Zürich Airport generates around 700 flight movements every day, which, depending on wind and time of day, are routed over different approach and departure corridors. Studies show a price discount of around 1-2% per decibel above the limit value (60 dB during the day, 50 dB at night). This guide shows which municipalities in the canton of Zürich are most heavily affected, how the corridors change, which official noise maps to consult — and which mitigation measures you should consider when buying in an affected municipality.
Directly under the approach routes (especially southern and eastern approaches) are: Opfikon, Glattbrugg, Rümlang, Kloten, Bassersdorf, Nürensdorf — typically 60-70 dB during the day. Under the southern approach: Zürich North (Schwamendingen, Affoltern), Wallisellen, Dübendorf, Volketswil. Under the departure corridor to the west: Otelfingen, Höngg-Affoltern, Regensdorf. During peak hours, these municipalities regularly exceed the limit values.
The University of Zürich and Wüest Partner have independently found that for every 1 dB above the daytime noise limit value (60 dB), property prices fall by 1-2%. At an average noise level of 70 dB, this means a discount of 10-20% compared with comparable locations without noise exposure. For rentals, the effect is somewhat weaker (tenants are less price-sensitive to noise), but still 5-10%.
Three official sources: BAZL (Federal Office of Civil Aviation) provides interactive noise mapping for each airport at bazl.admin.ch. Zürich Airport publishes daily movement statistics plus noise reports at flughafen-zuerich.ch/laerm. The canton of Zürich integrates the noise values into its GIS platform (maps.zh.ch). The values are updated quarterly and classified by sensitivity levels (ES I-IV).
The Noise Abatement Ordinance (LSV) defines exposure limit values (BGW) and alarm values (AW) for four sensitivity levels. Residential zones (ES II) allow 60 dB by day and 50 dB at night as BGW. If these are exceeded, remediation obligations apply: soundproof windows, enclosed ventilation, and in extreme cases an obligation for the airport to pay compensation. When buying, the key question is: is the property in a remediation zone? Who bears the costs?
Three measures reduce indoor exposure: soundproof windows (triple glazing with special glass packages, costs CHF 800-1'500 per window), enclosed ventilation systems with silencers (CHF 8'000-15'000 for a detached house), and external façade insulation. In the canton of Zürich, many existing properties have already been remediated, but for older buildings (before 2000), an inspection before purchase is worthwhile.
A property exposed to aircraft noise still has a market — prices that are usually 10-20% lower attract buyers to whom noise matters less (commuters with long working days, the hearing-impaired, families prioritising kindergarten access). Important: check the airport's noise trend forecasts. Expanded runway capacity or an increase in southern approaches can place additional strain on existing locations.