Selling property in Henggart: no median, land model up 73 per cent

Open-market sales in Henggart stay below the cantonal threshold of 15 in all three reference years. This applies to houses and flats alike.² In 2025, 5 houses and 6 flats changed hands. In 2015 it was 10 and 4. In 2007 it was 9 and 5.

House sales even fell: with 10, twice as many changed hands in 2015 as in 2025. That changes nothing about the threshold, though. Fifteen sales stay out of reach in every one of the three years, for both property types.

The ten-year comparison therefore comes from Andelfingen district, whose medians pool sales from across the district. Flats there cost a median of CHF 900,000 in 2025, against CHF 641,000 ten years earlier.² What this means for you: the district figure describes the Weinland as a whole, not the price of your house or flat in Henggart.

With no house median, land is the first anchor. The cantonal model puts residential building land in Henggart at CHF 1,472 per square metre for 2025.⁷ In 2015 it was still CHF 851, a rise of 73 per cent in ten years. Typically the model ranges from CHF 1,019 to CHF 2,109 per square metre.

Alongside it stands a cantonal figure from real sales.⁷ Residential building land cost a median of CHF 1,742 per square metre in 2021–2025, and CHF 800 in 2011–2015. Model here, prices paid there: both only offer a rough sense of scale, not a price for your own plot.

The model only estimates undeveloped land, not your plot and not the building on it. For a house in Henggart, the building comes on top, with its age, condition and fit-out. That is a derivation of its own, documented, not a model figure. For your house, this means the rise concerns the model for undeveloped land, not automatically your price.

The property gains tax follows one uniform tariff across the canton; Henggart only levies it.¹ The first CHF 4,000 of gain are taxed at 10 per cent, the part above CHF 100,000 at 40 per cent. Ownership works the other way: a 20 per cent reduction in the example after 10 full years.

The reduction only reaches its maximum of 50 per cent from 20 full years.¹ Then CHF 46,500 would be due instead of CHF 74,400. After over 20 years, the market value of 20 years ago may also replace the purchase price. Documented value-enhancing investments reduce the gain; maintenance does not.

Put the proceeds into a new, owner-occupied home in Switzerland, and the tax can be deferred.¹ The old home must also have been self-occupied. If the replacement costs less than the proceeds, the difference is taxable at once. If its price is no higher than the old purchase price and investments, there is no deferral.⁹ Deferred does not mean waived.