Estate agent in Küssnacht am Rigi: selling your house

What do buyers check first in Küssnacht am Rigi?

Küssnacht am Rigi lies, as the district itself describes it, on the north-eastern arm of Lake Lucerne (Vierwaldstättersee), on the south-western shore of Lake Zug and at the foot of the Rigi. The district comprises the localities of Küssnacht, Merlischachen and Immensee, the hamlet of Haltikon and the Seebodenalp. Lake view, hillside position and the short way to the water are part of the value here and must be visible in the documents.

Three situations come up again and again in the district:

• A house with lake view or near the shore. In Merlischachen and Immensee, proximity to the water counts. Buyers ask early what may be built in front of the house; the zoning plan, the watercourse space and the cadastre of public-law restrictions (ÖREB-Kataster) answer that before the viewing.
• An older house on the hillside. Almost half of the residential buildings in the district were built before 1981. Buyers factor in heating, windows and roof from the outset; an open list of the investments made prevents blanket deductions in the negotiation.
• A flat in the village. Near the station, the frequency of trains to Lucerne and Zug counts; the regulations, the renewal fund and the service charges then tip the balance.

That is why it begins with a valuation of your property.

Why is housing getting scarcer in Küssnacht am Rigi?

At the end of 2025, 14,001 people lived in the Küssnacht district, 13.1% more than in 2015 (12,374). According to the district's own count, around 70% live in Küssnacht, 22% in Immensee and 9% in Merlischachen.

The housing market has become tight. On 1 June 2026, 25 dwellings were vacant, a vacancy rate (Leerwohnungsziffer) of 0.36%; the Canton of Schwyz stood at 0.50%. In 2019, 134 dwellings in Küssnacht were still available, 2.1% of the stock.

Hardly any new detached houses (Einfamilienhäuser) are being built. From 2022 to 2024, four were added in the whole district, against 21 apartment buildings (Mehrfamilienhäuser) in the same period. Of 2,353 residential buildings, 921 are detached houses (2025); in 2009 there were 993. At the start of 2022 the building zone measured 335.7 hectares, a good seven fewer than in 2012.

The share of second homes is 10.05% (2025); Küssnacht is therefore not subject to the building restrictions of the Second Homes Act. We have not found officially published median prices for Küssnacht. We therefore calculate the price for each property individually.

What makes Küssnacht am Rigi special

Küssnacht is a special case within the canton: the district comprises only this one municipality, and its bodies also perform the duties of the political municipality (§ 3 para. 2 GOG, SRSZ 152.100). On the tax bill this means: instead of separate district and municipal taxes, there is a single district tax of 145%, plus 110% cantonal tax. Without church tax, that gives an overall tax multiplier (Steuerfuss) of 255% in 2026; in 2021 it was 315%.

Distances are short. From Küssnacht am Rigi station, the S3 runs every half hour without a change to Lucerne in 21 minutes, from Merlischachen in 18 minutes. You reach Zug with a change at Arth-Goldau in 30 minutes, from Immensee in 29 minutes; Zurich main station is 54 minutes from Küssnacht. A cable car runs from the village up to the Seebodenalp.

Sale contracts are notarised by the Notariat, Grundbuch- und Konkursamt Küssnacht, the district notary's, land registry and bankruptcy office, at Seemattweg 6. It is responsible for the whole district and notarises by appointment only. The Canton of Schwyz levies no property transfer tax (Handänderungssteuer).

Who guides you to the notary in Küssnacht am Rigi?

Rudat AG works from its office in Baar. Conrad Rudat looks after every mandate himself, from the valuation appointment to the signature at the notary's office.

Substantiating the value. We calculate with IAZI/CIFI and add on site what no model captures: how unobstructed the lake view really is, the sunlight on the slope, the condition of the heating and the building envelope, zone, watercourse space and the entries in the land register (Grundbuch).

Knowing the tax in advance. We calculate the property gains tax (Grundstückgewinnsteuer) before the sale starts, with the period of ownership and the investments that can be credited.

Showing the location. Professional photos, drone images over the lake and the Rigi, a Matterport 360° virtual tour (in German) and our own sales documentation with cadastral plan.

Knowing the region. In neighbouring Arth, Rudat AG has marketed the historic Hotel Felchlin on the Rigi (in German); since October 2026 it has been reserved. 26 Google reviews give Rudat AG an average of 5.0 stars.

Taxes, fees and notary's offices throughout the canton are explained under selling property in the Canton of Schwyz (in German). You can reach Conrad Rudat for a first conversation without obligation on +41 41 763 33 66.

Information without guarantee; for your individual case, advice from tax or legal professionals is what counts.

Would you like to compare? Our list of estate agents in Küssnacht am Rigi covers the agencies with an office in Küssnacht am Rigi, the page Estate agent in the canton of Schwyz (in German) covers the whole canton, and Rudat AG in figures shows the verified sales of Rudat AG.

Conrad Rudat · reviewed on 21 October 2026Owner of Rudat AG, estate agent in Baar ZG. Values with the IAZI/CIFI models and guides you through to notarisation.