Selling property in Ebikon: heating meets a station overhaul

There is no official price series for Ebikon. Unlike the Canton of Zurich, the Canton of Lucerne publishes no median prices by municipality. What portals quote for Ebikon are asking prices, not prices paid.

What is on record is the stock: Ebikon has 1,978 buildings with residential use in the Luzern-Land constituency. 1,021 of them are single-family houses, or 51.6%. The cantonal figure is 45.3%. Ebikon ranks 8 of 16 in the Luzern-Land constituency. In total, Ebikon has 6,824 dwellings. 45.6% were built before 1981, against 49.9% in the canton. 26.2 hectares of 275.3 hectares of building zone are undeveloped, or 9.5% (as of 2022). For the share of undeveloped zone, Ebikon ranks 27 of 79 in the canton.

What your house in Ebikon is worth follows from comparable sales, the plot and its condition. The free assessment provides a written range with its explanation.

Ebikon has one of the highest shares of oil and gas heating in the canton of Lucerne. At the same time, the area around the station is set to change considerably.

For the Bahnhof Ost area, the local parliament will decide on a credit of CHF 660,000 on 17 November 2026.¹¹ The money would fund test planning.¹¹ The SBB plans to expand the station, and a bus hub is also planned.¹¹ The perimeter also covers the Hunkeler, Migros and Landi sites.¹¹ The municipality and the canton each bear a quarter of the cost; the landowners involved bear half.¹¹

For the village centre itself, the municipality drew up a guiding vision called the LeiStbild.¹² It brings together interviews and a residents' survey.¹² The municipal council was due to discuss it in the first half of 2026.¹² For a house in Ebikon, two things therefore matter: its distance to these areas and its heating.

In Ebikon, 902 of 1,978 buildings with residential use date from before 1981. That is 45.6%. Among the 79 municipalities in the canton, that is rank 38, counting from the highest share. In the Luzern-Land constituency: rank 8 of 16. Ebikon therefore has a lower share than the canton at 49.9%. Compared with Ebikon, the figure in Kriens is 55.3%.

In Ebikon, oil or gas heats 962 buildings with residential use, 48.6%, against 39.7% in the canton. Among the 79 municipalities in the canton, that is rank 5, counting from the highest share. For many houses in Ebikon, heating is therefore on the agenda.

Anyone selling in Ebikon adds records of heating, roof and windows to the sale documents. From 1 January 2029, owners living in their home in Ebikon lose the imputed rental value and the maintenance deduction.¹ The calculation before a renovation is in Renovate or sell.

Ebikon has 14,737 residents. 2,924 of them, 19.8%, are 65 or older, against 19.4% in the canton. Among the 79 municipalities in the canton, that is rank 25, counting from the highest share. In the Luzern-Land constituency: rank 8 of 16. Compared with Ebikon, the figure in Kriens is 21.0%.

On 1 June 2026, 24 homes in Ebikon were empty, 0.35% of the stock, against 0.70% in the canton. Among the 79 municipalities in the canton, that is rank 34, counting from the lowest vacancy. For Ebikon, the figure counts all homes; it does not measure houses on the market.

The municipal tax rate of Ebikon is 2.05 units. Among the 79 municipalities in the canton, that is rank 49, counting from the lowest tax rate. It applies to income and wealth; the municipality atlas compares all municipalities. By public transport, Zurich HB is 53 minutes away from the Ebikon stop, with 1 change.

In Lucerne, property gains tax follows the income tax scale for single people, even for married couples. The law multiplies this by 4.2 units, the same everywhere. Under five years owned, the tax rises by up to 50 per cent. After more than nine years, it falls by up to 25 per cent.²

Sellers of an owner-occupied home may defer the tax. They must buy or build a new Swiss home within two years before or after the sale. A holiday or second home does not count. Only the part by which it costs more than their acquisition costs is deferred. Deferred does not mean waived. The deferred gain is taxed when the new home is sold.²

A property transfer tax of 1.5 per cent of the purchase price also applies. The buyer alone owes it.³

Only a Lucerne notary may certify the purchase contract. This can be a lawyer with an office in the canton, or a licensed municipal clerk.⁴