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More than twice as much as ten years ago. That is how the official Horgen house median reads at first glance. In 2015 it was CHF 1,040,000, in 2025 CHF 2,450,000.
If you bought your house ten years ago, it is tempting to scale up. But behind both figures are very different houses, by the lake as well as up in Hirzel. Only a comparison with similar sales shows what your house is worth. Fortunately, Horgen has plenty of them.
And how much does the large price jump say about your own house?
Worked example
Worked example, Horgen: house, 18 years of ownership
Assumption: bought in 2007 and sold in 2025, each at the Horgen median for houses, without investments, costs or replacement purchase. Hirzel is included in both years.
- Sale price (median 2025, provisional)
- CHF 2,450,000
- Purchase price (median 2007)
- – CHF 890,000
- Property gain
- CHF 1,560,000
- Tax per tariff, before reduction
- CHF 613,400
- Reduction for 18 full years: 44%
- – CHF 269,896
- Property gains tax
- CHF 343,504
- Remaining after tax, before mortgage
- CHF 2,106,496
Is a house in Horgen really worth more than twice as much as in 2015?
The median is. Whether your house is, it does not show. In 2015 the house median rested on 20 sales, in 2025 on 43.2 It rose by 136 per cent, more than in any other Zurich municipality with comparable figures for 2015 and 2025. For flats, with almost the same number of sales, 74 and 75, it was only 18 per cent.
The difference lies in the mix. Hirzel has been part of Horgen since 2018.7 The canton reports all years within today’s boundaries, so Hirzel is included in 2015 too.2 If more large houses by the lake sell in one year and more small ones in another, the median shifts. It follows this mix, not the value of any particular house.
What this means for you: read the jump as a statement about the medians, not about your house. For your house, what counts is the plot, location, condition and the sales that are genuinely similar to it.
What does the broad Horgen market mean for your sale?
In 2025, 43 houses and 75 condominiums were sold on the open market in Horgen.2 For houses, that is the highest figure in the Zimmerberg region; for flats, the second-highest after Wädenswil. At CHF 2,450,000 the house median is 54 per cent above the canton. At CHF 1,535,000 the flat median is 28 per cent above.
A house here fetches 1.6 times the price of a flat; the medians are CHF 915,000 apart. Moving into a flat within the municipality therefore frees up noticeable capital. And with 75 sales a year, the choice of flats is large too.
But a broad market cuts both ways. There are many comparable sales, so your price is easy to justify. Yet buyers also see many offers side by side. What this means for you: an inflated price stands out faster in Horgen than in a small market. A well-founded price, in turn, has many comparables on its side.
| Indicator | Horgen | As of |
|---|---|---|
| Median house price (43 sales) | CHF 2,450,000 | 2025, provisional |
| Median condominium price (75 sales) | CHF 1,535,000 | 2025, provisional |
| Median house / flat (20 / 74 sales) | CHF 1,040,000 / CHF 1,300,000 | 2015, incl. Hirzel |
| Residential building land per m² (canton’s model) | CHF 1,957 (2015: CHF 1,146) | 2025, provisional |
| Residents, of whom 65 and over | 24,572, of whom 4,616 (18.8%) | 2025 |
| Tax rate municipal / total, excl. church | 90% / 185% | 2026 |
| Train from Horgen to Zürich HB | from 18 minutes (S 2) | 2026 timetable |
| Municipal value capture levy | 30% of the gain in value minus CHF 100,000 | in force since 19.08.2023 |
What remains after tax, and what applies if you leave Horgen?
In the example, property gains tax takes CHF 343,504, or 14.0 per cent of the sale price. The tariff is the same throughout the canton; the municipality only levies the tax.1 After 20 full years of ownership it is halved. For the same gain it would then be CHF 306,700.
In Horgen, 4,616 people are 65 or older, 18.8 per cent.4 That is the second-largest number of older people in the Zimmerberg region, after Wädenswil. If you move away after the sale, the tax rate at your new home counts.3 Horgen is at 90 per cent, 185 per cent including the canton. On the same income, Thalwil means about 6 per cent less cantonal and municipal tax, Kilchberg about 10 per cent less.
For buyers who work in the city, the train matters. From Horgen the journey to Zürich HB takes from 18 minutes, on the S 2.5 What this means for you: plan the sale and your new home together.
What applies to the value capture levy in Horgen?
Since August 2023, Horgen has charged its own levy: 30 per cent of the gain in value minus CHF 100,000.6 Plots under 1,200 square metres are generally exempt.6 The rule applies throughout the municipality, Hirzel included.8
It only has to be paid when building starts. A sale does not trigger it.10 In that case the obligation passes to the buyer, which belongs in the sale contract.9 It only affects plots that are upzoned or rezoned anyway. More in the guide to the value capture levy.
Among 43 sales there are houses genuinely similar to yours. I compare with those, and work out what you keep.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Horgen
Selling in Horgen with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Horgen. 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 Horgen worth?
What else do owners in Horgen ask?
Do the figures also apply to Hirzel?
Yes. Hirzel has been part of Horgen since 2018. The canton reports all years within today’s municipal boundaries, so including Hirzel.
Will the Horgen median still change?
Possibly. According to the canton, the figures for the last three years are provisional. With 43 sales, though, the house median rests on the broadest base in the Zimmerberg region.
Have Horgen flats risen as sharply?
No. The flat median is 18 per cent above 2015, with 74 and 75 sales. The large jump concerns the house median.
How do I find the right estate agent in Horgen?
Horgen has many comparable sales, which helps with the valuation. What matters is which ones someone uses, because the figures mix very different houses, Hirzel included. I handle sales across the whole Canton of Zurich. Ask for a derivation with evidence and a written net calculation. 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, 226 (Nachtrag 132), in German · as of 1.4.2026, retrieved 14.10.2026
- Canton of Zurich, Office for Statistics and Data: Freihandverkäufe von Immobilien inkl. Medianpreisen seit 2007 (KTZH_00000077), boundaries as of 1.1.2026 · 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: Horgen – Zürich HB, fastest connection departing 09:00–09:59 · 2026 timetable, queried 14.10.2026 for 20 and 22.10.2026
- Building regulations of Horgen, section 10.10 (value capture levy), in German · in force since 19.08.2023, retrieved 14.10.2026
- Swiss Federal Statistical Office: merged municipalities, Hirzel and Horgen as of 1.1.2018 (mutation 3582) · retrieved 14.10.2026
- Building Department, Canton of Zurich: status of value capture levies in the municipalities (map, Horgen and Hirzel regulations), in German · as of 10.10.2026, 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
- 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
