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Suppose that on the kitchen table lies the listing for a flat in Männedorf. A lift, no garden, everything on one floor. Exactly what you had in mind. Then a glance at the price, and the surprise: it is barely below what your own house is likely to fetch.
The impression is right. In 2025 a condominium in Männedorf cost a median CHF 1,980,000, a house CHF 2,200,000. Downsizing here mainly trades work for peace. When it comes to the tax, that can be an advantage.
And what changes if you use the proceeds to buy a flat in the village?
Worked example
Worked example, Männedorf: house, 18 years of ownership
Assumption: bought in 2007 and sold in 2025, each at the Männedorf median for houses, without investments, costs or a replacement purchase, so without a deferral from buying a flat.
- Sale price (median 2025, provisional)
- CHF 2,200,000
- Purchase price (median 2007)
- – CHF 1,175,000
- Property gain
- CHF 1,025,000
- Tax per tariff, before reduction
- CHF 399,400
- Reduction for 18 full years: 44%
- – CHF 175,736
- Property gains tax
- CHF 223,664
- Remaining after tax, before mortgage
- CHF 1,976,336
Why does a flat in Männedorf cost almost as much as a house?
The figures show it but do not explain it. In 2025 the median condominium cost CHF 1,980,000 and the median house CHF 2,200,000.2 The gap is CHF 220,000. A house here costs only 1.1 times as much as a flat; across the canton it is 1.3 times.
Flats are 65 per cent above the cantonal median, houses 38 per cent. Since 2015, flats have risen by 43 per cent and houses by 27 per cent. Medians mix old and new, large and small properties, though. That is how a new flat and an older house can end up close together.
The flat market is broad: 61 sales against 21 for houses. What this means for you: for a flat there are many comparisons in Männedorf. Your house needs a careful valuation that takes in the plot, the condition and the fittings. A median alone is not enough.
What does moving from a house into a flat in Männedorf bring?
Mainly less effort, little freely available capital. Sell at the median and buy at the median, and CHF 220,000 remains before the mortgage. Costs and the move still come off that, and depending on the case, tax as well. Here the decision is mainly about daily life.
That is precisely what helps with the tax. Did you live in the house permanently and exclusively yourself? If you then buy or build a home for the same use in Switzerland within a reasonable period, the tax is deferred.1 This applies only to the extent the proceeds are used for it.
The closer the price of the flat is to the proceeds, the larger the part that is deferred. Deferred does not mean waived. The tax can fall due later, for example when you sell the new flat. What this means for you: have the deferral calculated with your figures before you sign.
How much tax is due on a sale in Männedorf?
In the example without deferral, CHF 223,664. That is 21.8 per cent of the gain and 10.2 per cent of the sale price. The tariff is the same throughout the canton; the municipality levies the tax.1 It rises with the gain. For a flat traded at the 2007 and 2025 medians, it is even higher: CHF 235,424.
The ownership period lowers the amount. After 20 full years the tax is halved; for the house in the example it would be CHF 199,700.1 Receipts for value-adding investments reduce the gain. Repairs and maintenance do not count.
The municipal tax rate is 87 per cent, 182 per cent including the canton.3 It only affects income and wealth. In Meilen you pay about 4 per cent less cantonal and municipal tax on the same income, in Herrliberg about 8 per cent less. What this means for you: moving away also changes the calculation.
| Indicator | Männedorf | As of |
|---|---|---|
| Median house price (21 sales) | CHF 2,200,000 | 2025, provisional |
| Median condominium price (61 sales) | CHF 1,980,000 | 2025, provisional |
| Median house price (22 sales) | CHF 1,727,500 | 2015 |
| Residential building land per m² (canton’s model) | CHF 3,189 (2015: CHF 1,646) | 2025, provisional |
| Residents, of whom 65 and over | 11,742, of whom 2,569 (21.9%) | 2025 |
| Tax rate municipal / total, excl. church | 87% / 182% | 2026 |
| Train from Männedorf to Zürich HB | from 21 minutes (S 7) | 2026 timetable |
| Municipal value capture levy | 40% of the gain in value minus CHF 100,000 | in force since 01.01.2023 |
What applies to the value capture levy in Männedorf?
Since 1 January 2023, Männedorf has charged its own levy: 40 per cent of the gain in value minus CHF 100,000.6 Plots under 1,200 square metres are generally exempt. The law allows neither a higher rate nor a smaller exempt area.7 Männedorf therefore uses both limits to the full.
The levy only applies to the rise in value from upzoning or rezoning, when more may be built. A sale does not trigger it; only development does.8 The obligation passes to the buyer and belongs in the sale contract.7 Anyone selling an affected plot should factor it into the price. More in the guide to the value capture levy.
If you downsize within the village, calculate the sale and the flat purchase together. With your figures I show you what is deferred and what remains.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Männedorf
Selling in Männedorf with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Männedorf. 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 Männedorf worth?
What else do owners in Männedorf ask?
How has the land price in Männedorf developed?
The canton’s model puts residential building land at CHF 3,189 per square metre in 2025; in 2015 it was CHF 1,646. That is 94 per cent more.10 The model typically ranges from CHF 2,258 to CHF 4,532. It is not a price for your plot.
How quickly can you get from Männedorf to Zurich?
How do I find the right estate agent in Männedorf?
Look for someone who thinks about the sale and your next flat together. I handle sales across the whole Canton of Zurich. Whoever advises you should derive the value of your house, show evidence and work out the tax deferral. 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, 216(3)(i), 219, 221, 225 (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) · 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: Männedorf – Zürich HB, fastest connection departing 09:00–09:59 · 2026 timetable, queried 14.10.2026 for 20 and 22.10.2026
- Männedorf zoning regulations, section 12.8 «Mehrwertabgabe» (partial revision, Building Department order 0688/22), in German · in force since 01.01.2023, 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
- Building Department, Canton of Zurich: status of value capture levies in the municipalities (map), in German · as of 10.10.2026, retrieved 14.10.2026
- Canton of Zurich, Office for Statistics and Data: Immobilienpreise im Kanton Zürich (KTZH_00003158), residential building land, model values by municipality · transfer statistics 2025/Q4, published 4.5.2026, 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
