Selling property in Stammheim: no median, a long commute

A first, rough one. For residential building land in Stammheim, the cantonal model gives a 2025 value of CHF 642 per square metre.⁷ Ten years earlier it was CHF 425, a rise of 51.1 per cent. The typical range of the model lies between CHF 459 and CHF 899.

Alongside it there is a canton-wide figure from actual sales. Building land fetched a median of CHF 1,742 per square metre in 2021 to 2025, and CHF 800 in 2011 to 2015.⁷ The two figures measure different things, one estimates, the other counts. They give a sense of scale, nothing more.

For a built plot in one of the villages, the land value alone is not enough. The model knows neither your plot nor your house. Location, size and shape of the plot are assessed separately, and the building adds its age, condition and fit-out. Only then is there a figure you can back with documents.

Andelfingen district and the Weinland planning region report the same official price figures. In 2025 the flat median there was CHF 900,000, counted from 129 sales.² In 2015 it was CHF 641,000 from 100 sales. The district median thus rose by 40 per cent. For the district, sales in both years are clearly enough for a median.

This figure comes from sales across the whole district. How many of them were in Stammheim, and which flats they were, the statistics do not show. Large and small, old and new flats are all mixed in. For a flat in Stammheim it is therefore a setting, not a price.

For houses, the district gives a 2025 median of CHF 1,273,600, from 143 sales.² This figure says nothing about a particular house in Guntalingen or Oberstammheim either. The value of your house needs plot, building and location, each derived on its own.

The tariff is cantonal; Stammheim levies the tax.¹ It is charged on the gain, not the sale price. The first CHF 4,000 of gain is taxed at 10 per cent, every franc above CHF 100,000 at 40 per cent. After 10 full years, the tax falls by 20 per cent.

From 20 full years the reduction peaks at 50 per cent: CHF 46,500 instead of CHF 74,400 in the example.¹ If you bought more than 20 years ago, the market value of 20 years back may replace the purchase price. Documented value-adding investments reduce the gain; plain upkeep does not.

Moving into a new owner-occupied home in Switzerland, having lived in the old one yourself, lets you defer the tax.¹ Should the new home cost less than the proceeds, the difference is taxable at once. If it costs no more than the old purchase price plus investments, no deferral is possible.¹⁰ Deferred is not waived.