On this page
- What does the house median in Bauma show since 2007?
- What does the land-price model in Bauma show, compared with the price actually paid for houses?
- What reduces the property gains tax on a sale in Bauma?
- What matters in Bauma besides the price?
- Is there a value capture levy in Bauma?
- Estate agent in Bauma
- Frequently asked questions
- Nearby
Suppose you want Bauma’s official figure for house prices. You will find one, unlike in almost all Zurich municipalities of this size: exactly 15 sales were enough for a median in 2025, 34 in 2015, already 20 in 2007 – each year at least the threshold of 15.
For condominiums the picture is reversed: 20 sales were still enough for a median in 2015, only 13 in 2025 – too few. So flats lack an official comparison figure in 2025, while houses have one in all three reference years.
What does the house median in Bauma show since 2007?
Worked example
Worked example, Bauma: house, 18 years of ownership
Assumption: bought in 2007 and sold in 2025, each at the Bauma median for houses, without investments or costs.
- Sale price (median 2025, provisional)
- CHF 1,150,000
- Purchase price (median 2007)
- – CHF 480,000
- Property gain
- CHF 670,000
- Tax per tariff, before reduction
- CHF 257,400
- Reduction for 18 full years: 44%
- – CHF 113,256
- Property gains tax
- CHF 144,144
- Remaining after tax, before mortgage
- CHF 1,005,856
What does the house median in Bauma show since 2007?
Bauma has an official house median in all three reference years, the smallest of the 31 municipalities in the canton that do. There were 20 sales in 2007, 34 in 2015 and exactly 15 in 2025, precisely the canton’s minimum.2 Sternenberg has been part of Bauma since 2015.12 The canton counts it in every year, 2007 included.2
The median itself rose from CHF 790,000 in 2015 to CHF 1,150,000 in 2025, a rise of 46 per cent. It sits 28 per cent below the cantonal median of CHF 1,590,000. Since 2007 it has more than doubled. Even so, a median is just the middle of the houses sold. It shows neither the condition, location nor size of your own house.
For flats it ran the other way: 20 sales still gave a median of CHF 577,500 in 2015, only 13 in 2025 – too few. What this means for you: a house in Bauma has an official comparison figure, a flat no longer does.
What does the land-price model in Bauma show, compared with the price actually paid for houses?
The cantonal model puts residential building land in Bauma at CHF 471 per square metre for 2025.7 That is 30.5 per cent more than the CHF 361 of ten years ago. The model’s range runs from CHF 334 to CHF 662.
That is not the same yardstick as the median price actually paid for a house per square metre of plot, though. In 2025 that stood at CHF 1,115.7 It is more than double the model value. One is a model for undeveloped land, the other a median of paid house prices that include the building.
For the canton as a whole there is a third measure. Residential building land actually sold for a median of CHF 1,742 between 2021 and 2025.7 All three figures are built in different ways. What this means for you: the model value alone says little about your own house; land and building need to be derived separately.
What reduces the property gains tax on a sale in Bauma?
The tariff is identical throughout the canton; Bauma merely levies it.1 It climbs with the gain: 10 per cent on the first CHF 4,000, up to 40 per cent above CHF 100,000.
The holding period works the other way: in the example it is already a 44 per cent reduction after 18 full years. From 20 full years it would be 50 per cent.1 CHF 128,700 would then be due instead of CHF 144,144. Beyond 20 years of ownership, the market value of 20 years ago may stand in for the purchase price. Maintenance alone does not reduce the gain; documented value-enhancing work does.
Reinvest the proceeds in an owner-occupied home in Switzerland, and the tax can be deferred.1 The previous property must also have been self-occupied. A cheaper replacement has the difference taxed right away. One that does not exceed the old purchase price and investments means no deferral at all.9 Deferred does not mean waived.
| Indicator | Bauma | As of |
|---|---|---|
| Houses sold on the open market | CHF 1,150,000 median, 15 sales (2015: CHF 790,000) | 2025, provisional |
| Flats sold on the open market | 13 (no median; 2015: 20 sales, CHF 577,500) | 2025 |
| House price per m² of plot (price paid) | CHF 1,115 | 2025, provisional |
| Residential building land per m² (cantonal model) | CHF 471 (2015: CHF 361) | 2025, provisional |
| Residents, of whom 65 and over | 5,090, of whom 1,098 (21.6%) | 2025 |
| Tax rate municipal / total, excl. church | 120% / 215% | 2026 |
| Bus and train to Zürich HB | from 50 minutes (bus 850, then S 5) | October 2026 timetable |
| Municipal value capture levy | no rule in the building and zoning regulations | as of 2018 |
What matters in Bauma besides the price?
Bauma has its own station on the Tösstal line, S 26.5 The fastest connection to Zürich HB, though, runs via bus 850 to Wetzikon and the S 5 from there, from 50 minutes; a train-only connection from Bauma takes 60 minutes with two changes.
Bauma taxes income and wealth at 120 per cent, 215 per cent together with the canton.3 Only 12 of the 160 municipalities in the canton have a higher rate, 3 the same. In Pfäffikon, the district’s main town, you would pay about 5 per cent less cantonal and municipal tax on the same income and wealth, in Fehraltorf about 4 per cent less. In Bauma, 21.6 per cent of the population are 65 or older, 1,098 of 5,090 people.4
The purchase contract in Bauma is notarised by its own notary, land registry and bankruptcy office, Dorfstrasse 42, 8494 Bauma.10 More in the guide Notary and land registry.
Is there a value capture levy in Bauma?
Bauma levies no municipal value capture levy today.6 The current building and zoning regulations from 2018 contain no article on such a levy; neither a rate nor an exempt area is set. The municipal building office can confirm the current status.
Independently of that, the cantonal levy applies: 20 per cent on the gain in value, small gains exempt.8 It arises when the municipality zones land for building or rezones a zone for public buildings. With new zoning it falls due with the building permit or as early as the sale, so it then belongs in the purchase contract. More in the guide value capture levy.
A house median across all three reference years is rare, but it is no substitute for a valuation of your own house. I calculate location, land and building separately and show what remains after tax.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Bauma
Selling in Bauma with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Bauma. Through all four phases you have one contact person: me, Dominik Devaja, managing director of Immosmile. You pay nothing beforehand. Our fee falls due only when you sign the contract at the notary (Beurkundung).
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Clarity
Independent valuation, net calculation after taxes and costs, a look at what comes after. You decide on figures, not on hearsay.
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Preview
Before anyone sees your house, film, photography and exposé are produced. Then we show it to vetted buyers first – not yet on the portals.
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Market decision
You receive the demand report and every offer immediately. Then you choose the path to the best price: accept, bidding round – or the broad public phase on the portals, the normal case.
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Completion & move
Notary appointment, key handover, documents for what comes after – and, if you wish, guidance into your next home. Our fee only falls due now, with the notarised deed.
The full process in detail What is your property in Bauma worth?
What else do owners in Bauma ask?
How do I find the right estate agent in Bauma?
Ask how anyone tells a median apart from a valuation of your own house. I handle sales across the whole Canton of Zurich. What matters is a separate derivation of land and building, with the tax worked out on your own purchase date. A list for the first meeting: the 12 checking questions.
Which purchase price counts if I inherited the house in Bauma?
Property gains tax is not triggered by the inheritance itself. At a later sale you generally work with the purchase price and purchase date of the deceased person. Details on inheriting are on the inheritance page.
Will selling in Bauma cost me a value capture levy?
The current building and zoning regulations provide for no municipal levy. If the municipality zones land for building, the canton charges 20 per cent on the gain in value, small gains exempt. That levy falls due with the building permit, or at the sale if that comes first.
Sources
- Tax Act of the Canton of Zurich (StG ZH, LS 631.1), §§ 205, 216(3)(i), 219, 220(2), 221, 225, 226 (Nachtrag 132), in German · as of 1.4.2026, retrieved 23.10.2026
- Canton of Zurich, Office for Statistics and Data: Freihandverkäufe von Immobilien inkl. Medianpreisen seit 2007 (KTZH_00000077), territory as of 1.1.2026 · data as of 2025/Q4, 2023–2025 values provisional, retrieved 23.10.2026
- Canton of Zurich, Statistical Office: municipal tax rates 2026, in German · as of 24.03.2026, final
- Canton of Zurich, Statistical Office: population by municipality and age (KTZH_00000254) · year 2025, retrieved 23.10.2026
- SBB online timetable: Bauma – Zürich HB (bus 850, then S 5), fastest connection departing 09:00–09:59 · 2026 timetable, queried 23.10.2026 for 27 and 29.10.2026
- Municipality of Bauma: building and zoning regulations (2018 local planning revision), with no article on value capture, in German · as of 2018, retrieved 23.10.2026
- Canton of Zurich, Office for Statistics and Data: property prices in the Canton of Zurich (KTZH_00003158), residential building land model value and house price per m² of plot per municipality, in German · data as of 2025/Q4, 2022–2025 values provisional, retrieved 23.10.2026
- Value Capture Act of the Canton of Zurich (MAG, LS 700.9), §§ 2, 4, 10, 19, in German · retrieved 23.10.2026
- Cantonal Tax Office Zurich: Zurich tax manual no. 216.3, replacement purchase, paras 19–25, in German · as of 1.2.2018, retrieved 23.10.2026
- Notary offices of the Canton of Zurich: notary, land registry and bankruptcy office of Bauma, in German · retrieved 23.10.2026
- Government Council, Canton of Zurich: RRB No. 42/2026, cantonal tax rate 2026 (95%), in German · dated 14.01.2026
- Federal Statistical Office: changes to municipalities, merger of Bauma and Sternenberg on 1.1.2015 (mutation 3428), in German · retrieved 14.10.2026
General information without guarantee, not individual advice. The law, the tax assessment and advice from professionals for your situation are what count. Terms of use
