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The decision is made: the house will be sold. The harder question comes next. Where to? Living in Wallisellen, you give up more than a house. A short train ride into the city, a low tax rate, surroundings you know.
At the same time, staying here is not cheap. In 2025 a condominium cost a median of CHF 1,425,000, 19 per cent more than the cantonal median. Selling without doing this second calculation means deciding only half the question.
And what does it cost to stay in Wallisellen after the sale?
What do Wallisellen prices tell you about your sale?
Wallisellen is more expensive than the canton, for houses and flats alike.2 A house cost a median of CHF 1,750,000 in 2025, against CHF 1,590,000 for the canton. A condominium cost CHF 1,425,000, the canton CHF 1,200,000. In the Glattal region, only Maur and Wallisellen are above the canton for both.
Compared with 2015, the house median is 40 per cent higher, the flat median 55 per cent.2 In 2025, 19 houses and 45 flats were sold on the open market. Medians compare different properties. The figures show the order of magnitude, not the value of your house.
What this means for you: the Wallisellen medians are above the canton for both types of property. Your house must still justify its price on its own merits, through its condition, plot and documents.
Worked example
Worked example, Wallisellen: condominium, 18 years of ownership
Assumption: bought in 2007 and sold in 2025, each at the Wallisellen median for condominiums, without investments or costs. Only 13 houses were sold on the open market in 2007; the threshold is 15.
- Sale price (median 2025, provisional)
- CHF 1,425,000
- Purchase price (median 2007)
- – CHF 555,000
- Property gain
- CHF 870,000
- Tax per tariff, before reduction
- CHF 337,400
- Reduction for 18 full years: 44%
- – CHF 148,456
- Property gains tax
- CHF 188,944
- Remaining after tax, before mortgage
- CHF 1,236,056
What does it cost to stay in Wallisellen after the sale?
In Wallisellen, the median house and the median flat are CHF 325,000 apart.2 A house here fetches only about 1.2 times the price of a flat. Downsizing within the municipality therefore frees up less capital than the cantonal medians would suggest.
In return you keep the tax rate. Wallisellen is at 93 per cent, 188 per cent including the canton.3 That is the fourth lowest of the 14 municipalities in the Glattal region, just ahead of Opfikon. On the same income, Dietlikon means about 6 per cent more cantonal and municipal tax. Regensdorf means about 13 per cent more. This always means income and wealth tax, church tax excluded.
What this means for you: set staying and moving side by side. A lower purchase price elsewhere can be partly eaten up by a higher tax rate. Couples with substantial assets feel this more than those with modest ones.
| Indicator | Wallisellen | As of |
|---|---|---|
| Median house price (19 sales) | CHF 1,750,000 | 2025, provisional |
| Median condominium price (45 sales) | CHF 1,425,000 | 2025, provisional |
| Median house / flat (24 / 53 sales) | CHF 1,250,000 / CHF 920,000 | 2015 |
| Residential building land per m² (canton’s model) | CHF 3,373 (2015: CHF 1,562) | 2025, provisional |
| Residents, of whom 65 and over | 17,756, of whom 2,806 (15.8%) | 2025 |
| Tax rate municipal / total, excl. church | 93% / 188% | 2026 |
| Train from Wallisellen to Zürich HB | from 9 minutes (S 14) | 2026 timetable |
| Municipal value capture levy | 20% of the gain in value minus CHF 100,000 | in force since 01.01.2025 |
What matters to buyers, and what matters for the tax on your gain?
For buyers who commute into the city, the train matters. From Wallisellen the journey to Zürich HB takes from 9 minutes, on the S 14 without changing.5 Of the 159 Zurich municipalities outside the city of Zurich, only Thalwil is as fast. In Wallisellen, 15.8 per cent of the population are 65 or older, 2,806 people.4
For the tax on the gain, however, the low tax rate plays no role. Property gains tax follows the tariff in § 225 of the Tax Act throughout the canton. The municipality only levies it.1 In the example above it takes 13.3 per cent of the sale price. From 20 full years of ownership the tax is halved.1
What this means for you: the train time belongs in the listing, together with the walk from the house to the station. For the tax, three things count. Your purchase price, your receipts for value-adding investments, and the full years since you bought.
What applies to the value capture levy in Wallisellen?
Since January 2025, Wallisellen has charged its own levy: 20 per cent of the gain in value minus CHF 100,000.6 Plots under 2,000 square metres are generally exempt.6 The rate is half the legal maximum of 40 per cent. The exempt area is the largest the law permits.8
In addition, the municipality adopted a partial revision of its land-use plan in April 2025; it is not yet in force. It includes an adjustment to the existing development plan «Zentrum Wallisellen».6 The levy only concerns the rise in value from upzoning or rezoning. It falls due on development, not on sale. If you sell beforehand, the obligation passes to the buyer.9 More in the guide to the value capture levy.
Staying or moving away is a calculation with two sides. I set both out for you, with your own figures.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Wallisellen
Selling in Wallisellen with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Wallisellen. 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 Wallisellen worth?
What else do owners in Wallisellen ask?
Can the Wallisellen medians still change?
Yes. The canton reports the figures for 2023 to 2025 as provisional. The statement «above the canton» therefore also rests on preliminary values.
Does the low tax rate mean less tax on my gain?
No. The tax rate only applies to income and wealth. Tax on the sale gain is regulated the same way throughout the canton.
Does the revision in the centre affect my house?
The municipal zoning plan shows that. The value capture levy only affects plots that are upzoned or rezoned, and only falls due on development.
How do I find the right estate agent in Wallisellen?
First decide whether you want to stay in Wallisellen. Then look for someone who calculates both: the sale and your next home. I handle sales across the whole Canton of Zurich. A good agent derives the valuation, presents evidence and shows in writing what remains after tax. The 12 questions help you compare.
Nearby
Selling property in neighbouring municipalities
Sources
- Tax Act of the Canton of Zurich (StG ZH, LS 631.1), §§ 205, 219, 225 (Nachtrag 132), in German · as of 1.4.2026, retrieved 14.10.2026
- 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 14.10.2026
- 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 14.10.2026
- SBB online timetable: Wallisellen – Zürich HB, fastest connection departing 09:00–09:59 · 2026 timetable, queried 14.10.2026 for 20 and 22.10.2026
- Municipality of Wallisellen: partial revision of the land-use plan, package 1, BZO art. 1a (value capture levy), adopted 03.04.2025, in German · levy in force since 01.01.2025, retrieved 14.10.2026
- Building Department, Canton of Zurich: status of value capture levies in the municipalities (map), in German · as of 10.10.2026, retrieved 14.10.2026
- 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: dataset «Immobilienpreise im Kanton Zürich» (KTZH_00003158), residential building land in CHF/m², in German · as of 2025/Q4 (transfer statistics, published 4.5.2026), 2022–2025 values provisional, 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
