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Two figures, both official, both about Zumikon. One says the median flat price is barely higher today than ten years ago. The other says building land has more than doubled. If you want to sell, you are right to ask which one to believe.
In 2015 and in 2025, 36 condominiums were sold each year. Their median rose from CHF 1,510,000 to CHF 1,596,500. Over the same period, the canton’s model for residential building land rose from CHF 2,183 to CHF 4,758 per square metre. Neither figure alone shows which trend applies to your property. That is where the work begins.
Which official figure can you trust in Zumikon?
Worked example
Worked example, Zumikon: condominium, 18 years of ownership
Assumption: bought in 2007 and sold in 2025, each at the Zumikon median for condominiums, without investments, costs or a replacement purchase. There was no house median in any of these years.
- Sale price (median 2025, provisional)
- CHF 1,596,500
- Purchase price (median 2007)
- – CHF 1,037,500
- Property gain
- CHF 559,000
- Tax per tariff, before reduction
- CHF 213,000
- Reduction for 18 full years: 44%
- – CHF 93,720
- Property gains tax
- CHF 119,280
- Remaining after tax, before mortgage
- CHF 1,477,220
Why has the Zumikon flat median barely risen?
Whether flats in Zumikon have really become only slightly dearer, the median cannot say for sure. In 2015 and in 2025, 36 condominiums were sold on the open market each year.2 Over that time the median rose by only 6 per cent, from CHF 1,510,000 to CHF 1,596,500. That puts it 33 per cent above the cantonal median.
A median is the middle price of the flats sold in a given year. If those were mostly smaller or older flats, it can come out lower, even if each individual flat is worth more. With 36 sales, a few properties can shift it noticeably.
The land tells a different story. The canton’s model puts residential building land at CHF 4,758 per square metre in 2025; in 2015 it was CHF 2,183.9 What this means for you: take neither figure as the price of your flat. Both need to be derived from the actual property.
How do you value a house in Zumikon without an official price?
For houses there is no median in Zumikon, neither in 2007 nor in 2015 nor in 2025. Open-market sales numbered 14, 12 and 14.2 The canton only publishes a median from 15 sales. So an official benchmark has been missing for a long time.
That is why a derivation is needed. According to the canton’s model, residential building land in Zumikon typically lies between CHF 3,388 and CHF 6,684 per square metre.9 Only five municipalities in the canton have a higher model value. Across the canton, residential building land changed hands from 2021 to 2025 at a median of CHF 1,742.
What this means for you: for a house on a large plot, the land counts for a lot. Area, zone and permitted density determine the land value; condition and fittings determine the value of the building. Permitted density means how much may be built. Together they give a figure you can explain to buyers.
What does it cost to move away from Zumikon after the sale?
In 2026 Zumikon has the lowest tax rate of all 160 municipalities in the canton: 71 per cent, 166 per cent including the canton.3 It affects income and wealth, not the tax on the sale. Every other municipality in the canton charges more.
On the same income you pay about 1 per cent more cantonal and municipal tax in Küsnacht, about 5 per cent more in Meilen. In Stäfa it is about 7 per cent more, in Männedorf about 10 per cent, in Egg about 18 per cent. Over many years, that adds up.
The property gains tax, by contrast, follows the same tariff throughout the canton. In the example it is CHF 119,280, 21.3 per cent of the gain. After 20 full years it would be CHF 106,500.1 In Zumikon, 23.3 per cent of the population are 65 or older.4 What this means for you: factor in your next place of residence before you decide.
| Indicator | Zumikon | As of |
|---|---|---|
| Houses sold on the open market | 14 (no median) | 2025 |
| Median condominium price (36 sales) | CHF 1,596,500 | 2025, provisional |
| Median condominium price (36 sales) | CHF 1,510,000 | 2015 |
| Residential building land per m² (canton’s model) | CHF 4,758 (2015: CHF 2,183) | 2025, provisional |
| Residents, of whom 65 and over | 5,775, of whom 1,347 (23.3%) | 2025 |
| Tax rate municipal / total, excl. church | 71% / 166% | 2026 |
| Forchbahn from Zumikon to Zürich HB | from 26 minutes (T 18, 1 change) | 2026 timetable |
| Municipal value capture levy | none; express waiver from 01.01.2027 | new zoning regulations approved 01.04.2026 |
Does Zumikon charge a value capture levy?
No, neither today nor under the new zoning regulations. The current regulations contain no rule on value capture.6 Without its own rule, a municipality charges no levy.8 The new regulations are approved and take effect on 1 January 2027. They expressly waive a levy on upzoning and rezoning.7
If land is newly zoned as building land, the cantonal levy of 20 per cent of the increase in value applies regardless.8 For an ordinary sale this plays no role. More in the guide to the value capture levy.
When the official figures diverge, only a look at your property helps. I derive the value and calculate what remains after tax.
Prefer to talk? +41 76 325 11 95 – you speak directly with Dominik Devaja.
Estate agent in Zumikon
Selling in Zumikon with Immosmile: four phases, one contact person
I support sales throughout the Canton of Zurich, including Zumikon. 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 Zumikon worth?
What else do owners in Zumikon ask?
How do you get from Zumikon to Zurich?
By the Forchbahn, line T 18, towards Stadelhofen. With one change you reach Zürich HB from 26 minutes.5 For buyers who commute, this connection belongs in every description.
Are the 2025 Zumikon prices final?
No. The canton lists the last three years as provisional. With 36 flat sales, the median may still shift. It is therefore a preliminary figure, not a fixed one.
How do I find the right estate agent in Zumikon?
Ask which figure they use and why. I handle sales across the whole Canton of Zurich. Where official figures diverge, every valuation should be derived in writing, with evidence and a net proceeds calculation. 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: Zumikon – Zürich HB, fastest connection departing 09:00–09:59 (Forchbahn T 18, 1 change) · 2026 timetable, queried 14.10.2026 for 20 and 22.10.2026
- Zumikon zoning regulations (current 2019 version), without a rule on value capture, in German · retrieved 14.10.2026
- Municipality of Zumikon: new zoning regulations, art. 37 waiver of the municipal value capture levy, in German · approved 01.04.2026, in force from 01.01.2027, retrieved 14.10.2026
- Value Capture Act of the Canton of Zurich (MAG, LS 700.9), §§ 2, 4, 19, 29, in German · retrieved 09.10.2026
- Canton of Zurich, Office for Statistics and Data: Immobilienpreise im Kanton Zürich (KTZH_00003158), residential building land: model values by municipality and actual prices for the whole canton · transfer statistics 2025/Q4, published 4.5.2026, 2022–2025 values provisional, 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
- 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
