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When you sell a house in the Zurich Unterland, you are not selling at an average price. You are selling in one of 30 municipalities, and the differences between them are large. The canton's model puts residential building land in Winkel at CHF 2,968 per square metre, in Wasterkingen at CHF 552.2
After the sale, too, every municipality counts differently. The tax rate on income and wealth in the Zurich Unterland ranges from 171 percent in Winkel to 223 percent in Bachs, including the canton and excluding church tax.3 This page puts all the figures side by side, municipality by municipality.
And how do the individual municipalities compare?
All 30 municipalities in the Zurich Unterland
Prices, land and tax rates in the Zurich Unterland
Median 2025 prices of houses and flats sold on the open market (from 15 sales), residential building land from the canton’s model and 2026 tax rate including the canton, excluding church tax. Sorted by population.
| Municipality | House 2025 | Flat 2025 | Land/m² | Tax rate | Residents |
|---|---|---|---|---|---|
| Bülach | 1,385,000 | 1,100,000 | 2,536 | 209% | 24,500 |
| Embrach | 1,583,650 | 927,500 | 1,415 | 207% | 10,408 |
| Niederhasli | 1,305,000 | 785,000 | 1,889 | 207% | 9,819 |
| Oberglatt | – | – | 989 | 214% | 7,713 |
| Dielsdorf | – | 1,030,000 | 1,809 | 200% | 6,799 |
| Eglisau | – | 1,127,500 | 944 | 208% | 5,771 |
| Glattfelden | – | 920,000 | 1,076 | 215% | 5,548 |
| Niederglatt | – | – | 1,928 | 201% | 5,506 |
| Winkel | – | 1,290,000 | 2,968 | 171% | 5,104 |
| Rafz | – | 1,018,500 | 1,008 | 208% | 4,784 |
| Bachenbülach | – | 1,260,000 | 1,711 | 201% | 4,416 |
| Steinmaur | – | 930,000 | 1,274 | 203% | 3,753 |
| Höri | – | – | 1,049 | 205% | 3,667 |
| Neerach | – | – | 1,709 | 172% | 3,348 |
| Niederweningen | – | – | 1,510 | 195% | 3,273 |
| Rorbas | – | – | 693 | 198% | 3,071 |
| Lufingen | – | – | 957 | 192% | 2,862 |
| Stadel | – | – | 979 | 206% | 2,494 |
| Freienstein-Teufen | – | – | 1,007 | 194% | 2,360 |
| Weiach | – | – | 798 | 191% | 2,119 |
| Hochfelden | – | – | 1,350 | 211% | 2,025 |
| Oberweningen | – | – | 1,431 | 189% | 1,896 |
| Wil | – | – | 943 | 192% | 1,597 |
| Schöfflisdorf | – | – | 1,634 | 189% | 1,419 |
| Hüntwangen | – | – | 944 | 203% | 1,141 |
| Oberembrach | – | – | 1,253 | 212% | 1,088 |
| Schleinikon | – | – | 916 | 201% | 891 |
| Bachs | – | – | 829 | 223% | 657 |
| Wasterkingen | – | – | 552 | 211% | 584 |
| Regensberg | – | – | 991 | 210% | 481 |
CHF. «–»: fewer than 15 sales, so no official median. Sources: Office for Statistics and Data, Canton of Zurich (KTZH_00000077, KTZH_00003158, tax rates 2026, KTZH_00000254); 2023–2025 values provisional.
Where is building land most expensive in the Zurich Unterland?
The canton's model puts residential building land highest in Winkel: CHF 2,968 per square metre. Bülach follows with CHF 2,536 and Niederglatt with CHF 1,928.2 At the other end is Wasterkingen at CHF 552.
The pace differs too. Over ten years, the model value rose most in Winkel, by 112.3 percent. The model estimates land value from the sales of recent years. It is recalculated retroactively every year. The most expensive municipality is thus 5.4 times the cheapest.
What this means for you: with an older house, the land often makes up most of the value. A regional average can therefore be far off. What counts is your plot, its zone and what may be built on it. Unused building potential can raise the land value further. More in the building land price guide.
How much does tax differ in the Zurich Unterland?
On the gain from the sale, not at all. Property gains tax follows the same tariff throughout the canton.5 It falls with the holding period: by 5 percent after five full years, by half after 20 full years. You can check your figure in the calculator for the Canton of Zurich.
Income and wealth are different. Here the tax rate of the municipality where you live after the sale applies. In the Zurich Unterland, it ranges from 171 percent in Winkel to 223 percent in Bachs.3 Everywhere, 95 percent of this is the cantonal rate; the municipality sets the rest.
On the same income, you therefore pay around 30 percent more cantonal and municipal tax in Bachs than in Winkel, excluding church tax. What this means for you: if you sell and move within the region, include your new place of residence. This matters most for pensions, investment income and larger assets.
Who is selling in the Zurich Unterland?
The 30 municipalities are home to 129,094 people, 23,323 of them aged 65 or over. That is 18.1 percent, against 17.7 percent across the canton.4 The highest share is in Wasterkingen at 27.2 percent. In 14 of the 30 municipalities, at least one person in five is 65 or over.
Many houses change hands after a turning point in life: after an inheritance, when moving into a flat or when care comes closer. Each of these situations raises its own questions about tax, deadlines and family. Planning early lets you align the sale, the move and the tax calmly. The net proceeds calculator shows what remains after the sale.
What this means for you: before selling, clarify who has a say and which deadlines apply. In a community of heirs, all heirs must agree to the sale. The home check gives an overview of your situation.
Estate agent in the Zurich Unterland
Selling in the Zurich Unterland with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including the Zurich Unterland. 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 the Zurich Unterland worth?
What else do owners in the Zurich Unterland ask?
Do you handle sales in all municipalities in the Zurich Unterland?
Yes. I support sales throughout the Canton of Zurich, in the Zurich Unterland, for example in Bülach, Embrach, Eglisau, Dielsdorf and Niederhasli. The valuation with a net calculation is free and without obligation.
Where do the prices on this page come from?
From the open-market sales analysed by the Office for Statistics and Data of the Canton of Zurich. A median is only published from 15 sales per year. The values for 2023 to 2025 are provisional.
Why is there no house price for some municipalities?
Because fewer than 15 detached houses were sold on the open market there in 2025. In the Zurich Unterland, this applies to 27 of 30 municipalities. The value can then only be derived from the property itself, with comparisons from the area and the land value.
Is the median price the value of my house?
No. The median is the middle price of all sales in a year. Location, plot, condition and zone often move the value of an individual house considerably up or down.
Your municipality in the Zurich Unterland, your house, your figure: I set out in writing what remains after tax and costs.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Sources
- Canton of Zurich, Office for Statistics and Data: open-market property sales incl. median prices since 2007 (KTZH_00000077), municipalities and planning regions · data as of 2025/Q4, 2023–2025 provisional, retrieved 23.10.2026
- Canton of Zurich, Office for Statistics and Data: dataset «Immobilienpreise im Kanton Zürich» (KTZH_00003158), residential building land in CHF/m² · as of 2025/Q4, 2022–2025 provisional, retrieved 23.10.2026
- Canton of Zurich, Statistical Office: tax rates of the Zurich municipalities 2026 · as of 24.03.2026, final
- Canton of Zurich, Statistical Office: population by municipality and age (KTZH_00000254), assignment to districts and planning regions · year 2025, retrieved 23.10.2026
- Tax Act of the Canton of Zurich (StG ZH, LS 631.1), § 225 · as of 1.4.2026
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
