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You bought the flat about ten years ago. Now it is to be sold, perhaps to move closer to the children, perhaps for a flat with a lift. The gain is modest. Surely the tax will hardly be worth mentioning, you think.
The calculation with the official Dietlikon figures shows otherwise. On a gain of CHF 94,000, the tax after ten years is CHF 21,840. That is almost a quarter of the gain. Knowing this in advance lets you plan the timing and the receipts.
Why does a small gain cost almost a quarter in tax?
Worked example
Worked example, Dietlikon: condominium, 10 years of ownership
Assumption: bought in 2015 and sold in 2025, each at the Dietlikon median for condominiums, without investments or costs, 2026 tariff. Dietlikon has no 2007 median, which is why it is missing from the Net Proceeds Report.
- Sale price (median 2025, provisional)
- CHF 1,165,000
- Purchase price (median 2015)
- – CHF 1,071,000
- Property gain
- CHF 94,000
- Tax per tariff, before reduction
- CHF 27,300
- Reduction for 10 full years: 20%
- – CHF 5,460
- Property gains tax
- CHF 21,840
- Remaining after tax, before mortgage
- CHF 1,143,160
Why does a small gain in Dietlikon cost almost a quarter in tax?
Because of two rules in the Tax Act. First, the rate rises with the gain, from 10 per cent on the first CHF 4,000 to 40 per cent above CHF 100,000.1 A gain of CHF 94,000 already sits high up this ladder. Before any reduction, CHF 27,300 would be due.2
Second, the period of ownership counts. After ten full years the tax falls by 20 per cent, after 20 years by half.1 In the Dietlikon example that leaves CHF 21,840, or 23.2 per cent of the gain. Measured against the sale price it is only 1.9 per cent.
The tariff is the same throughout the canton. The municipality levies the tax; cantonal law sets the rate.1 What this means for you: with a smaller gain, a few years of ownership and a few receipts often decide several thousand francs. The table shows how much.
| Full years owned | Reduction | Tax |
|---|---|---|
| 5 | – 5% | CHF 25,935 |
| 10 | – 20% | CHF 21,840 |
| 15 | – 35% | CHF 17,745 |
| 20 and more | – 50% | CHF 13,650 |
What does the small market mean for your sale in Dietlikon?
In 2025, 8 houses and 25 condominiums were sold on the open market in Dietlikon.3 The canton therefore publishes no house median, nor for 2015. The flat median is CHF 1,165,000, 3 per cent below the cantonal figure. It has risen by 9 per cent since 2015. For building land there is an official model value. The canton’s model puts residential building land at CHF 2,417 per square metre in 2025, up from CHF 1,246 in 2015.12
At the same time, the population is relatively old. 1,652 people are 65 or older, 20.6 per cent.5 7.3 per cent are 80 or older. Among the 160 Zurich municipalities, 62 have an older population and 94 a younger one.
What this means for you: a small market has few comparable sales, and each one carries weight. Your price therefore needs careful derivation from the property itself, not just a glance at the statistics.
What matters to buyers, and when you move away from Dietlikon?
For buyers who work in the city, the train matters. From Dietlikon the journey to Zürich HB takes from 12 minutes, on the S 3 without changing.6 That figure comes from the 2026 timetable, not a measured trip.
For you, after the sale, the tax rate of your new home matters. It only affects income and wealth tax, never the tax on the gain.1 Dietlikon is at 105 per cent, 200 per cent including the canton.4 Neighbouring Wallisellen is at 188 per cent. There you would pay about 6 per cent less cantonal and municipal tax on the same income, church tax excluded. Buchs has the same rate as Dietlikon.
What this means for you: if you want to stay in the region, include the tax at your new address in the calculation. With higher income from pensions and assets, the difference becomes noticeable.
What applies to the value capture levy in Dietlikon?
Since November 2021, Dietlikon has charged its own levy: 25 per cent of the gain in value minus CHF 100,000.7 Plots under 1,200 square metres are generally exempt.7 In April 2026 a partial revision of the land-use plan was adopted. The 25 per cent rate stays the same.8 The revision is not yet in force.
It only covers the rise in value when a plot is upzoned or rezoned. The levy falls due only on development; the sale alone triggers nothing.10 The obligation then passes to the buyer and belongs in the sale contract.9 The zoning plan shows whether the current revision affects your plot. More in the guide to the value capture levy.
Whether a later sale date pays off depends on your own purchase date. I am happy to work it through with you, with your receipts.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Dietlikon
Selling in Dietlikon with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Dietlikon. 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 Dietlikon worth?
What else do owners in Dietlikon ask?
Why is Dietlikon missing from the Net Proceeds Report?
The report compares the 2007 and 2025 medians. In 2007 only 4 condominiums were sold on the open market in Dietlikon, too few for an official median. That is why this page calculates from 2015.
Is the 2025 Dietlikon median final?
No, the canton calls the figures for the last three years provisional. If the median changes, the gain and tax in the example change too.
Do the years count from purchase or from moving in?
What counts are the full years between acquisition and sale, i.e. between the two transfers of ownership. The sale contract and the land register show the exact date.
How do I find the right estate agent in Dietlikon?
In a small market like Dietlikon, every comparable sale counts. The valuation should therefore be carefully derived. I handle sales across the whole Canton of Zurich. Ask for the evidence behind the price and for a written net calculation including the tax. The 12 questions help you compare.
Nearby
Selling property in neighbouring municipalities
Sources
- Tax Act of the Canton of Zurich (StG ZH, LS 631.1), §§ 205, 219, 225 (Nachtrag 132), in German · as of 1.4.2026, retrieved 14.10.2026
- Zurich cantonal tax administration: ZStB 225.1, tariff for property gains tax, in German · retrieved 29.09.2026
- Canton of Zurich, Office for Statistics and Data: Freihandverkäufe von Immobilien inkl. Medianpreisen seit 2007 (KTZH_00000077) · data as of 2025/Q4, 2023–2025 values provisional, retrieved 14.10.2026
- 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 14.10.2026
- SBB online timetable: Dietlikon – Zürich HB, fastest connection departing 09:00–09:59 · 2026 timetable, queried 14.10.2026 for 20 and 22.10.2026
- Building regulations of Dietlikon, art. 48a (value capture levy), in German · in force since 26.11.2021, retrieved 14.10.2026
- Municipality of Dietlikon: partial revision of the land-use plan, adopted 13.04.2026, explanatory report, in German · not yet in force, retrieved 14.10.2026
- Value Capture Act of the Canton of Zurich (MAG, LS 700.9), §§ 6, 7, 19, 20, in German · retrieved 09.10.2026
- Value Capture Ordinance of the Canton of Zurich (MAV, LS 700.91), § 21, in German · retrieved 09.10.2026
- Building Department, Canton of Zurich: status of value capture levies in the municipalities (map), in German · as of 10.10.2026, retrieved 14.10.2026
- Canton of Zurich, Office for Statistics and Data: dataset «Immobilienpreise im Kanton Zürich» (KTZH_00003158), residential building land in CHF/m², in German · as of 2025/Q4 (transfer statistics, published 4.5.2026), 2022–2025 values provisional, 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
