On this page
- Why is there no official price for houses in Unterengstringen?
- Do house prices in neighbouring municipalities work as a substitute?
- What remains when you sell a flat in Unterengstringen?
- What applies to the value capture levy in Unterengstringen?
- What matters in Unterengstringen besides the price?
- Estate agent in Unterengstringen
- Frequently asked questions
- Nearby
Suppose you look for the official price of houses in Unterengstringen. You find none, neither for 2025 nor for 2015 nor for 2007. In those years 7, 4 and 2 houses were sold on the open market.
The obvious move is to look across the municipal boundary. In Weiningen the 2025 house median was CHF 1,550,000, in Dietikon CHF 1,350,000. These are real figures. They just apply to different land. And according to the cantonal model, land in Unterengstringen is dearer than in either place.
And how do you measure a house for which there is no official figure?
Worked example
Worked example, Unterengstringen: condominium, 18 years of ownership
Assumption: bought in 2007 and sold in 2025, each at the Unterengstringen median for condominiums, without investments, costs or replacement purchase. There is no median for houses.
- Sale price (median 2025, provisional)
- CHF 1,450,000
- Purchase price (median 2007)
- – CHF 611,000
- Property gain
- CHF 839,000
- Tax per tariff, before reduction
- CHF 325,000
- Reduction for 18 full years: 44%
- – CHF 143,000
- Property gains tax
- CHF 182,000
- Remaining after tax, before mortgage
- CHF 1,268,000
Why is there no official price for houses in Unterengstringen?
Too few houses are sold here on the open market. The canton’s threshold is 15 sales a year; below that there is no median.2 A median is the price that sits in the middle of all of a year’s sales. In Unterengstringen only 7 houses were sold on the open market in 2025, 4 in 2015 and just 2 in 2007.
This says nothing about how many houses there are in the village. Only sales on the open market are counted. An inheritance, for example, is not a sale and so is not counted.
What this means for you: there is no official figure here on which to base your price. Any figure someone quotes you therefore needs a derivation. Ask for it. Anyone who gives you a house price for Unterengstringen should be able to show which sales and assumptions it comes from. That applies to every valuation, mine included.
Do house prices in neighbouring municipalities work as a substitute?
Only to a limited extent. In Weiningen the 2025 house median was CHF 1,550,000, from 17 sales. In Dietikon it was CHF 1,350,000, from 23 sales.2 Both figures are documented, but they measure other locations.
The land shows this most clearly. The cantonal model puts residential building land in Unterengstringen at CHF 3,153 per square metre for 2025.10 That is more than in Weiningen and in Dietikon. Typically the model ranges here from CHF 2,224 to CHF 4,483. Since 2015, when it was CHF 1,659, that is a rise of 90.1 per cent.
What this means for you: a neighbouring median can underestimate or overestimate your house. Which way it goes is only shown by your plot: size, zone, position in the village. Then come the building and its condition. Only from these parts does a price emerge that can be justified. The model itself remains an estimate for the whole municipality, not a price for your plot.
| Indicator | Unterengstringen | As of |
|---|---|---|
| Median condominium price (21 sales) | CHF 1,450,000 | 2025, provisional |
| Houses (7 sales) | no median, under 15 sales | 2025, provisional |
| Median flat / houses (31 / 4 sales) | CHF 860,000 / no median | 2015 |
| Residential building land per m² (cantonal model) | CHF 3,153 (2015: CHF 1,659) | 2025, provisional |
| Residents, of whom 65 and over | 4,350, of whom 917 (21.1%) | 2025 |
| Tax rate municipal / total, excl. church | 102% / 197% | 2026 |
| Bus from Unterengstringen, Langwisen to Zürich HB | from 22 minutes (bus 302, 1 change) | October 2026 timetable |
| Municipal value capture levy | 25% of the gain in value minus CHF 100,000 | in force since 17.05.2024 |
What remains when you sell a flat in Unterengstringen?
Flats, by contrast, have an official figure. The median in 2025 was CHF 1,450,000, from 21 sales.2 That is 21 per cent more than in the canton and 69 per cent more than in 2015.
A flat bought in 2007 at the median of CHF 611,000 gains CHF 839,000 by 2025. The tax is CHF 182,000.1 That is 21.7 per cent of the gain and 12.6 per cent of the sale price. The canton sets the same tariff for all municipalities; the municipality only levies the tax.
After 20 full years of ownership it would come to CHF 162,500. Documented investments that added value reduce the gain. Costs of mere upkeep do not count. What this means for you: with a large gain, it pays to know your purchase date and receipts exactly before you sell. Then you know what you will actually keep and negotiate with that figure in mind.
What applies to the value capture levy in Unterengstringen?
Since 17 May 2024, Unterengstringen has charged its own levy:7 25 per cent of the gain in value minus CHF 100,000.6 Plots under 1,200 square metres are generally exempt, the smallest exempt area cantonal law permits.8
It only applies to the rise in value from upzoning or rezoning. It becomes payable only on development. A sale does not trigger it.9 If the sale comes first, the obligation passes to the buyer and belongs in the sale contract.8
What matters in Unterengstringen besides the price?
Unterengstringen has 4,350 residents, 917 of them aged 65 or over, 21.1 per cent.4 So more than one person in five in the village is in this age group. The village has no railway station. From the Unterengstringen, Langwisen stop the journey to Zürich HB takes from 22 minutes, by bus 302 with one change.5
The tax rate is 102 per cent, 197 per cent including the canton.3 On the same income, Dietikon means about 10 per cent more cantonal and municipal tax, Uitikon about 12 per cent less.
Where there is no official figure, the derivation counts. I value your house by plot, building and comparable sales and show every step openly. Without sales pressure.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Unterengstringen
Selling in Unterengstringen with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Unterengstringen. 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 Unterengstringen worth?
What else do owners in Unterengstringen ask?
How do I find the right estate agent in Unterengstringen?
Ask which sales and assumptions the price for your house is based on. I handle sales across the whole Canton of Zurich. The 12 checking questions show how to recognise a careful agent.
Which documents do I need for a valuation of my house?
The land register extract, plans with floor areas, the purchase contract and invoices for conversions and renovations. The building authority can confirm what your zone allows.
By when must I declare the property gain?
Within 30 days of the transfer, you file the property gains tax return with the Unterengstringen municipal tax office. You can request more time if needed.
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: Unterengstringen, Langwisen – Zürich HB, fastest connection departing 09:00–09:59 · October 2026 timetable, queried for 20 and 22.10.2026
- Unterengstringen building and zoning regulations, art. 1a on the value capture levy (partial revision), 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
- 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, in German · data as of 2025/Q4, 2022–2025 values provisional, retrieved 15.10.2026
- 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
