Selling property in Adliswil: two markets, two routes to a figure

The canton only publishes a median from 15 sales a year.² In 2007 Adliswil reached that threshold for houses exactly, with a median of CHF 950,000. In 2015 only 12 houses were sold on the open market, and in 2025 just 8. For 2015 and 2025 there is therefore no official local benchmark for houses.

The land offers a reference point. The cantonal model puts residential building land in Adliswil at CHF 2,338 per square metre in 2025.⁷ In 2015 it was CHF 1,185, an increase of 97 per cent. It is an estimate, not a price actually paid. Across the canton, the median price actually paid for residential building land from 2021 to 2025 was CHF 1,742.⁸

What this means for you: the value of your house is made up of plot, building, condition and location. Each of these parts can be derived and documented separately. A figure from hearsay is no substitute, especially where there are hardly any comparisons.

For flats, Adliswil is well documented. In 2025, 65 open-market sales produced a median of CHF 1,450,000.² That is 21 per cent above the cantonal median of CHF 1,200,000. In 2015 it was CHF 1,105,000 from 52 sales. Since then the figure has risen by 31 per cent.

Where a lot is sold, there is a lot to compare. Your flat is then not alone in the shop window but next to others. Every difference becomes visible: floor, layout, year of construction, condition, service charges. A price that does not explain these differences quickly looks too high, or gives something away.

The median is the middle of all flats sold. One half went for more, the other for less. What this means for you: what matters is where your flat stands in that line, and with which arguments. That is exactly what can be clarified before the sale, calmly and with evidence.

In the example, the flat median rose from CHF 540,000 to CHF 1,450,000. The gain of CHF 910,000 attracts CHF 197,904 in property gains tax, 13.6 per cent of the sale price.¹ The tariff is the same throughout the canton; the municipality only levies the tax. It rises with the gain, up to 40 per cent.

Three levers remain yours. The first is receipts: value-adding investments such as a conservatory reduce the gain, ordinary maintenance does not.¹ The second is time. From 20 full years the tax is halved; with the same gain it would be CHF 176,700.¹ For a purchase in 2007, that point arrives in 2027.

The third is replacement. Did you live in the flat permanently and exclusively yourself? If you then buy or build a home for the same use in Switzerland within a reasonable period, the tax is deferred.¹ This applies only to the extent the proceeds are used for it.