The Outer Districts (Kreis 9–12)
Zurich best-value districts: Kreis 9 Altstetten, Kreis 10 Höngg, Kreis 11 Oerlikon and Kreis 12 Schwamendingen. More space, lower rents, great transport links.
Key Takeaways
- Outer districts offer the citys best value, with smaller Altstetten flats from around CHF 1,400.
- Schwamendingen in Kreis 12 often has the lowest rents, plus green space and a new motorway-cap park.
- Frequent trams and S-Bahn keep these districts minutes from the centre despite the lower prices.
Newcomers shocked by central rents often find their answer in Zurich's outer ring. Kreis 9, 10, 11 and 12 ring the city to the west and north, offering noticeably more space for the money, steady development and excellent transport that keeps the centre minutes away. For value without isolation, this is where the smart money increasingly looks.
Kreis 9: Altstetten and Albisrieden
Kreis 9 (Altstetten, Albisrieden) is a large, rapidly developing western district with strong rail links and new residential quarters rising around the station. It offers some of the city's more affordable flats, from around CHF 1,400 to 2,500 for smaller units, and has shed its old industrial image to become a genuine up-and-comer.
Kreis 10: Wipkingen and Höngg
Kreis 10 (Wipkingen, Höngg) sits along the Limmat, blending established residential calm with rising popularity. Wipkingen is close to the centre and increasingly trendy, while Höngg has an almost village-like, leafy feel on the slopes. It is a quietly desirable district that still undercuts the lakeside on price.
Kreis 11: Oerlikon and Affoltern
Kreis 11 (Oerlikon, Affoltern, Seebach) is the city's northern hub. Oerlikon is a busy secondary centre in its own right, with shops, offices, a station and good amenities, while Affoltern is more residential. Well connected and well served, it is popular with professionals and families wanting affordability with city convenience.
Kreis 12: Schwamendingen
Kreis 12 (Schwamendingen) often has the lowest rents in the city, paired with surprising amounts of green space and a major regeneration that has capped part of the motorway with a park. Trams link it quickly to the centre. It is the budget frontier of city living, steadily improving and increasingly attractive to value-seekers.
Why the outer ring works
The decisive factor is transport. The S-Bahn, trams and buses are so frequent that living in Kreis 11 or 12 still puts you minutes from the centre. You trade a prestigious postcode for more square metres, lower rent and often newer, better-equipped flats, a trade many newcomers happily make.
Who it suits
The outer districts suit families needing space, professionals watching the budget, and anyone prioritising value and modern flats over a central or lakeside address. They are less about prestige and nightlife, more about practical, comfortable living at a price that leaves room in the budget.
For newcomers, the outer ring is Zurich's pragmatic secret: the same excellent city services and transport, with rents that make settling in far easier. Look at Kreis 9, 10, 11 and 12 with an open mind, and you may find a larger, brighter flat for the money, just a short tram ride from everything the centre offers.