Selling property in Andelfingen: the house median its neighbours lack

A rare basis for this area. In 2025 a house in Andelfingen cost a median of CHF 1,408,000, from 18 sales.² In 2015 it was CHF 955,000, from 15 sales, a rise of 47 per cent in ten years. Most small municipalities in the area never reach that threshold of 15 sales.

Despite that rise, the Andelfingen house median sits about 11 per cent below the cantonal median of CHF 1,590,000. Per square metre of plot, the house price actually paid was a median of CHF 1,884 in 2025, from the same 18 sales.²

What this means for you: a median is never the price of your own house. That holds even on a broader basis than elsewhere in the region. Location, plot and building still decide the figure that fits your property. Only documents on fit-out, condition and surroundings let that figure apply to your own house.

Two different measures. The cantonal model puts undeveloped residential building land in Andelfingen at CHF 978 per square metre for 2025.⁷ In 2015 it was still CHF 560, a rise of 74.6 per cent in ten years. That is not a value for your own plot, only an estimate for land without a building.

The house price paid per square metre of plot measures developed plots instead, with everything built on them.² In 2025 its median was CHF 1,884. For the canton as a whole there is a third measure: land actually sold for a median of CHF 1,742 between 2021 and 2025.⁷

Three figures from three different sources, none of them a substitute for a valuation of your own house. A reliable figure needs land and building derived separately, with age, condition and fit-out as their own factors. Which of the three figures fits your plot only becomes clear on site.

Andelfingen levies the same cantonal tariff as any other municipality in the canton.¹ Rising in steps with the gain, it starts at 10 per cent on the first CHF 4,000. It reaches 40 per cent on the part above CHF 100,000. The holding period works against that: 20 per cent off in the example after 10 full years.

From 20 full years of ownership the reduction stops at 50 per cent, no higher. CHF 74,400 would then become CHF 46,500.¹ Anyone whose acquisition was over 20 years ago may use the market value of 20 years ago instead. Documented value-enhancing investments reduce the gain; maintenance alone does not.

If the proceeds go into a new owner-occupied home in Switzerland, the tax can be deferred, provided the old property was too.¹ Cheaper than the proceeds means the difference is taxed at once. A new price no higher than the old purchase price plus investments removes the deferral entirely.¹⁰ Deferred stays deferred, not waived.