Ipsach: observed built density
Municipality in the canton of Bern · FSO no. 739 · Parcel data as of July 2025
- Parcels
- 950
< 1 % of the canton
- Municipal zones
- 19
- Median utilization
- 80 %
Canton: 32 %
Switzerland: 10 %
- Median GFZ
- 0.38
Canton: 0.09
Switzerland: 0.09
- Median height
- 8.9 m
Canton: 9.5 m
Switzerland: 9.5 m
- Median floors
- 2.3
Canton: 2.3
Switzerland: 2.3
About Ipsach
Ipsach is a municipality in the canton of Bern. The parcel data lists 950 parcels in 19 municipal zone types. The zone types with the most parcels are Wohnzone W2 (380), Wohnzone W3 (118) and Wohn- und Gewerbezone WG2 (116).
The median parcel is built to a volume utilization of 80 %; half of the parcels lie between 8 % and 119 %. The canton median is 32 %, so Ipsach sits above it.
The median building height is 8.9 m at 2.3 floors, and the median floor-area ratio (GFZ) is 0.38. Parcels built in the last 20 years reach a mean volume utilization of 108 % (60 parcels), higher than the 86 % across all building years.
Parcels by municipal zone
| Zone | Parcels | Median utilization |
|---|---|---|
| Wohnzone W2 | 380 | 96 % |
| Wohnzone W3 | 118 | 76 % |
| Wohn- und Gewerbezone WG2 | 116 | 57 % |
| Landwirtschaftszone | 79 | 0 % |
| Wohn- und Gewerbezone WG3 | 61 | 42 % |
| Wohn- und Gewerbezone WG3a | 50 | 90 % |
| Wohnzone W2a | 37 | 88 % |
| Wohnzone W2 innerhalb des Uferschutzplanes | 27 | 141 % |
| Grünfläche innerhalb des Uferschutzplanes | 21 | 81 % |
| Zone für öffentliche Nutzung ZöN innerhalb des Uferschutzplanes und zur Gde Port | 15 | 0 % |
| Wohn- und Gewerbezone WG2 innerhalb des Uferschutzplanes | 12 | 94 % |
| Zone für Sport- und Freitzeitanlagen | 11 | 0 % |
| Other zones (7) | 23 | - |
Volume utilization (ratioV)
Of the 929 parcels with a value, half lie between 8 % and 119 %. The median is 80 % and the mean 81 %.
Share of parcels by range
- below 50 %36 %
- 50 % to below 100 %26 %
- 100 % to below 150 %25 %
- 150 % and above12 %
Floor-area ratio (GFZ)
Of the 929 parcels with a value, half lie between 0.08 and 0.62. The median is 0.38 and the mean 0.42.
Share of parcels by range
- below 0.5064 %
- 0.50 to below 1.0027 %
- 1.00 to below 1.508 %
- 1.50 and above1 %
Building height
Of the 643 parcels with a value, half lie between 7.5 m and 10.6 m. The median is 8.9 m and the mean 9.1 m.
Share of parcels by range
- below 8 m32 %
- 8 m to below 12 m54 %
- 12 m to below 20 m14 %
- 20 m and above0 %
Number of floors
Of the 526 parcels with a value, half lie between 1.8 and 2.9. The median is 2.3 and the mean 2.4.
Share of parcels by range
- below 28 %
- 2 to below 353 %
- 3 to below 540 %
- 5 and above0 %
Building age cohorts
Mean volume utilization of the parcels built inside each window, from all years on record down to the last five. The windows overlap: the last 20 years include the last 5.
| Built in | Parcels | Mean utilization |
|---|---|---|
| All years | 950 | 86 % |
| Last 60 years | 515 | 119 % |
| Last 40 years | 307 | 121 % |
| Last 20 years | 60 | 108 % |
| Last 15 years | 35 | 115 % |
| Last 10 years | 20 | 101 % |
| Last 5 years | 12 | 108 % |
How to read this page
room shows observed built density: what has been built on the parcels, not what the zoning permits. Volume utilization (ratioV) compares the built volume of a parcel with the reference volume of its municipal zone type. The floor-area ratio (GFZ) is floor area divided by parcel area; building height and number of floors are taken from the buildings on a parcel. Figures pool all municipal zones of the area. Medians and quartiles are read from bins 10 points (ratioV), 0.1 (GFZ), 2 m (height) and 1 floor wide, so they are exact to within one bin; means are exact. A parcel counts in a distribution only when the parcel data has a value for it. The floors distribution leaves out parcels without a building (0 floors).