Selling property in Hedingen: direct rail, low tax rate

In 2025 a house in Hedingen cost a median of CHF 1,875,000, from 15 sales.² That is exactly the threshold for an official median. In 2015 it was CHF 1,362,500, from 16 sales; 2007's 12 sales were not enough. That is a rise of about 38 per cent in ten years.

For the land alone the rise is far sharper. The cantonal model puts undeveloped residential building land in Hedingen at CHF 2,036 per square metre for 2025.⁷ In 2015 it was CHF 1,071, a rise of about 90 per cent. That is more than twice the rise of the house median.

There is also a second measure. A house sold in 2025 cost a median of CHF 3,984 per square metre of plot, almost double the model value for empty land.⁷ Model and actual house price are two different measures, not a contradiction: one prices the land, the other the whole house.

For condominiums, the number of sales in Hedingen does not reach a median in any of the three reference years: 7 in 2025, 8 in 2015, just 4 in 2007.² Unlike houses, no median came about here in any year.

Hedingen cannot be compared with the cantonal median of CHF 1,200,000 for flats at all. Hedingen belongs to Affoltern district. There, the flat median rose from CHF 847,500 to CHF 1,150,000.² That is a rise of about 36 per cent in ten years. Affoltern district and the Knonaueramt planning region show exactly the same figures.

What this means for you: without a median of its own, valuing a flat needs comparable properties from the region, not just a surrounding figure. For a house, too, its own median does not replace this work. It only shows the middle of the 15 sales of 2025.

The tariff is the same throughout the canton; Hedingen only levies the tax.¹ It rises in steps. The first CHF 4,000 are taxed at 10 per cent, parts above CHF 100,000 at 40 per cent. Ownership then brings a reduction, 20 per cent in the example after 10 full years.

From 20 full years the reduction is highest, 50 per cent. In the example, CHF 55,200 would then be due instead of CHF 88,320.¹ For a purchase over 20 years ago, the market value of 20 years ago may also count. Documented value-enhancing investments reduce the gain further; maintenance alone does not.

Buy a new home to live in, and the tax can be deferred. You must have lived in the old home yourself and replace it in Switzerland.¹ If the new home costs less than the proceeds, the difference is taxable at once. If it costs no more than the old purchase price and investments, nothing is deferred.¹⁰ And deferred does not mean waived.