What does a villa cost in Ermatingen?

The median is CHF 9,500/m2. The Wolfsberg slope reaches CHF 11-15k/m2 and the Salenstein Castle location CHF 12-16k/m2 - higher owing to its heritage status.

How good are Ermatingen's connections?

The S14 suburban train to Konstanz (15 min.) and Schaffhausen (1h). Zurich (1h) and Stuttgart (2h) are reachable by car.

Can foreign nationals buy in Ermatingen?

Ermatingen has no resort status - EU/EFTA nationals with a B/C permit may freely buy a primary residence. Nationals of third countries require Lex Koller authorisation for a primary residence.

What distinguishes Ermatingen from Kreuzlingen?

Ermatingen sits on the Untersee (smaller, quieter, heritage character), whereas Kreuzlingen sits on the Obersee (a town with connections to Konstanz). Ermatingen is for discretion and heritage; Kreuzlingen for proximity to town and cross-border banking.

Real Estate in Ermatingen: Buy, Sell, Value

CHF 9'500Median/m² (villa)

CHF 7'800Median/m² (apt.)

↗ +4.2%Price trend YoY

Why Ermatingen?

A premium pocket on the Untersee of Lake Constance
The Wolfsberg slope as a top micro-location on the Lake Constance hill
Salenstein Castle heritage architecture
Lump-sum taxation is not available in Thurgau (an exception), but the tax burden is moderate
Micro-locations Wolfsberg and Salenstein Castle, CHF 11-15k/m2

Market data Ermatingen (Q1 2026)

The property market in Ermatingen shows a rising trend, with prices up 4.2% year-on-year. Villas and detached houses trade at a median of CHF 9'500/m², apartments at CHF 7'800/m².

Taxes in Ermatingen

Municipal tax rate: 138%
Property transfer tax (buyer): 2.5%
Imputed rental value factor: 60% of market rental value

Calculate transfer costs for Ermatingen →

Location & infrastructure

Public transport: S-Bahn S14 to Konstanz (15 min.) and Schaffhausen (1h)
Distance to lake: 50m
Schools: Swiss Alpine School Davos via rail, ISP Konstanz (Germany)

Micro-locations in Ermatingen

Ermatingen is divided into several neighbourhoods and districts with distinct characteristics:

Wolfsberg-Hang

The Wolfsberg slope is the top address on the Untersee, with Lake Constance panoramas and the heritage Wolfsberg Castle setting.

Features: Wolfsberg hill · Lake Constance panorama · Premium villas

Premium price range: CHF 11'000–15'000/m²

Salenstein-Schloss-Lage

The Salenstein Castle location is a historic premium reference on Lake Constance - the Untersee's most exclusive heritage location.

Features: Salenstein Castle · Heritage · Close to Lake Constance

Premium price range: CHF 12'000–16'000/m²

More municipalities Untersee (Bodensee)

Steckborn (TG)

Frequently asked questions about Ermatingen

What does a villa cost in Ermatingen?: The median is CHF 9,500/m2. The Wolfsberg slope reaches CHF 11-15k/m2 and the Salenstein Castle location CHF 12-16k/m2 - higher owing to its heritage status.
How good are Ermatingen's connections?: The S14 suburban train to Konstanz (15 min.) and Schaffhausen (1h). Zurich (1h) and Stuttgart (2h) are reachable by car.
Can foreign nationals buy in Ermatingen?: Ermatingen has no resort status - EU/EFTA nationals with a B/C permit may freely buy a primary residence. Nationals of third countries require Lex Koller authorisation for a primary residence.
What distinguishes Ermatingen from Kreuzlingen?: Ermatingen sits on the Untersee (smaller, quieter, heritage character), whereas Kreuzlingen sits on the Obersee (a town with connections to Konstanz). Ermatingen is for discretion and heritage; Kreuzlingen for proximity to town and cross-border banking.

Have your property in Ermatingen valued

A non-binding, discreet initial consultation based on current market data for Ermatingen.

Discreet consultation

Source: IAZI, Wüest Partner, FSO, FSO municipality profile, cantonal tax authority. Average values Q1 2026. Not an individual valuation.