urban character there, with taller and denser constructions, ground-floor commerce, pedestrian and bicycle amenities, and the tram as a showcase.
Prices per square meter there are already high (nearly CHF 9,000/m²), but demand for modern, well-served homes close to services should remain strong. For an investor:
Analysis of real estate targets to optimize rental and medium-term capital gains.
A very interesting target for long-term or furnished rental, offering constant rental demand.
A bet on urban families with high purchasing power, for high rents and a demanding clientele.
Value over a 10–15 year horizon could fully benefit from transport improvements (tram effect).
Proximity to the station and future transport hub
The areas around the station, particularly in the Poststrasse sector and along Oberdorfstrasse, are set for significant redevelopment. Already very well located for commuters (direct train to Bern), these sectors will gain in regional centrality.
Preferred property types:
– apartments intended for solo commuters or couples (2–3 rooms),
– small mixed-use residential/office spaces, likely to interest freelancers,
– possible small developments or additions to existing buildings, if zoning and buildability allow.
Green residential neighborhoods: patrimonial security
On the edges of the densified axes, Ostermundigen has neighborhoods of single-family homes and green residential complexes, often built in the 60s-70s. They are classified as preservation zones, where densification will be limited.
For an investor, these neighborhoods offer interesting opportunities, including potential for patrimonial appreciation, sustained rental demand, and favorable economic development prospects.
– high visibility on the preservation of living environment (little risk of suddenly being surrounded by tall buildings),
– stable rental demand from families,
– often properties with potential for value-add through energy renovation or internal division (e.g., creating two units in one house).
Gross yields are sometimes slightly lower than those of more urban apartments, but compensated by lower vacancy and reduced rental risk.
How to estimate a property in Ostermundigen before investing?
Several platforms – including Properstar, Lookmove, or agencies like Neho – offer free online estimates for properties located in Ostermundigen (postal code 3072). The process often relies on three steps:
Online real estate valuation generally follows three key steps. First, the owner enters detailed property characteristics: type (apartment, house), surface area, number of rooms, year of construction, condition, and precise location. Then, an algorithm analyzes this data by comparing it to thousands of recent listings and transactions on similar properties in the same region. Finally, an instant estimate is provided, which can be supplemented within 24 hours by an in-depth 360° analysis, reviewed by a team of human experts.
These tools provide a useful order of magnitude for:
– verifying the consistency of the asking price,
– simulating different scenarios (renovation work, subdivision, change of use),
– preparing a purchase negotiation.
But as always with online estimators, they should be considered a compass, not an oracle: the quality of construction, actual condition, particularities of a plot or building (heritage listing, easements, potential for adding floors) always require finer local analysis.
Ostermundigen in the Swiss landscape: a median, yet strategic position
Compared to all Swiss municipalities, Ostermundigen occupies a median position in terms of price (around rank 1,015 among the most expensive), but is very well ranked by its size (66th municipality in Switzerland by population) and its status as a regional center in the Bern agglomeration.
The municipality combines:
The average income in Geneva is below the Swiss national average, amounting to about CHF 52,000.
In a national context where population growth continues, where the housing shortage puts pressure on rents, and where infrastructure investments accelerate, Ostermundigen has several levers to continue attracting residents and businesses without falling into speculative overheating.
Conclusion: Ostermundigen, a market for patient and selective investors
Investing in real estate in Ostermundigen is neither an ultra-speculative bet nor a simple quiet rental strategy. It is an intermediate market, which mainly appeals to investors:
– capable of working on a 10 to 15-year horizon,
– willing to integrate the urban planning dimension (O’mundo, tram, transport hub) into their strategy,
– attentive to taxation and entry costs (3% transaction costs, ongoing taxes),
– and mastering the basics of rental management, whether in traditional rental or through more flexible models like furnished or short-term rental.
The segments that stand out as the most promising are:
Discover our selection of real estate properties suited to different investment or residential needs.
Apartments close to Bernstrasse and the station, available for long-term or furnished rental.
Aimed at urban families, located in sectors slated for densification.
Located in residential neighborhoods, offering potential for value creation via subdivision, renovation, or adding floors.
All this in a setting where gross yields are around 3%, but where one can reasonably expect capital appreciation of 2 to 3% per year on average, driven by the overall Swiss market dynamic and by massive public investments in mobility and urban planning.
In summary, Ostermundigen may not be the media star of Swiss real estate, but for an investor who knows how to read a neighborhood plan, a tram schedule, and a profitability table, it is a market that is both legible, dynamic, and still accessible. A rare – and therefore precious – combination in tomorrow’s Swiss real estate.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
