On this page
- Why does Neerach have no house figure, and where did the flat figure go?
- What does Dielsdorf district show when Neerach itself has no reliable figure?
- What reduces the property gains tax on a sale in Neerach?
- What matters in Neerach besides the price?
- Is there a value capture levy in Neerach?
- Who notarises a house sale in Neerach?
- Estate agent in Neerach
- Frequently asked questions
- Nearby
Suppose you bought a flat in Neerach in 2015 and now look for the official comparison figure. For your purchase year you find a median, from 24 open-market sales. For 2025 you find none.
In 2025 only 5 flats and 8 houses changed hands on the open market in Neerach. The canton only publishes a median from 15 sales a year. For houses, the number fell short in all three reference years, 2007, 2015 and 2025.
Why does Neerach have no house figure, and where did the flat figure go?
Worked example
Worked example, Neerach: flat at the district median, 10 years of ownership
Assumption: a flat at the median of Dielsdorf district, bought in 2015 and sold in 2025, without investments or costs. Neerach itself has no 2025 median for flats or houses.
- Sale price (district median 2025, provisional)
- CHF 920,000
- Purchase price (district median 2015)
- – CHF 690,000
- Property gain
- CHF 230,000
- Tax per tariff, before reduction
- CHF 81,400
- Reduction for 10 full years: 20%
- – CHF 16,280
- Property gains tax
- CHF 65,120
- Remaining after tax, before mortgage
- CHF 854,880
Why does Neerach have no house figure, and where did the flat figure go?
For houses, Neerach has no official median in any of the three reference years. In 2025, 8 houses changed hands on the open market, in 2015 it was 6, in 2007 it was 9. All three figures sit below the threshold of 15 sales from which the canton publishes a median at all.
For flats, that figure existed once. In 2015, 24 open-market sales produced a median of CHF 833,231. In 2025 there were only 5, again below the threshold. A comparison figure officially recorded ten years ago can no longer be formed for Neerach itself for 2025.
What this means for you: neither the house nor the flat has a current official figure in the village itself. A valuation needs the surroundings and the plot, derived separately, not a median that no longer exists for Neerach this way.
What does Dielsdorf district show when Neerach itself has no reliable figure?
Dielsdorf district, to which Neerach belongs, has enough sales for official medians. In 2025, 193 flats changed hands there on the open market, at a median of CHF 920,000. In 2015 this median stood at CHF 690,000, from 303 sales, a rise of 33 per cent in ten years.
For houses, the district shows a 2025 median of CHF 1,350,000, from 178 sales. In 2015 it was CHF 990,000, a rise of 36 per cent. That puts the district medians below the cantonal medians of CHF 1,200,000 for flats and CHF 1,590,000 for houses. In the Zürcher Unterland planning region, the flat median rose by 42 per cent over the same period, somewhat more.
For a flat in Neerach itself, though, that is not a price. The district median draws on sales from across the district, larger places and small villages alike. What this means for you: the district sets the frame, but it does not supply your own price.
What reduces the property gains tax on a sale in Neerach?
The tariff is the same throughout the canton; Neerach only levies it. It rises in steps with the gain. 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 the tax would fall from CHF 65,120 to CHF 40,700. 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 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. 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. And deferred does not mean waived.
| Indicator | Neerach | As of |
|---|---|---|
| Houses sold on the open market | 8 (no median; 2015: 6, 2007: 9) | 2025 |
| Flats sold on the open market | 5 (no median; 2015: 24, median CHF 833,231) | 2025 |
| Median flat price, Dielsdorf district (193 sales) | CHF 920,000 (2015: CHF 690,000) | 2025, provisional |
| Residential building land per m² (cantonal model) | CHF 1,709 (2015: CHF 1,078) | 2025, provisional |
| Residents, of whom 65 and over | 3,348, of whom 827 (24.7%) | 2025 |
| Tax rate municipal / total, excl. church | 77% / 172% | 2026 |
| Bus and train to Zürich HB | from 38 minutes (bus 510, then S 15) | October 2026 timetable |
| Municipal value capture levy | Waiver (no levy) | in force |
What matters in Neerach besides the price?
From the stop Neerach, Gemeindehaus, bus 510 runs to Niederglatt; there you change on foot to the S 15 for Zürich HB, from 38 minutes.5 There is no station within Neerach, so every public transport journey starts by bus. In Neerach, 24.7 per cent of the population are 65 or older, 827 of 3,348 people; 5.9 per cent are 80 or older.4
Neerach taxes income and wealth at 77 per cent, 172 per cent together with the canton.3 In Niederglatt, where you change for the S 15, you would pay about 17 per cent more cantonal and municipal tax on the same income and wealth, in Glattfelden about 25 per cent more.
Is there a value capture levy in Neerach?
There is no municipal value capture levy in Neerach: section 3.6 of the building and zoning regulations expressly waives it.6 The overall revision was adopted on 10 June 2024; a later cantonal refusal, according to the cover sheet of the regulations, concerned only two articles on vehicle parking, not the waiver, which has been in force since 11 July 2025.6
The cantonal levy remains. If land is newly zoned for building, the canton charges its own levy of 20 per cent of the increase in value; small gains are exempt.8 The same applies when a zone for public buildings is rezoned. With new zoning, the levy falls due as soon as a sale takes place, so it belongs in the purchase contract. Background is in the guide value capture levy.
Who notarises a house sale in Neerach?
Neerach belongs to the Niederglatt notarial district.10 The responsible office is the Niederglatt notary, land registry and bankruptcy office at Kaiserstuhlstrasse 42, 8172 Niederglatt. It notarises the purchase contract and registers the transfer in the land register. More in the guide notary and land register.
A comparison figure that disappeared is no reason for a figure from the gut. For your house or flat in Neerach I build the value from the district median, the plot and the property itself, and show with your purchase date what is left after tax.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Neerach
Selling in Neerach with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Neerach. 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 Neerach worth?
What else do owners in Neerach ask?
How do I find the right estate agent in Neerach?
Ask how anyone arrives at a figure that comes from the district, not the village. I handle sales across the whole Canton of Zurich. Good answers separate the district value, the plot and the building, and calculate the tax with your own purchase date. A list for the first meeting: the 12 checking questions.
Which purchase price counts if I inherited the house in Neerach?
An inheritance itself does not trigger property gains tax. On a later sale, you generally take over the purchase price and purchase date of the deceased person as your starting value. More on the inheritance page.
Will selling in Neerach cost me a value capture levy?
Not a municipal one; Neerach waives it in section 3.6 of its building and zoning regulations. If land was newly zoned for building or a zone for public buildings rezoned, the canton charges its own levy of 20 per cent of the increase in value, small gains exempt. With new zoning, it falls due with the building permit or as early as the sale.
Sources
- Tax Act of the Canton of Zurich (StG ZH, LS 631.1), §§ 205, 216(3)(i), 219, 220(2), 221, 225, 226 (Nachtrag 132), in German · as of 1.4.2026, retrieved 23.10.2026
- 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 22.10.2026
- 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 22.10.2026
- SBB online timetable: Neerach, Gemeindehaus – Zürich HB (bus 510, then S 15), fastest connection departing 09:00–09:59 · 2026 timetable, queried 23.10.2026 for 27 and 29.10.2026
- Municipality of Neerach: building and zoning regulations, section 3.6 «Mehrwertausgleich – Verzicht auf Mehrwertausgleich», in German · overall revision adopted 10.06.2024, waiver in force since 11.07.2025, retrieved 23.10.2026
- Canton of Zurich, Office for Statistics and Data: property prices in the Canton of Zurich (KTZH_00003158), residential building land, model value per municipality, in German · data as of 2025/Q4, 2022–2025 values provisional, retrieved 22.10.2026
- Value Capture Act of the Canton of Zurich (MAG, LS 700.9), §§ 2, 4, 10, 19, in German · retrieved 23.10.2026
- Cantonal Tax Office Zurich: Zurich tax manual no. 216.3, replacement purchase, paras 19–25, in German · as of 1.2.2018, retrieved 23.10.2026
- Notary offices of the Canton of Zurich: notary, land registry and bankruptcy office of Niederglatt (responsible for Neerach), in German · retrieved 23.10.2026
- 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
