Selling property in Flaach: the weakest land-price rise

Nowhere else in the canton has land value, as modelled, risen less over ten years than in Flaach. The cantonal model puts residential building land at CHF 435 per square metre for 2025. In 2015 it was CHF 405, a rise of 7.4 per cent.⁷ None of the 160 Zurich municipalities shows a weaker rise.

Compare the canton as a whole: anyone buying residential building land between 2021 and 2025 paid a median of CHF 1,742 per square metre. Model value and price paid are built differently. Flaach's model value sits well below it. In Flaach, the model's typical range runs from CHF 309 to CHF 620 per square metre.

It refers to undeveloped land in Flaach in general, neither your plot nor the house on it. For a house, the building comes on top, with its age, condition and fit-out. A figure from hearsay is no substitute for that.

In 2025, sales in Flaach reached the threshold for an official median for the first time. 18 condominiums changed hands, at a median of CHF 900,000. For 2015 and 2007, sales stayed well below the threshold of 15, at 3 and 0.

Notably, the district of Andelfingen, home to Flaach, shows the same 2025 median: CHF 900,000, from 129 sales across the whole district. That is one year only, not proof of a lasting match. It says nothing about any particular flat.

Against the cantonal median of CHF 1,200,000, the Flaach median sits 25 per cent lower. For a house, though, there is no official figure in any of the three years. In 2025, 7 changed hands, in 2015 also 7, in 2007 it was 6. What this means for you: the flat median shows where flats sold at the median in 2025, not the value of your house.

The tariff is the same throughout the canton; Flaach only levies it.¹ It rises in steps with the gain: 10 per cent on the first CHF 4,000, 40 per cent on the part above CHF 100,000. The holding period works the other way, 20 per cent off in the example after 10 full years.

From 20 full years the reduction stays at half. In the same example, CHF 46,500 would be due instead of CHF 74,400. For a purchase over 20 years ago, the market value of 20 years ago may count instead as the purchase price. Documented value-enhancing investments reduce the gain further; maintenance does not.

Buy an owner-occupied home in Switzerland afterwards, and the tax can be deferred. You must have lived in the previous property yourself. If the new property costs less than the proceeds, the difference is taxable at once. If it costs no more than the old purchase price and investments, there is no deferral.⁹ Deferred does not mean waived.