Estate agent in Steinhausen: selling your flat or house

What leads owners in Steinhausen to sell?

Steinhausen is compact: 504 hectares between the city of Zug, Baar and Cham, the smallest area of any municipality in the canton. From the 1970s onwards the large residential quarters of Öli and Goldermatten, Eschen and Höf, Hasenberg and Freudenberg were built; 56% of the dwellings date from after 1981, and 63% have four or more rooms.

Four situations come up particularly often in Steinhausen:

• The terraced house (Reihenhaus) has become too big. What is wanted is a flat with a lift near the station and a sale timed to match the purchase.
• The parental home passes to the heirs. The community of heirs (Erbengemeinschaft) (in German) first needs a figure that everyone accepts.
• A renovation backlog meets a high market value. Invest before the sale, or offer the property as it is? That is decided by what buyers will pay, not by the renovation costs.
• The condominium flat (Stockwerkeigentum) with a renewal fund. Buyers and banks examine the regulations, the state of the fund and the renovations already resolved as closely as the flat itself.

In every case the work begins with a valuation that stands up to co-heirs, banks and buyers.

How tight is the housing market in Steinhausen in 2026?

The canton publishes no price statistics at municipal level; the property market cockpit of the Office for Data and Statistics (Fachstelle für Daten und Statistik; data by Wüest Partner, as at the first quarter of 2026) covers the Zug region: median price paid for flats CHF 17,959 per square metre (362 transactions up to the first quarter of 2026); in the first quarter of 2026 only 95 detached houses (Einfamilienhäuser) and 188 flats were advertised across the whole region. Steinhausen itself in official figures:

For sellers this means: according to the neighbourhood analysis (Quartieranalyse), the settlement area has barely expanded since the 1970s; new houses with gardens are rarely built, and existing ones are in demand. Two thirds of the population rent; in the experience of Rudat AG, a large share of the buyers of terraced and detached houses come from these households, alongside commuters to Zurich and investors. From June to mid-September 2026, 170 buyer enquiries came in through the portals.

The Zug Sales Matrix 2026 (in German) compares Steinhausen with every other municipality in the canton, each figure from an official source.

Steinhausen in 2030: what is changing

Steinhausen has what most municipalities only promise: a local plan in force since 2 April 2026, a spatial strategy (Räumliche Strategie) 2040 that is binding on the authorities, an approved transport structure plan and three centre sites on which demolition has begun or the plans are on the table. Added to this is the cantonal structure plan (Richtplan) with target values up to 2040. Together, these documents show fairly precisely what Steinhausen will look like in 2030: denser in the centre, unchanged in the detached-house quarters, without a single high-rise building.

The local plan of 2025: inward growth, no high-rise buildings

On 29 June 2025 the voters approved all four proposals of the local planning revision (Ortsplanungsrevision): the new building regulations with zoning plan (Zonenplan und Bauordnung) by 1,169 votes to 442 (72.6%), the designation of the watercourse corridors (1,198 to 398), the parking regulations (923 to 673) and the road regulations (1,047 to 554); turnout was 26.5%. The cantonal government (Regierungsrat) approved the plan on 10 March 2026, and it has been in force since 2 April 2026. It was preceded by a seven-year process with a core group and an advisory group drawn from the population, which began in spring 2018 and led to the spatial strategy 2040 on 12 April 2021.

Three provisions shape the housing market. First: Steinhausen grows within the existing building zones, by filling gaps, adding storeys and replacing buildings; the strategy aims for annual population growth of 0.6 to 0.8% up to 2040, to around 11,200 to 11,800 residents, with the population not to exceed the number of jobs. Second: high-rise buildings are not permitted in any zone (§ 13 of the building regulations); the strategy rules out buildings above 30 metres and allows taller buildings only in one designated area. Third: for ordinary development plans (Bebauungsplan) the municipal council can require a share of affordable housing (preisgünstiger Wohnraum) (§ 12), and on rezoning and upzoning the municipality levies a value-added levy (Mehrwertabgabe) of 20% of the increase in land value (§ 36). The detached-house quarters Hasenberg, Freudenberg, Eschen and Höf count in the strategy as «stable areas» in which the zoning in force is retained.

The centre sites: 276 flats in planning

• The Park on the Crypto site on Zugerstrasse: on the grounds of Crypto AG, founded in 1952 and dissolved in 2018, 227 flats are being built in ten buildings, 38 of them affordable with 1.5 to 5.5 rooms (at least 15% of the usable floor area permanently affordable), plus two kindergartens and commercial space. The quarter is planned car-free, with 317 parking spaces in the underground car park. The municipal assembly approved the development plan at the end of 2021, and the building application was submitted in 2023 with an investment volume of around CHF 100 million. Empira AG has been the owner since 2025; demolition from May 2026, construction starting in autumn 2026, completion in 2029.
• Pöstli, Zugerstrasse 2 and 4: Alfred Müller AG is replacing the post office building in the village centre with a new building of 28 rental flats with 2.5 to 5.5 rooms, a post office branch and a café on the ground floor; the design of the outdoor space is being coordinated with the municipality's upgrading of the village centre (as at March 2026).
• Eichholzstrasse 13: on the cantonal plot of the former Eichholz residential home, the housing cooperative awzug is building 21 flats with 2.5 to 5.5 rooms under a building lease (Baurecht), two thirds of them under the cantonal Housing Promotion Act; the municipal council issued the simplified development plan on 10 January 2022.
• By the station: for the commercial site south of the station with the municipal works yard and recycling centre, the municipality selected the project «Trittico» by Ballmoos Partner Architekten and Neuland Architektur Landschaft (Zurich) from 28 entries on 3 July 2024. Planned are municipal works, commercial space and partly affordable flats; the voters approved the CHF 265,000 credit for the design study in June 2023, with construction provisionally starting in 2029.

The centre and the station are to be linked through the municipal transport structure plan (issued on 3 April 2023, approved by the canton on 29 September 2023): Bahnhofstrasse and Zugerstrasse are to be turned from traffic-oriented road space into places to linger, a reduced-speed zone is being examined for Zugerstrasse, and the station is to be rebuilt as a multimodal hub with direct access to the station square. For the schools, the municipal assembly resolved on 26 June 2025 to add two storeys in timber construction to the Sunnegrund 5 school building (construction from the spring holidays of 2026 to the autumn holidays of 2027, 20 classrooms thereafter), and from the 2025 surplus of CHF 5.5 million, CHF 3 million goes into pre-financing the renovation of the Feldheim school campus.

The structure plan: 11,200 residents by 2040, and Steinhausen is ahead

The cantonal structure plan expects 11,200 residents in Steinhausen in 2040 (baseline 2016: 9,735) and 10,600 jobs (baseline 2014: 8,618). Read linearly, the population path gives around 10,280 for 2025 and around 10,590 for 2030; with 10,449 residents, Steinhausen is already about 170 people above the path. Put differently: the level the canton expects for 2030, Steinhausen reaches in one step with the 227 flats on the Crypto site. For jobs the road is longer: 9,016 employees in 2023 are around 1,600 below the target of 10,600; the reserve for this lies in the employment areas Hinterberg, Sumpf, Sennweid and Rigiblick, which according to the municipality form the largest reserves of employment zones in the whole canton. Our assessment: at an average of 2.2 people per dwelling (10,449 residents, 4,738 dwellings), Steinhausen needs around 340 additional dwellings to reach the structure plan value by 2040, and around 610 for its own upper limit of 11,800. The three centre sites deliver 276. The rest comes, as the local plan intends, from adding storeys and replacing buildings in the existing stock, not from new building land (Bauland). The cantonal government has announced that it will revise the forecasts in 2027 on the basis of the new scenario of the Federal Statistical Office (BFS).

What this means for owners in Steinhausen

1. There is no new supply of building land. 504 hectares, 40.7% of them settlement area, a settlement boundary in the Lorze plain since 2004 and a local plan that grows exclusively inwards: the supply of plots in Steinhausen is fixed. With 6 vacant dwellings out of 4,738, every property that comes onto the market meets waiting buyers.
2. Densification takes place in the centre, not in your quarter. The Park, Pöstli, Eichholz and the station site all lie in the triangle Zugerstrasse–station–Eichholzstrasse. The detached-house quarters are designated as stable areas, and high-rise buildings are ruled out. Anyone selling on Hasenberg, in the Höf or on Keltenweg is selling a location that will not be built like this again.
3. For houses from the 1960s and 1970s, the land often counts for more than the house. The municipality's neighbourhood analysis identifies older buildings in need of renewal on Keltenweg, in Neudorf and on Eichholzstrasse, in the residential zones W3 and W4 with «moderate densification potential». That is why, for buildings from before 1980 in Steinhausen, we always value two routes, continued occupation and replacement, and approach developers from our network specifically.
4. The flat for downsizing is being built right now. 276 new flats in the centre, with lift, post office, café and station within walking distance, come onto the market from 2027 to 2029. For owners of a terraced or detached house this means: the sale of the house and the move into a flat in the centre can be planned in time, and until then there is no new-build competition in your own price segment.

This assessment is our reading of the official figures and not a promise of price. What your property is worth in this environment is shown by the valuation, free of charge and using the models that banks use.

Steinhausen in fast forward

• c. 8000 BCThe oldest traces: Mesolithic finds in Hinterberg and Neolithic lakeshore settlements in Sennweid, on what was then the more northerly shore of Lake Zug.
• 858Steinhausen probably passes to the Fraumünster abbey in Zurich as part of the Cham estate; later St. Blasien, Muri and Kappel are also landlords.
• 1173First documentary mention as «Steinhusin», together with a chapel of the monastery of St. Blasien.
• 1430Zug and Zurich draw the high-court boundary straight through the village, valid until 1798; from 1438 to 1485 the city of Zug buys up the rights over Steinhausen.
• 1550Construction of the so-called castle on the Schlossberg, seat of the Zug bailiffs; since 1920 it has housed the Maria Hilf mission house of the Steyler missionaries.
• 1611The chapel is raised to the parish of St. Matthias; until then Steinhausen belonged to Baar for church purposes.
• 1798The city of Zug gives up the bailiwick: Steinhausen becomes an independent municipality. Tithes and the right of patronage are bought out by 1808.
• 1904Steinhausen receives a station on the Zurich–Zug railway line built in 1864. In 1900 the farming village still counts 443 residents.
• 1953First building regulations and zoning plan. Between 1950 and 2000 the population grows from 1,078 to 8,801, an eightfold increase.
• 1979Motorway junction and opening of the Zugerland shopping centre on 28 September; Steinhausen becomes part of the Zug agglomeration.
• 2012–2017The Steinhausen Rigiblick stop (2012) and the Dreiklang centre with municipal hall, library, shops and 38 flats on Weihermattplatz (2017).
• 2025Yes to the new local plan with 72.6% on 29 June and to the extension of the Sunnegrund 5 school building on 26 June; Empira AG buys the Crypto site.
• 2026Local plan in force (2 April), the Lorze plain becomes Landscape of the Year, demolition on the Crypto site and start of construction of The Park in the autumn.
• 2029Completion of The Park with 227 flats; provisional start of construction for «Trittico» by the station.
• 2040The canton's target value: 11,200 residents; the municipality is aiming for 11,200 to 11,800.

What makes Steinhausen special

Steinhausen lies north of the city of Zug, bordering Baar to the east, Cham to the west and the canton of Zurich to the north; the neighbourhood analysis (Quartieranalyse) calls it an «urban village» with around 9,000 jobs. The quarters are clearly distinct:

• Zentrum, Kirchmatt, Schlossberg and Bahnhof: apartment buildings (Mehrfamilienhäuser) on Kirchmattstrasse, new residential buildings by the station; the flats that house owners move into after the sale.
• Öli and Goldermatten: a dense quarter made up almost entirely of apartment buildings, close to the village centre.
• Hasenberg, Freudenberg, Keltenweg, Neudorf: quarters of detached and semi-detached houses in the north; many renovated houses on Hasenberg, older ones on Keltenweg.
• Eschen, Vorder- and Hinterhöf: half detached houses, half apartment buildings, many families, renovation potential along Eichholzstrasse.
• Rigiblick, Sennweid, Hinterberg, Sumpf: offices, trade and industry, the Zugerland shopping centre, the Rigiblick stop and the motorway junction; the Sunnegrund school campus in Eschfeld.

The municipal tax multiplier (Steuerfuss) stands at 53% of the simple tax in 2026, three points below 2023.

The stations Steinhausen and Steinhausen Rigiblick lie on the S5 line from Zug to Zurich main station (Zürich HB) with a half-hourly service: 6 minutes to Zug (5 from Rigiblick), 40 minutes to Zürich HB without changing, 33 minutes to Lucerne with a change in Zug. Bus routes 606, 616 and 636 connect to Zug, Cham and Baar; the motorway forms the southern municipal boundary, with the junction by the Zugerland.

The Steinhausen school teaches around 1,040 children with around 160 teachers: nine kindergartens, the Sunnegrund primary school and the Feldheim lower secondary school; the Kantonsschule Zug, the cantonal grammar school, is on Lüssiweg in the city of Zug.

Economically, Steinhausen is more than a place to live: since 1963 Hapimag, the holiday-ownership community with 56 resorts and over 5,000 holiday apartments across Europe, has had its head office on Sumpfstrasse; Transocean and Carlo Gavazzi Holding are domiciled in the municipality, Swisspor manufactures north of the station, and the cantonal Road Traffic Office and the Office for Civil Protection and Military are based in Hinterberg. From 1952 to 2018 Steinhausen was the seat of Crypto AG, whose site on Zugerstrasse is now becoming a residential quarter. According to the spatial strategy (Räumliche Strategie) 2040, Steinhausen has the largest reserves of employment land in the whole canton; the BusinessPark Zug, the canton's start-up centre, also stands on Steinhausen soil. The 2025 accounts closed with a surplus of CHF 5.5 million instead of the budgeted deficit of CHF 1.9 million, mainly thanks to higher corporate taxes.

Steinhausen comes to life at the Waldstock Open Air, at carnival (Fasnacht) under the ibex of its coat of arms, at the Grümpelturnier football tournament and the village festival, in the library and in the municipal hall of the Dreiklang. The municipal transport structure plan (Verkehrsrichtplan) of 2023 aims to link the centre and the station with a continuous pedestrian axis, to introduce traffic-calmed zones throughout and to create safe cycle routes to the neighbouring municipalities and to Lake Zug; the motorway junction has been right by the Zugerland since 1979, and Zurich and Lucerne are around 20 minutes away by car.

Districts and locations in Steinhausen

Every district has its own market and its own buyers. That is why we do not work with an average price in Steinhausen, but with comparable properties from the same district.

Experience Steinhausen: places that win buyers

Whoever buys in Steinhausen also buys a setting. We name these places in every sales documentation, because they make the difference between an address and a home.

• SchlossbergThe hill between the centre and the station with the «castle» built in 1550, once the seat of the Zug bailiffs; since the purchase of the Maria Hilf property in November 1920, home of the Steyler missionaries. The spatial strategy 2040 calls the Schlossberg Steinhausen's defining feature and safeguards it as a space for recreation and biodiversity.
• Parish church of St. Matthias with ossuaryThe chapel of the monastery of St. Blasien, first mentioned in 1173, became the parish church of St. Matthias in 1611; until then Steinhausen belonged to the parish of Baar. The church and ossuary on Zugerstrasse are protected as a cultural asset of regional importance.
• Dreiklang and WeihermattplatzThe centre built from 2015 to 2017 by Müller Sigrist Architekten combines a municipal hall, library, shops and 38 flats around a new village square (construction cost CHF 58 million). From here the axis along Bahnhofstrasse leads to the station, which the transport structure plan intends to turn into a promenade.
• Steinhauserwald and pondThe forest in the north of the municipality with the pond created in the 1970s: a circular walk from the centre via Bann, Sebeliboden and Bannäbni in around 1 hour 40 minutes, suitable for pushchairs, with fire pits, a playground and the soil trail; in winter the path around the frozen pond becomes a walk in the snow.
• Lorze plainThe unbuilt plain between Steinhausen, Zug, Baar and Cham has been protected by a settlement boundary in the structure plan since 2004 and was named Landscape of the Year by the Swiss Foundation for Landscape Conservation on 15 April 2026: a green lung that has remained unbuilt despite 34% population growth since 2000.
• Zugerland shopping centreOpened on 28 September 1979 by the Migros Lucerne cooperative and extended from 2005 to 2007 to 22,712 m² of retail space with 51 shops, the third-largest shopping centre in Central Switzerland, right by the Rigiblick stop and the motorway junction.
• Waldstock Open AirFounded in 2000 by young people from Steinhausen, the festival on the edge of the forest draws around 5,000 visitors over three days at the beginning of August each year, with music, show and comedy, and belongs with carnival, the Grümpelturnier football tournament and the village festival to the fixed annual calendar.
• Bann and ErliThe two hamlets outside the building zone in the north: agricultural in character, with equestrian sport, listed farmhouses, standard fruit trees and the park-like Erli cemetery. The municipality deliberately keeps them at their present size; no new buildings are planned here.

Who sells my house or flat in Steinhausen?

Rudat AG works from Neuhofstrasse 5A in Baar; Steinhausen is the neighbouring municipality. Owner Conrad Rudat leads every mandate personally through to notarisation (Beurkundung).

First the figure. We value with the IAZI/CIFI models used by Swiss banks, see methods (in German), and check the result against the property: condition, land register (Grundbuch) and, for condominium ownership (Stockwerkeigentum), the regulations and renewal fund; for houses from the 1970s to 1990s we openly factor in the renovation requirement. The valuation is free of charge and without obligation for owners in Steinhausen.

Then the stage. Valued like a bank. Marketed like a boutique. Every property receives its own sales documentation with photographs, drone footage and floor plans; we furnish empty rooms with home staging, and a 360° virtual tour (in German) filters the prospective buyers. The property is listed on the major Swiss portals and offered to our network of buyers and investors; we handle viewings, financing checks and negotiation.

Documented, not claimed. In Aesch LU we are currently marketing a 6.5-room mid-terrace house with garden, the property type typical of Steinhausen; in Affoltern am Albis we sold a 4.5-room garden flat in 2026 (20 portal enquiries up to September 2026). A house in Uster (in German) was sold after 48 hours, a flat in Schattdorf within 4 weeks and a flat in Hochdorf after 12 weeks. 12 sales are documented, and Google shows 5.0 stars from 26 reviews (references).

Read on: the process (in German), costs, property gains tax; neighbouring municipalities Zug, Baar, Cham; overview Canton of Zug. First conversation: contact us or +41 41 763 33 66.

This text is no substitute for tax or legal advice; on request we involve a fiduciary and the notarising officer.

Conrad Rudat · reviewed on 19 October 2026Owner of Rudat AG, estate agent in Baar ZG. Values with the IAZI/CIFI models and guides you through to notarisation.