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Suppose you want to sell a flat in Rümlang and look for an official benchmark. In the reference year 2007 you would have found one: back then, 23 sales were enough for a flat median.
In 2015 and 2025 they were not; with 9 and 14 sales, Rümlang stayed below the threshold of 15. For houses there was no median in any of the three reference years, with 12 sales in 2025. Look elsewhere and you end up with two reference figures: Dielsdorf district and the Glattal planning region.
Which reference figure fits Rümlang, the district or Glattal?
Worked example
Worked example, Rümlang: flat at the Dielsdorf 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. Rümlang itself has no flat median in either year.
- 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
Which reference figure fits Rümlang, the district or Glattal?
Neither fits exactly, and that is the real lesson. In Dielsdorf district, 193 flat sales in 2025 gave a median of CHF 920,000.2 In 2015 it was 303 sales and CHF 690,000, a rise of 33 per cent. In the Glattal planning region, to which Rümlang also belongs, the 2025 flat median was CHF 1,130,000, 31 per cent above 2015.2
The Glattal benchmark is thus a good fifth above the district's. Houses show the same pattern: the district reports a 2025 median of CHF 1,350,000 from 178 sales, Glattal CHF 1,680,000.2
What this means for you: a reference median sums up sales across a whole area; it does not describe your flat. For the worked example this page uses the district, because Rümlang belongs to that district. Your price depends on the location, condition and layout of your own property.
What does the land model show for Rümlang?
A value near the top of the district. The cantonal model puts residential building land in Rümlang at CHF 1,866 per square metre for 2025;7 in 2015 it was CHF 1,021. That is a rise of 82.8 per cent. Of the 22 municipalities in Dielsdorf district, only Regensdorf, Niederglatt and Niederhasli are higher.7 Typically the model ranges from CHF 1,301 to CHF 2,671 in Rümlang.
In neighbouring Oberglatt, in the same district, the same model arrives at CHF 989 per square metre, roughly half. A shared district median hides differences like this. For the canton as a whole the statistics also give prices actually paid. Their median was CHF 1,742 per square metre in 2021 to 2025.7
The model only covers undeveloped land. For a house, the building comes on top, with its age, condition and fit-out, backed by documents. Your own plot may also be better or worse placed than the municipal average.
What reduces the property gains tax on a sale in Rümlang?
The tariff is the same throughout the canton; Rümlang 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 40,700 would then be due instead of CHF 65,120.1 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 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.
| Indicator | Rümlang | As of |
|---|---|---|
| Houses sold on the open market | 12 (no median; 2015: 13, 2007: 4) | 2025 |
| Flats sold on the open market | 14 (no median; 2015: 9; 2007: 23, with median) | 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 1,866 (2015: CHF 1,021) | 2025, provisional |
| Residents, of whom 65 and over | 8,355, of whom 1,368 (16.4%) | 2025 |
| Tax rate municipal / total, excl. church | 113% / 208% | 2026 |
| Train from Rümlang to Zürich HB | from 15 minutes (S 9, no change) | October 2026 timetable |
| Municipal value capture levy | 40% of the gain in value minus CHF 100,000 | in force since 1.1.2023 |
What matters in Rümlang besides the price?
Rümlang station lies on the municipality's own territory. From there the S 9 runs to Zürich HB without changing, from 15 minutes.5 1,368 of the 8,355 people in Rümlang are 65 or older, that is 16.4 per cent; 4.9 per cent are 80 or older.4
The municipal tax rate is 113 per cent, 208 per cent together with the canton.3 On the same income and wealth, you pay about 3 per cent more cantonal and municipal tax in Dänikon, about 3 per cent less in Bachenbülach. Contracts are notarised by the notary, land registry and bankruptcy office of Niederglatt, Kaiserstuhlstrasse 42, 8172 Niederglatt.11 More in the guide Notary and land registry.
Is there a value capture levy in Rümlang?
Since 1 January 2023, Rümlang has levied a municipal value capture levy of 40 per cent of the gain in value minus CHF 100,000, the most the law allows.98 The cantonal building department approved the partial revision on 19 August 2022.9 It covers planning advantages from upzoning or rezoning. Plots under 2,000 square metres are exempt,9 unless the gain in value exceeds CHF 250,000.8
The levy only falls due once the plot is built on, not on sale.813 If the plot changes hands first, the obligation passes to the buyer, so it belongs in the purchase contract.13 Land that has been newly zoned for building is different: there the cantonal levy falls due with the building permit or already on sale.8 Background is in the guide value capture levy.
Two reference figures, no median of its own: Rümlang needs a derivation at the property itself. I set out land, building and benchmarks openly and calculate with your purchase date what remains after tax.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Rümlang
Selling in Rümlang with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Rümlang. 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 Rümlang worth?
What else do owners in Rümlang ask?
How do I find the right estate agent in Rümlang?
Ask which reference figure someone works with, and why that one. I handle sales across the whole Canton of Zurich. What matters is that the value is derived at the property itself and that the tax is calculated with your purchase date. For the first meeting: the 12 checking questions.
Which purchase price counts if I inherited the house in Rümlang?
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 Rümlang cost me a value capture levy?
Not the municipal levy, as long as you do not build yourself. It applies to upzoned or rezoned plots from 2,000 square metres, smaller ones only with a gain in value above CHF 250,000, and falls due when the plot is built on. An open levy belongs in the purchase contract. For newly zoned building land, the cantonal levy can already fall due on sale.
Nearby
Selling property in neighbouring municipalities
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 23.10.2026
- 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 23.10.2026
- SBB online timetable: Rümlang – Zürich HB (S 9), fastest connection departing 09:00–09:59 · 2026 timetable, queried 23.10.2026 for 27 and 29.10.2026
- Municipality of Rümlang: building and zoning regulations, consolidated version 2019 (without the value capture revision), in German · legally in force since 9.11.2019, 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 and median of sales in the canton, in German · data as of 2025/Q4, 2022–2025 values provisional, retrieved 23.10.2026
- Value Capture Act of the Canton of Zurich (MAG, LS 700.9), §§ 10, 19, 20, in German · retrieved 23.10.2026
- Cantonal Building Department, Canton of Zurich: approval ruling No. 0820/22 on the Rümlang partial revision «municipal value capture» (art. 1.5 BZO), with notice of entry into force, in German · dated 19.08.2022, in force since 1.1.2023, 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 Rümlang), 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
- Value Capture Ordinance of the Canton of Zurich (MAV, LS 700.91), § 21, in German · retrieved 23.10.2026
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
