On this page
- How much of a house’s value in Uitikon lies in the land?
- Why has the Uitikon flat median barely risen since 2015?
- How do you reach a price in Uitikon without a house median?
- What applies to the value capture levy in Uitikon?
- What matters in Uitikon besides the price?
- Estate agent in Uitikon
- Frequently asked questions
- Nearby
Suppose you look for an official price figure for your house in Uitikon. For 2025 there is none. Only 13 houses were sold on the open market, too few for a median.
For flats there is a figure: CHF 1,750,000, only 7 per cent more than in 2015. Another figure almost doubled over the same period. The cantonal model for residential building land stands at CHF 4,115 per square metre in Uitikon. Selling a house here may largely mean selling land.
And how do you measure a house when there is no median?
Worked example
Worked example, Uitikon: condominium, 18 years of ownership
Assumption: bought in 2007 and sold in 2025, each at the Uitikon median for condominiums, without investments, costs or replacement purchase. There is no 2025 median for houses.
- Sale price (median 2025, provisional)
- CHF 1,750,000
- Purchase price (median 2007)
- – CHF 1,233,000
- Property gain
- CHF 517,000
- Tax per tariff, before reduction
- CHF 196,200
- Reduction for 18 full years: 44%
- – CHF 86,328
- Property gains tax
- CHF 109,872
- Remaining after tax, before mortgage
- CHF 1,640,128
How much of a house’s value in Uitikon lies in the land?
That can only be said for the individual plot. The cantonal model shows the direction. It puts residential building land in Uitikon at CHF 4,115 per square metre for 2025.11 Typically the model ranges from CHF 2,926 to CHF 5,820. In 2015 the value was CHF 2,066, so that is a rise of 99.2 per cent since then.
This puts Uitikon among the ten municipalities with the highest model value in the whole canton, out of 160. Over the same period the flat median rose by 7 per cent. According to these figures, land has moved far more than the flat median.
What this means for you: with a house in Uitikon, the land can make up a large part of the value. The size, zone and permitted building volume of your plot are therefore the first questions, not the kitchen or bathroom. The model is an estimate for the whole municipality. It does not replace the value of your plot.
Why has the Uitikon flat median barely risen since 2015?
The data give no explanation, but they give a hint: it was high early on. Median means half of the flats sold were dearer, the other half cheaper. In 2007 it was CHF 1,233,000 for flats in Uitikon, against CHF 581,250 across the canton.2 In 2015 it was CHF 1,635,000, and in 2025 CHF 1,750,000, 46 per cent above the canton.
The mix plays a part too. In 2015, 24 flats were sold; in 2025 it was 55. Which flats change hands in a given year shifts the median. The figures do not reveal more than these hints.
For the tax, the high starting point has a consequence. In the median example it takes 6.3 per cent of the sale price. What this means for you: your tax depends on your own purchase price, not on the median. Find the purchase contract and the receipts for value-adding investments before you calculate.
| Indicator | Uitikon | As of |
|---|---|---|
| Median condominium price (55 sales) | CHF 1,750,000 | 2025, provisional |
| Houses (13 sales) | no median, under 15 sales | 2025, provisional |
| Median house / flat (20 / 24 sales) | CHF 2,140,000 / CHF 1,635,000 | 2015 |
| Residential building land per m² (cantonal model) | CHF 4,115 (2015: CHF 2,066) | 2025, provisional |
| Residents, of whom 65 and over | 5,738, of whom 1,098 (19.1%) | 2025 |
| Tax rate municipal / total, excl. church | 78% / 173% | 2026 |
| Public transport from Uitikon Waldegg to Zürich HB | from 32 minutes (bus 215, 1 change) | October 2026 timetable |
| Municipal value capture levy | 40% of the gain in value minus CHF 100,000 | in force since 28.04.2022 (per canton) |
How do you reach a price in Uitikon without a house median?
Through a derivation in three steps. For 2015 there is an official house figure: CHF 2,140,000, from 20 sales.2 It is ten years old. As a price for today, it will not do.
The first step is the plot. Size, zone and what may be built on it determine the land value. The second step is the building: year of construction, condition, fittings and what has been renewed in recent years. The third step is comparable sales, even though only 13 houses were sold on the open market in 2025. Each step has its documents: land register extract, plans and invoices for renovations. The building authority can confirm what the zone allows.
What this means for you: a figure without these three steps is an estimate. A derivation, by contrast, can be checked point by point, by you and by a buyer. If your plot was upzoned or rezoned, the value capture levy also belongs in the calculation.
What applies to the value capture levy in Uitikon?
Uitikon charges its own levy, according to the cantonal overview since 28 April 2022:7 40 per cent of the gain in value minus CHF 100,000.6 On plots under 1,200 square metres it is generally not due. Rate and exempt area are thus at the limits that cantonal law allows.8
It applies solely to the added value of upzoning or rezoning, in other words new building potential. It only has to be paid once building starts, not on a sale.9 Where the sale comes first, the buyer takes over the obligation, and that belongs in the sale contract.8 Where land is expensive, this can carry real weight.
What matters in Uitikon besides the price?
Uitikon has 5,738 residents, 1,098 of them aged 65 or over, 19.1 per cent.4 The tax rate is 78 per cent, 173 per cent including the canton.3 Only 9 of the 160 Zurich municipalities are lower. Moving within the canton after the sale therefore means more tax almost everywhere on the same income and wealth, about 19 per cent more in Schlieren, about 25 per cent in Dietikon.
From Uitikon Waldegg the journey to Zürich HB takes from 32 minutes, by bus 215 towards Zürich Wiedikon with one change.5 Because of construction work at Zürich HB, the SZU railway ends at Zürich Selnau up to and including 12 December 2026.12 After that, the line to Zürich HB is open again, according to the SZU.
In Uitikon, value starts with the plot. I derive it with you, land, building and comparable sales, and calculate tax and net proceeds with your purchase price. Without sales pressure.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Uitikon
Selling in Uitikon with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Uitikon. 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 Uitikon worth?
What else do owners in Uitikon ask?
How do I find the right estate agent in Uitikon?
Ask how the price is arrived at, especially the land value. I handle sales across the whole Canton of Zurich. The 12 checking questions help you compare.
Why is the route to Zurich shown by bus rather than by train?
Because of construction work at Zürich HB, the SZU railway from Uitikon Waldegg ends at Zürich Selnau up to and including 12 December 2026. Until then, bus 215 with one change is as fast as the train and needs one change fewer. From 13 December 2026 the line to Zürich HB is open again, according to the SZU.
By when must I declare the property gain?
Within 30 days of the transfer, you file the property gains tax return with the Uitikon municipal tax office. You can apply for an extension.
Nearby
Selling property in neighbouring municipalities
Sources
- Tax Act of the Canton of Zurich (StG ZH, LS 631.1), §§ 205, 219, 221, 225, 226 (Nachtrag 132), in German · as of 1.4.2026, retrieved 15.10.2026
- 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 15.10.2026
- 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 15.10.2026
- SBB online timetable: Uitikon Waldegg – Zürich HB, fastest connection departing 09:00–09:59 · October 2026 timetable, queried for 20 and 22.10.2026
- Uitikon building and zoning regulations, art. 47 on the value capture levy (Building Department ruling 0983/21 of 22.02.2022), in German · retrieved 15.10.2026
- Building Department, Canton of Zurich: status of value capture levies in the municipalities (map), in German · retrieved 15.10.2026
- Value Capture Act of the Canton of Zurich (MAG, LS 700.9), §§ 6, 19, 20, in German · retrieved 09.10.2026
- Value Capture Ordinance of the Canton of Zurich (MAV, LS 700.91), § 21, in German · retrieved 09.10.2026
- Government Council, Canton of Zurich: RRB No. 42/2026, cantonal tax rate 2026 (95%), in German · dated 14.01.2026
- Canton of Zurich, Office for Statistics and Data: Immobilienpreise im Kanton Zürich (KTZH_00003158), residential building land, model value by municipality in CHF/m² with quartiles and ranking, in German · data as of 2025/Q4, 2022–2025 values provisional, retrieved 15.10.2026
- SZU: closure Zürich HB – Zürich Selnau, reopening on 13 December 2026, in German · retrieved 14.10.2026
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
