Quick answer
Think of three levels: around CHF 20,000–22,000 per m² for the Gstaad market as a whole, around CHF 25,000 for upscale holiday homes, and around CHF 45,000 for prime luxury property. The street and the view make the biggest difference within each level.
The price per square metre in Gstaad depends entirely on what you are measuring. Portal data shows roughly CHF 20,000-22,000/m². UBS reports CHF 25,000/m² for upscale holiday homes and CHF 45,000/m² for luxury. Street-level data ranges from CHF 7,900/m² in Gsteig to over CHF 31,000/m² on Gschwendstrasse.
These are not contradictions. They are different measurements of different segments. This page gives you every available data point, explains what each measures, and helps you understand what is relevant to your situation.
By Postcode
| Postcode | Area | Houses (CHF/m²) | Apartments (CHF/m²) | Source |
|---|---|---|---|---|
| 3780 | Gstaad | ~22,057 | ~20,940 | RealAdvisor, Aug 2026 |
| 3792 | Saanen | ~19,000 | ~18,500 | RealAdvisor estimate |
| 3778 | Schönried | ~20,000-24,000 | ~19,000-22,000 | RealAdvisor estimate |
| 3782 | Lauenen | ~10,400 | n/a | RealAdvisor |
| 3785 | Gsteig | ~7,900 | n/a | RealAdvisor |
| 3781 | Turbach | ~12,000 | n/a | RealAdvisor estimate |
Important: These are automated hedonic estimates based on listed and transacted properties across all quality levels. They capture the median, not the prime. For luxury properties, the actual transaction price is typically 50-100% above these figures.
By Street (Gstaad 3780)
RealAdvisor provides street-level data for some Gstaad streets. These figures carry the same automated-model caveats but show the enormous variation within a single postcode:
| Street | Average CHF/m² | Character |
|---|---|---|
| Gschwendstrasse | ~31,000+ | Prime hillside, Oberbort area |
| Wispisstrasse | ~25,000+ | Elevated position, good views |
| Hauptstrasse | ~22,000-24,000 | Village centre, mixed |
| Egglistrasse | ~19,400 | Village, less elevated |
The spread between Gschwendstrasse (~CHF 31,000/m²) and Egglistrasse (~CHF 19,400/m²) illustrates why micro-location matters more in Gstaad than almost any other market. These streets are minutes apart, but the price difference is 60%.
By Segment (UBS Data)
UBS publishes two separate studies that cover Gstaad, each measuring a different quality tier:
| Study | Segment | Gstaad CHF/m² | What It Measures |
|---|---|---|---|
| Alpine Property Focus 2026 | Upscale holiday homes | ~25,000 | Top-quality holiday apartments, excluding ultra-luxury outliers |
| Luxury Property Focus 2026 | Prime luxury | ~45,000 | The luxury segment specifically |
A third data point from market commentary: trophy chalets in the most protected Gstaad neighbourhoods have been reported at CHF 60,000+ per m².
Why the Numbers Disagree
The enormous range (CHF 7,900 to CHF 60,000+) exists because:
1. Different Segments
A portal averaging across all property types in a postcode captures modest apartments alongside trophy chalets. UBS measures a specific quality tier. Market commentary focuses on headline transactions.
2. Different Geographies
"Gstaad" can mean postcode 3780 only, or the entire Saanenland. A figure that includes Gsteig (CHF 7,900/m²) alongside the Oberbort (CHF 50,000+/m²) will produce a very different average than one limited to prime Gstaad.
3. Different Methodologies
Automated hedonic models (RealAdvisor, Comparis, Wüest Partner) estimate value based on property characteristics and comparable data. UBS surveys actual transactions in a defined quality bracket. Market reports may cite asking prices or selected transactions.
4. Off-Market Invisibility
A large share of Gstaad's transactions happen off-market. These private sales may not appear in the databases that automated tools rely on, skewing the averages downward.
The View Premium
One of the most important price factors in Gstaad is the view. UBS data consistently shows that Gstaad has the highest view premium of any Swiss alpine resort. This means the price difference between a property with an outstanding south-facing valley view and one without a notable view is larger in Gstaad than in St. Moritz, Verbier, or any other resort.
In practical terms, this means:
- Two identical chalets on the same street can differ by 40-60% based on view and orientation alone
- South-facing positions command a structural premium
- The Oberbort's elevated, south-facing position is the primary reason it commands the highest prices
- Automated models struggle to capture this premium accurately
Trends
| Period | Source | Houses | Apartments |
|---|---|---|---|
| 12-month change | RealAdvisor | +1.2% | +1.1% |
| 5-year change | Knight Frank (Swiss avg) | ~23% total | ~23% total |
| Luxury segment 2025 | UBS | +6% (alpine) | +6% (alpine) |
| 2026 outlook | UBS | Underperform broader market | Underperform broader market |
The market is at or near all-time highs, with growth moderating from the post-pandemic surge. UBS expects luxury to underperform the broader residential market in 2026, though structural supply constraints (Second Homes Act) continue to support Gstaad prices.
How to Use This Data
If You Are Buying
Use the segment and location data to calibrate expectations:
- Know which segment you are in. A CHF 5 million purchase in Saanen is a different market from a CHF 25 million purchase in the Oberbort.
- Check the street-level data for your target area, but treat it as a starting point, not a valuation.
- Ask your advisor for comparable transaction data (including off-market) specific to the property you are considering.
- Compare the asking price to the relevant UBS or portal figure for context, not as a definitive benchmark.
If You Are Selling
- Do not rely on portal valuations. They will almost certainly undervalue your property if it is in the luxury segment.
- Get a proper valuation that uses comparable sales, micro-location analysis, and the view/position premium. Request a free valuation.
- Understand your segment. Pricing a CHF 15 million chalet based on a portal average of CHF 22,000/m² will leave millions on the table.
Frequently Asked Questions
What is the average price per m² in Gstaad? RealAdvisor reports ~CHF 20,700/m² across all types (August 2026). UBS reports ~CHF 25,000/m² for upscale holiday homes and ~CHF 45,000/m² for luxury. The "average" depends entirely on which segment and data source you use.
Why does RealAdvisor show a much lower figure than UBS? Different methodology, different segment. RealAdvisor averages across all properties using automated models. UBS measures specific quality tiers using transaction data and expert assessments.
What is the most expensive street in Gstaad? Based on available data, Gschwendstrasse and other Oberbort addresses command the highest prices, above CHF 31,000/m² in portal estimates and likely significantly higher in actual luxury transactions.
Are Gstaad prices per m² rising? Slowly. Portal data shows 1-2% annual growth. The post-pandemic surge is over, but the supply constraint from the Second Homes Act continues to support prices.
For a confidential conversation about your search or sale, contact The Gstaad Collection.
Sources: