On this page
- Why does Stadel have no official median in any reference year?
- What does the land model show, when even the flat market in Stadel is too small?
- What reduces the property gains tax on a sale in Stadel?
- What matters in Stadel besides the price?
- Is there a value capture levy in Stadel?
- Who notarises a house sale in Stadel?
- Estate agent in Stadel
- Frequently asked questions
- Nearby
Suppose you need an official comparison figure for a sale in Stadel. There is none for houses and none for flats, in any of the reference years 2007, 2015 and 2025.
Only 9 houses and 5 flats sold on the open market in 2025; in 2007 not a single flat did. The canton names a median only from 15 sales a year.
Why does Stadel have no official median in any reference year?
Worked example
Worked example, Stadel: 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. Stadel itself has no median in any of these years.
- 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 Stadel have no official median in any reference year?
Open-market sales in Stadel stay below the cantonal threshold of 15 in all three reference years.2 In 2025, 9 houses and 5 flats changed hands. In 2015 it was 7 and 8. In 2007 it was 4 houses and not a single flat.
The flat count stands out. In 2007 there was not one open-market sale all year; in 2015 there were 8; in 2025 only 5 again. So few sales give no reliable trend. A middle value from five or eight prices would hinge heavily on individual properties.
The yardstick over ten years remains Dielsdorf district, calculated from sales across the whole district. A flat there cost a median of CHF 920,000 in 2025, against CHF 690,000 in 2015.2 What this means for you: the district figure shows the direction of the surroundings, not the price of your own house or flat.
What does the land model show, when even the flat market in Stadel is too small?
A second anchor comes from the land. The cantonal model puts residential building land in Stadel at CHF 979 per square metre for 2025.8 In 2015 it was still CHF 642, a rise of 52.5 per cent in ten years. Typically the model ranges from CHF 696 to CHF 1,413 per square metre.
Canton-wide, residential building land sold at a median of CHF 1,742 per square metre in 2021–2025, and CHF 800 in 2011–2015.8 Stadel’s model value, at CHF 979, lies well below. A model and a median of real sales are, however, two different measures.
The model only estimates undeveloped land, not your own plot and not the building on it. For a house in Stadel, the building comes on top, with its age, condition and fit-out – a figure only the property itself can prove.
What reduces the property gains tax on a sale in Stadel?
The Canton of Zurich has a single tariff for the property gains tax; Stadel only levies it.1 The first CHF 4,000 of gain are taxed at 10 per cent, the part above CHF 100,000 at 40 per cent. Ownership then brings 20 per cent off after 10 full years.
The reduction grows with every further full year.1 From 20 full years it reaches its maximum of 50 per cent; CHF 40,700 would then be due instead of CHF 65,120. Owners of more than 20 years may use the market value of 20 years ago as the purchase price. Documented value-enhancing investments reduce the gain; maintenance does not count.
Invest the proceeds in a new, owner-occupied home in Switzerland, and the tax can be deferred.1 The old home must also have been self-occupied. A replacement costing less than the proceeds leaves the difference taxable at once. A replacement no dearer than the old purchase price and investments gets no deferral.10 Whatever is deferred is not waived.
| Indicator | Stadel | As of |
|---|---|---|
| Houses sold on the open market | 9 (no median; 2015: 7, 2007: 4) | 2025 |
| Flats sold on the open market | 5 (no median; 2015: 8, 2007: 0) | 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 979 (2015: CHF 642) | 2025, provisional |
| Residents, of whom 65 and over | 2,494, of whom 460 (18.4%) | 2025 |
| Tax rate municipal / total, excl. church | 111% / 206% | 2026 |
| Bus and train to Zürich HB | from 42 minutes (1 change) | October 2026 timetable |
| Municipal value capture levy | none today (waiver revision pending) | 23.10.2026 |
What matters in Stadel besides the price?
Stadel has no railway station of its own: every stop in the village is a bus stop.5 The fastest connection is bus 510 from Stadel b. N., Zentrum to Oberglatt, then the S 15 to Zürich HB, from 42 minutes, with 1 change. The route via Bülach takes 47 minutes instead.
Stadel taxes income and wealth at 111 per cent, 206 per cent together with the canton.3 On the same income and wealth, Oberglatt means about 4 per cent more cantonal and municipal tax, Neerach about 17 per cent less. 18.4 per cent of the population are 65 or older, 460 of 2,494 people; 4.8 per cent are 80 or older.4
Is there a value capture levy in Stadel?
Stadel charges no municipal value capture levy today: the building and zoning regulations from 2011 contain no value-capture article.6 A comprehensive revision with an explicit waiver of such a levy was adopted by the municipal assembly on 10 December 2025.7 Neither the draft seen, dated 10 February 2026, nor the cantonal overview (as of 10 October 2026) records a date of approval or entry into force. If the revision comes into force as adopted, there will still be no municipal levy, because it expressly provides for none.
The cantonal levy applies regardless. If land is newly zoned for building, the canton charges 20 per cent of the increase in value, small gains exempt.9 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 Stadel?
Stadel belongs to the Niederglatt notarial district.11 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.
Without a median, the price needs reasons that buyers can follow. I draw on the district, the land model and the building separately and show you what is left after tax.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Stadel
Selling in Stadel with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Stadel. 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 Stadel worth?
What else do owners in Stadel ask?
How do I find the right estate agent in Stadel?
Ask how anyone derives a figure when even the flat count is this small. I handle sales across the whole Canton of Zurich. Make sure land and district value are derived separately from your own property and the tax is calculated 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 Stadel?
The inheritance itself does not yet trigger property gains tax. On a later sale, the purchase price and purchase date of the deceased person generally count. What else applies when inheriting is explained on the inheritance page.
Will selling in Stadel cost me a value capture levy?
Not today. The pending revision does not provide for one either, but for an explicit waiver. 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.
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: Stadel b. N., Zentrum – Zürich HB (bus 510, then S 15), fastest connection in the window 09:00–09:59 · 2026 timetable, queried 23.10.2026 for 27 and 29.10.2026
- Municipality of Stadel: current building and zoning regulations from 2011 (no value-capture article), in German · retrieved 23.10.2026
- Municipality of Stadel: comprehensive zoning revision with art. 39 "waiver of value capture", adopted by the municipal assembly, in German · adopted 10.12.2025, draft printed 10.02.2026 with approval open; cantonal map (as of 10.10.2026) without approval date, 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 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 Stadel), 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
