Selling property in Thalheim an der Thur: ten houses, no median

Because the canton sets a fixed minimum of 15 sales.² Below that it publishes no middle value, not even in a year with many sales. With 10 houses in 2025, Thalheim an der Thur comes closer to that limit than in 2015 or 2007, but does not reach it.

More sales do not mean that prices have risen, either. The statistics say nothing about the prices of the ten houses. Only the surroundings are known. In Andelfingen district, the house median was CHF 1,273,600 in 2025 from 143 sales.² In 2015 it was CHF 890,000, so it rose by 43 per cent within ten years.

The district flat median rose from CHF 641,000 in 2015 to CHF 900,000 in 2025, based on 100 and 129 sales. Both district values mix sales from across the whole district. For your house they are only a frame. The worked example uses the flat median solely for the tax.

One of the lowest values in the canton. For 2025 the model estimates residential building land in Thalheim an der Thur at CHF 519 per square metre.⁷ Just 7 of the 160 Zurich municipalities rank lower. 152 rank higher. Against CHF 390 in 2015, that is a rise of 33.1 per cent. The usual range runs from CHF 362 to CHF 744.

Prices actually paid for residential building land across the canton had a median of CHF 1,742 per square metre in 2021 to 2025.⁷ That is a price paid, whereas the model value is an estimate for one municipality. The gap between the two should therefore not be read as a discount or a reserve.

A low model value does not mean your plot is cheap. The location, shape and servicing of your plot can differ from it. For a house, the building comes on top, with its age, condition and fit-out, and is derived separately.

It can be reduced, among other things, through the period of ownership and documented costs.¹ One tariff applies in every Zurich municipality. After 10 full years there is a 20 per cent reduction, from 20 full years 50 per cent. In the worked example, that would be CHF 46,500 instead of CHF 74,400.

Documented value-enhancing investments reduce the gain; mere maintenance does not. Costs of the sale, for instance for advertisements, also count as allowable expenses.¹ If your purchase was more than 20 years ago, the market value of 20 years ago may replace the purchase price.

The tax can be deferred through a replacement purchase. You must live in both the old and the new home yourself. The replacement must be in Switzerland.¹ If the new home costs less than the proceeds, the difference is taxable at once. If it costs at most what the old one did with investments, there is no deferral.¹⁰ Deferred does not mean waived.