On this page
- What is left as a yardstick in Schwerzenbach without a 2025 median?
- What does the land model show in Schwerzenbach?
- What reduces the property gains tax on a sale in Schwerzenbach?
- What matters in Schwerzenbach besides the price?
- Is there a value capture levy in Schwerzenbach?
- Estate agent in Schwerzenbach
- Frequently asked questions
- Nearby
Suppose you look for an official benchmark for a house in Schwerzenbach. In 2007 you would have found one, from 29 house sales. Not for 2025: only 4 houses changed hands that year.
For flats the gap is even wider. In 2007, 103 condominiums changed hands, enough for an official median. In 2015 it was only 10, in 2025 then 14. Both years stay below the threshold of 15, from which the canton publishes a median price at all.
What is left as a yardstick in Schwerzenbach without a 2025 median?
Worked example
Worked example, Schwerzenbach: flat at the district median, 10 years of ownership
Assumption: a flat at the median of Uster district, bought in 2015 and sold in 2025, without investments or costs. Schwerzenbach itself has no median in 2015 or 2025.
- Sale price (district median 2025, provisional)
- CHF 1,075,500
- Purchase price (district median 2015)
- – CHF 905,000
- Property gain
- CHF 170,500
- Tax per tariff, before reduction
- CHF 57,600
- Reduction for 10 full years: 20%
- – CHF 11,520
- Property gains tax
- CHF 46,080
- Remaining after tax, before mortgage
- CHF 1,029,420
What is left as a yardstick in Schwerzenbach without a 2025 median?
What remains as a frame is the district of Uster. In 2007, 29 house sales and 103 flat sales in Schwerzenbach carried official medians. In the reference years 2015 and 2025 there were only 2 and 10, then 4 and 14 sales.2 Neither year reaches the threshold of 15.
The district of Uster, to which Schwerzenbach belongs, has enough sales for an official median. There, the 534 flat sales of 2025 gave a median of CHF 1,075,500.2 In 2015 it stood at CHF 905,000, from 508 sales.
What this means for you: a district figure shows the direction, not your price. Your own house or flat needs its location, plot and building assessed one by one. The basis is comparable properties from Schwerzenbach and neighbouring places, not a district figure.
What does the land model show in Schwerzenbach?
The cantonal model puts residential building land in Schwerzenbach at CHF 1,950 per square metre for 2025.7 In 2015 it was still CHF 1,021, a rise of 91 per cent in ten years. Typically the model ranges from CHF 1,363 to CHF 2,776 per square metre.
For the canton as a whole there is a second measure. Residential building land actually sold for a median of CHF 1,742 in 2021 to 2025.7 The two figures are produced in different ways and only serve as rough orientation; Schwerzenbach sits just above it with its model value. Among the canton's 160 municipalities, Schwerzenbach ranks 52nd by model value, just inside the upper third.
The model only estimates undeveloped land, not your own plot and not the building on it. For a house in Schwerzenbach, the building comes on top, with its age, condition and fit-out. Both can be derived one by one and documented; a price heard locally does not replace that.
What reduces the property gains tax on a sale in Schwerzenbach?
The tariff is the same throughout the canton; Schwerzenbach 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. For the same gain it would then be CHF 28,800 instead of CHF 46,080.1 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; plain 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.11 And deferred does not mean waived.
| Indicator | Schwerzenbach | As of |
|---|---|---|
| Houses sold on the open market | 4 (no median; 2015: 2, 2007: 29) | 2025 |
| Flats sold on the open market | 14 (no median; 2015: 10, 2007: 103) | 2025 |
| Median flat price, Uster district (534 sales) | CHF 1,075,500 (2015: CHF 905,000) | 2025, provisional |
| Residential building land per m² (cantonal model) | CHF 1,950 (2015: CHF 1,021) | 2025, provisional |
| Residents, of whom 65 and over | 5,255, of whom 969 (18.4%) | 2025 |
| Tax rate municipal / total, excl. church | 103% / 198% | 2026 |
| Train 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 |
What matters in Schwerzenbach besides the price?
From Schwerzenbach ZH station the S 9 runs direct to Zürich HB, from 15 minutes, with no change.5 In Schwerzenbach, 18.4 per cent of the population are 65 or older, 969 of 5,255 people; 6.1 per cent are 80 or older.4
Schwerzenbach taxes income and wealth at 103 per cent, 198 per cent together with the canton.3 On the same income and wealth, Fehraltorf means about 4 per cent more cantonal and municipal tax, Dübendorf about 6 per cent less.
The purchase contract for Schwerzenbach is notarised by the notary, land registry and bankruptcy office of Dübendorf, Bettlistrasse 28, 8600 Dübendorf.12 More in the guide Notary and land registry.
Is there a value capture levy in Schwerzenbach?
On planning gains from upzoning or rezoning, Schwerzenbach charges a municipal value capture levy of 40 per cent of the gain in value minus CHF 100,000 (article 40bis of its building and zoning regulations).6 Plots under 1,200 square metres are exempt unless the gain exceeds CHF 250,000.68 This levy falls due only when the plot is built on, not on a sale; until then the obligation passes to the buyer.10 The municipal assembly adopted the rule on 18 June 2021 and the cantonal building department approved it on 28 September 2021;9 according to the cantonal overview it has been in force since 18 December 2021.
The cantonal levy remains alongside it. If land is newly zoned for building, the canton charges its own levy of 20 per cent of the increase in value, small gains exempt.8 The same applies when a zone for public buildings is rezoned. With new zoning, the levy falls due with the building permit or as early as a sale. Any outstanding levy therefore belongs in the purchase contract. Background is in the guide value capture levy.
Where only 4 houses and 14 flats sold in 2025, the statistics do not produce a price on their own. I set out district value, land and building separately and calculate, with your purchase date, what is left for you after tax.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Schwerzenbach
Selling in Schwerzenbach with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Schwerzenbach. 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 Schwerzenbach worth?
What else do owners in Schwerzenbach ask?
How do I find the right estate agent in Schwerzenbach?
Ask how anyone derives the value when only 4 houses sold in 2025. I handle sales across the whole Canton of Zurich. Make sure district, land and building are kept clearly apart and the tax is calculated with your purchase date. A list for the first meeting: the 12 checking questions.
Which purchase price counts if I inherited the house in Schwerzenbach?
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 Schwerzenbach cost me a value capture levy?
Not the municipal levy because of the sale itself: it only concerns upzoned or rezoned plots and falls due only when the plot is built on. If it is outstanding, it belongs in the contract with the buyer. If land was newly zoned for building, the canton charges its own levy of 20 per cent of the increase in value, small gains exempt. It falls due with the building permit or as early as the 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: Schwerzenbach ZH – 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 Schwerzenbach: building and zoning regulations, art. 40bis «Mehrwertausgleich», in German · adopted 18.06.2021, 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 23.10.2026
- Value Capture Act of the Canton of Zurich (MAG, LS 700.9), §§ 2, 4, 10, 19, in German · retrieved 23.10.2026
- Cantonal Building Department, Canton of Zurich: approval ruling ARE no. 1020/21 on the Schwerzenbach value capture amendment, in German · dated 28.09.2021, retrieved 23.10.2026
- Value Capture Ordinance of the Canton of Zurich (MAV, LS 700.91), § 21, 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 Dübendorf (responsible for Schwerzenbach), 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
