Selling property in Ebnat-Kappel: old homes, less building land

Official statistics on prices paid are missing for Ebnat-Kappel. The Canton of St. Gallen does not collect them by municipality, unlike the Canton of Zurich. What portals quote for Ebnat-Kappel are asking prices, not prices paid.

What is on record is the stock: Ebnat-Kappel has 1,675 buildings with residential use in the Toggenburg constituency. 1,042 of them are single-family houses, or 62.2%. The cantonal figure is 59.2%. Ebnat-Kappel ranks 2 of 10 in the Toggenburg constituency. In total, Ebnat-Kappel has 2,882 dwellings. 77.2% were built before 1981, against 58.9% in the canton. 11.8 hectares of 154 hectares of building zone are undeveloped, or 7.6% (as of 2022). For the share of undeveloped zone, Ebnat-Kappel ranks 25 of 75 in the canton.

For a single house in Ebnat-Kappel, location, plot, age and condition count, measured against comparable sales. You receive a written price range with its reasoning in the free assessment.

Ebnat-Kappel has one of the highest shares of residential buildings dating from before 1981 in the canton. New building land there is likely to become scarcer rather than more plentiful. Under the revised cantonal structure plan, the municipality has too much building land in reserve. It must therefore de-zone 1.4 hectares.¹⁴ The current zoning plan and building code date from 1992.¹⁴

After several years of planning, the municipal council adopted the new zoning framework on 24 September 2026. The zoning plan and building code are on public display from 19 October to 17 November 2026.¹⁴ According to the municipality, the new options apply only once the new plan has legal force.¹⁴ Until then, the 1992 rules remain in force. For sellers, that means existing houses keep their weight, because new building land stays scarce. Anyone selling now still sells under the familiar rules.

In Ebnat-Kappel, 1,293 of 1,675 buildings with residential use date from before 1981. That is 77.2%. Among the 75 municipalities in the canton, that is rank 2, counting from the highest share. In the Toggenburg constituency: rank 1 of 10. Ebnat-Kappel therefore has a higher share than the canton at 58.9%. Compared with Ebnat-Kappel, the figure in Kirchberg (SG) is 56.0%.

In Ebnat-Kappel, oil or gas heats 765 buildings with residential use, 45.7%, against 50.0% in the canton. Among the 75 municipalities in the canton, that is rank 43, counting from the highest share. In Ebnat-Kappel, a smaller share of houses uses oil or gas than in the canton.

Records of heating, roof and windows therefore belong in the sale documents for Ebnat-Kappel. For owner-occupied homes in Ebnat-Kappel, the imputed rental value and the maintenance deduction end on 1 January 2029.¹ Whether a renovation in Ebnat-Kappel still pays off first is covered in Renovate or sell.

Ebnat-Kappel has 5,353 residents. 1,355 of them, 25.3%, are 65 or older, against 19.9% in the canton. Among the 75 municipalities in the canton, that is rank 4, counting from the highest share. In the Toggenburg constituency: rank 3 of 10. Compared with Ebnat-Kappel, the figure in Kirchberg (SG) is 18.2%.

On 1 June 2026, 35 homes in Ebnat-Kappel were empty, 1.21% of the stock, against 1.16% in the canton. Among the 75 municipalities in the canton, that is rank 56, counting from the lowest vacancy. The rate for Ebnat-Kappel covers rented and owner-occupied homes, not the supply of houses.

The municipal tax rate of Ebnat-Kappel is 139%. Among the 75 municipalities in the canton, that is rank 73, counting from the lowest tax rate. How Ebnat-Kappel compares for the same income and wealth is shown in the municipality atlas. By public transport, Zurich HB is 75 minutes away from the Ebnat-Kappel stop, with 2 changes.

The canton taxes the gain on sale, price minus costs, on a progressive scale.² After more than 15 years of ownership, the tax falls yearly, by up to 40.5% if you lived there 15 years or more.² This applies to the gain up to CHF 500,000; otherwise the cap is 20%.² Within 5 years, the tax rises.²

Selling a home you lived in permanently and exclusively can defer all or part of the tax.³ You buy a similarly used home in Switzerland from 1 year before to 3 years after the sale.⁴ Deferred does not mean waived.³

The buyer owes a 1% transfer tax (Handänderungssteuer) on the price.⁵ The seller is jointly liable; between parents and children, half the rate applies.⁵

The municipal land registry where the property lies notarises the sale contract.⁶ The registry fee is 0.2% up to CHF 2 million, 0.05% above.⁷ If the land registry also notarises the contract, the fee doubles.⁷