Home value estimator Baden: have your house or apartment appraised

In Baden, a condominium on offer costs a median of CHF 8,150 per m². Excluding the bottom and top quarter of listings, prices range from CHF 7,597 to 9,400. Houses are higher, with a median of CHF 8,765 per m². The basis is 101 apartment and 40 house listings on comparis.ch. They cover October 2025 to September 2026.

The differences are small. All neighbourhoods analysed are within four per cent of the town median. The median is CHF 8,333 per m². Dättwil is slightly more expensive, at CHF 8,633. Almost one in five apartments on offer there is a new build. There are not enough listings for Turgi. The evaluation includes offers from October 2024 to September 2026.

In part. In Fislisbach, Mellingen and Gebenstorf, apartments cost seven to eight per cent less. Untersiggenthal, Birmenstorf and Obersiggenthal are roughly on a par. Neuenhof is seven per cent more expensive, Wettingen 20 per cent. In Neuenhof, more than half of the apartments on offer are new builds.

In late September 2026, 29 apartments and 9 houses in Baden were on comparis.ch. Over twelve months, there were 101 apartments and 40 houses. New builds make up just under nine per cent of apartments on offer.

You start with the online estimate from Comparis. For this, you provide the location, living space, construction year and fittings. You receive the estimate after confirming your e-mail address.

You can then request an on-site valuation. Property experts from the Comparis partner network carry it out, free of charge and without obligation.

In Baden, they also check the town’s building and zoning regulations (Bau- und Nutzungsordnung). In the Old Town and the spa quarter, requirements for protected buildings also apply.

The Comparis online estimate costs nothing and commits you to nothing. The on-site valuation is also free for you. Comparis arranges it through the Comparis broker service.

An accurate value pays off. A typical 4.5-room apartment in Baden is offered at CHF 990,000. A deviation of two per cent already amounts to almost CHF 20,000.

• Property rather than neighbourhood: Asking prices in the neighbourhoods are close together. Condition, floor plan and fittings therefore count for more.

• Old Town and spa quarter: Heritage conservation rules apply to protected buildings. This limits conversions and affects the value.

• Thermal springs: A cantonal land-use plan protects Baden’s thermal springs. Special requirements apply to building projects within its area.

• Limmat and views: Riverside and hillside locations with a view are usually valued higher.

• Transport: Baden has a long-distance railway station with direct trains to Zurich. This boosts demand from commuters.

• New builds in the region: In Neuenhof and Obersiggenthal, almost one in two apartments on offer is new. Older properties have to compete with them.

• Mortgage rates: They influence the price that buyers can afford.

Requesting the online estimate takes around three minutes. It arrives by e-mail once you have confirmed your address.

The length of the on-site valuation varies with the property. A protected house in the Old Town needs more clarification than an apartment in Dättwil. Allow additional time for a written appraisal.

Look for the Federal Diploma of Higher Education as a real estate appraiser. Many professionals belong to the Swiss association of property appraisers (Schweizer Immobilienschätzer-Verband, SIV). Others are members of SVIT’s chamber of valuation experts (Bewertungsexperten-Kammer SVIT). The international MRICS title is widespread too.

Knowledge of the Baden regional market also matters. Asking prices between Wettingen and Fislisbach differ by around CHF 2,300 per m².

With a valuation, you can set an asking price that suits the Baden market. Apartments are scarce: on 1 June 2026, only 0.62 per cent stood empty in Baden. In the Canton of Aargau, the figure was 1.05 per cent.

For a mortgage, the bank carries out its own valuation of the property. Your valuation does not replace the bank’s.

If you sell at a profit, property gains tax (Grundstückgewinnsteuer) is due in Aargau. The canton levies it, and half of the revenue goes to the municipality. The tax rate falls with the length of ownership, from 40 to 5 per cent.

Aargau has no property transfer tax (Handänderungssteuer). Entry in the land register incurs a fee of 4 per mille of the purchase price.

In Aargau, spouses, registered partners and descendants pay no inheritance tax. A valuation still helps to divide an estate fairly.

• Land register extract from the Baden land registry office (Grundbuchamt Baden), including easements

• Cadastral plan and extract from the building and zoning regulations (BNO) of the town of Baden

• Floor plans showing areas calculated under SIA 416

• Building permits and any design or special land-use plans

• Policy from the Aargau building insurance (Aargauische Gebäudeversicherung, AGV) showing the insured value

• Building energy certificate of the cantons (GEAK), where available

• For protected buildings: documents from the heritage conservation authority

• Records of renovations and maintenance

• For rented-out properties: tenancy agreements and tenant list

• For condominiums: the regulations, ownership quotas, meeting minutes and renovation fund balance

• Latest tax assessment with the wealth tax value

Complete documents lead to a more accurate valuation.