On this page
- What does the jump in flat prices in Eglisau mean for your house?
- What is the land under a house in Eglisau worth?
- How much tax does selling a flat in Eglisau cost?
- What has applied in Eglisau since August 2026 for value capture?
- What matters in Eglisau besides the price?
- Estate agent in Eglisau
- Frequently asked questions
- Nearby
Suppose a neighbour has sold her flat in Eglisau. She tells you prices have doubled. For the flat median that is even true: in 2015 it stood at CHF 549,000, in 2025 at CHF 1,127,500.
So is it not tempting to assume the same for your house? For houses in Eglisau there is no official median. And building land paints a much calmer picture. Your house therefore needs a derivation of its own.
What does the jump in flat prices mean for a house?
Worked example
Worked example, Eglisau: flat, 18 years of ownership
Assumption: bought in 2007 and sold in 2025, each at the Eglisau median for condominiums, without investments or costs. For houses there is no median in 2007 or 2025.
- Sale price (median 2025, provisional)
- CHF 1,127,500
- Purchase price (median 2007)
- – CHF 399,000
- Property gain
- CHF 728,500
- Tax per tariff, before reduction
- CHF 280,800
- Reduction for 18 full years: 44%
- – CHF 123,552
- Property gains tax
- CHF 157,248
- Remaining after tax, before mortgage
- CHF 970,252
What does the jump in flat prices in Eglisau mean for your house?
Not much, at first. The median for flats rose by 105 per cent from 2015 to 2025.2 Of the 160 Zurich municipalities, 69 have a median for both years; none rose more than Eglisau. But it rests on 19 sales in 2015 and 30 sales in 2025.
A median follows the selection of properties sold. If more new or large flats changed hands in 2025 than in 2015, it can rise sharply without every flat having gained that much. Which flats they were, the statistics do not show.
For houses the figure is missing entirely: 9 sales in 2025, 10 in 2015.2 Over the same period the cantonal land model rose by 48 per cent, from CHF 638 to CHF 944 per square metre.9 What this means for you: derive the value of your house from the plot, the building and comparable sales.
What is the land under a house in Eglisau worth?
The cantonal model puts residential building land in Eglisau at CHF 944 per square metre for 2025.9 It estimates what undeveloped land in a residential or mixed zone would cost. Typical model values range from CHF 667 to CHF 1,351. Among all 160 Zurich municipalities, only 37 are lower.
For comparison, there is a cantonal figure from actual sales. Residential building land cost a median of CHF 1,742 per square metre in 2021 to 2025.9 One figure is estimated, the other was paid. So the comparison allows no more than a rough classification.
What this means for you: where land costs comparatively little, the building can make up a larger part of the price. Condition, fit-out and improvements then count all the more. Have plans, year of construction and receipts for renovations ready. With a large plot it is also worth asking whether more could be built on it.
How much tax does selling a flat in Eglisau cost?
In the median example, CHF 157,248. The tax takes 21.6 per cent of the gain and 13.9 per cent of the sale price.1 The reason is the low purchase price in 2007: the less you paid back then, the larger the gain today.
The canton sets the same tariff for all municipalities; Eglisau only levies the tax.1 Parts of the gain above CHF 100,000 are taxed at 40 per cent before the reduction. After 20 full years of ownership the example would come to CHF 140,400, clearly less.
A deferral is possible if you lived in the flat yourself and buy another owner-occupied home in Switzerland.1 It postpones the tax; it does not reduce it. What this means for you: find the purchase contract from back then and the receipts for value-adding investments. Both change the gain, and with it the tax.
| Indicator | Eglisau | As of |
|---|---|---|
| Median house price | no median (9 sales) | 2025 |
| Median condominium price (30 sales) | CHF 1,127,500 | 2025, provisional |
| Median condominium price (19 sales) | CHF 549,000 | 2015 |
| Residential building land per m² (cantonal model) | CHF 944 (2015: CHF 638) | 2025, provisional |
| Residents, of whom 65 and over | 5,771, of whom 1,095 (19%) | 2025 |
| Tax rate municipal / total, excl. church | 113% / 208% | 2026 |
| Train from Eglisau to Zürich HB | from 32 minutes (S 9, no change) | timetable October 2026 |
| Municipal value capture levy | 40% of the gain in value minus CHF 100,000, threshold 2,000 m² | in force since 01.08.2026, one plot excepted |
What has applied in Eglisau since August 2026 for value capture?
Since 1 August 2026, Eglisau has charged its own levy: 40 per cent of the gain in value minus CHF 100,000.6 That is the highest rate the cantonal act permits.7 Plots under 2,000 square metres are exempt.6 That does not apply if the gain in value exceeds CHF 250,000.7 The rule comes from a partial revision of the zoning regulations, approved in February 2026. A single plot is excluded from its entry into force.6
The levy only hits plots that gained value through upzoning or rezoning. It is payable once the plot is developed; a sale alone does not trigger it.8 If the plot changes hands before that, the obligation passes to the buyer. Record this in the sale contract.7 The building office can confirm whether your plot is affected.
What matters in Eglisau besides the price?
From Eglisau station the S 9 runs to Zürich HB from 32 minutes without changing.5 In Eglisau, 19 per cent of the population are 65 or older, 1,095 of 5,771 people.4 Income and wealth are taxed at a municipal rate of 113 per cent, 208 per cent with the canton.3 In Kloten you would pay about 6 per cent less cantonal and municipal tax, in Winterthur about 6 per cent more.
I derive the value of your house from the plot, the building and real comparisons, not from a headline. And I calculate tax and net proceeds with your purchase price.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Eglisau
Selling in Eglisau with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Eglisau. 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 Eglisau worth?
What else do owners in Eglisau ask?
How do I find the right estate agent in Eglisau?
Ask which figures an agent uses to justify the value of your house. I handle sales across the whole Canton of Zurich. A flat median is no justification for a house. Ask for a derivation from plot, building and comparisons, plus the tax with your purchase date. The 12 checking questions let you set offers side by side.
Why does the canton publish no price for houses in Eglisau?
The canton only gives a median from 15 sales a year. In Eglisau only 9 houses were sold on the open market in 2025, 10 in 2015 and 11 in 2007. A median from so few sales would depend too much on chance.
What deadline applies in Eglisau for the tax return after a sale?
The property gains tax return goes to the Eglisau municipal tax office within 30 days of the transfer. You can ask for more time.
Sources
- Tax Act of the Canton of Zurich (StG ZH, LS 631.1), §§ 205, 216(3)(i), 219, 221, 225, 226 (Nachtrag 132), in German · as of 1.4.2026, retrieved 15.10.2026
- 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: Eglisau – Zürich HB, fastest connection departing 09:00–09:59 · 2026 timetable, queried 15.10.2026 for 20 and 22.10.2026
- Municipality of Eglisau: partial revision of the building and zoning regulations, art. 85 «Mehrwertabgabe», approved 12.02.2026, in German · partly in force since 01.08.2026, retrieved 15.10.2026
- Value Capture Act of the Canton of Zurich (MAG, LS 700.9), §§ 6, 19, 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
- Canton of Zurich, Office for Statistics and Data: Immobilienpreise im Kanton Zürich (KTZH_00003158), residential building land, model by municipality and median of sales in the canton, in German · data as of 2025/Q4, 2022–2025 values provisional, retrieved 14.10.2026
- Government Council, Canton of Zurich: RRB No. 42/2026, cantonal tax rate 2026 (95%), in German · dated 14.01.2026
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
