Selling property in Einsiedeln: seven villages, one district

For Einsiedeln too, no official body publishes a median price. Instead, the canton keeps tax guide values for zoned building land, separately for seven villages.⁸ In the main village, the residential zone runs from CHF 900 to CHF 2,600 per square metre. In Egg it is CHF 600 to CHF 2,600, in Bennau CHF 700 to CHF 1,800. Euthal has CHF 600 to CHF 1,300.

In Gross and Willerzell, CHF 850 to CHF 2,000 applies, in Trachslau CHF 700 to CHF 1,400.⁸ The values serve official reassessments from 2024; they are not market prices from sales. According to the canton, land value can also lie outside the band in individual cases, for example with lake frontage.

What this means for you: an average for «Einsiedeln» would blur these differences, especially between the main village and Euthal. What counts is the village where your plot actually lies. How the derivation works is shown in having a house valued and having a flat valued.

Alongside Gersau and Küssnacht, Einsiedeln is one of three single-tier districts in the canton: district and municipality are identical.² So there is no separate municipal multiplier. The whole local share sits in the district multiplier of 170 per cent. With the canton's 110 per cent, that makes 280 per cent, rank 24 of the 30 Schwyz municipalities.

For property gains tax this plays no role. It goes to the canton alone, as a basic tax with no multiplier.¹ CHF 2,000 comes off the gain, and a banded tariff of 8 to 30 per cent applies to the rest. After 9 full years there is a 22 per cent reduction, from 25 full years 70 per cent. Under 4 full years, a surcharge applies.

What this means for you: whether your house stands in Euthal or in the main village changes nothing about the tax. The tax can be lowered through documented value-adding investments and selling costs; ordinary maintenance does not count.

As everywhere in the Canton of Schwyz, there is no property transfer tax in Einsiedeln.⁴ Costs arise only from notary and land registry fees. The transfer costs CHF 45 per started CHF 50,000 of transfer value.¹⁰ On the amount above CHF 10 million, half the rate applies. Smaller fees come on top, for example for entries in the land register.

Einsiedeln has its own notary, land registry and bankruptcy office at Schwanenstrasse 4.⁹ Its district, notary district 5, covers the district of Einsiedeln and so only this municipality, with Bennau, Egg, Euthal, Gross, Trachslau and Willerzell. Only the official notary may notarise here, never a freelance lawyer-notary. This notary is also the land registrar.

What this means for you: notarisation and land registry are in the municipality itself, with no trip to another district. Agree in the purchase contract who bears which fee. Details in the guide Notary and land registry.

At the end of 2025, 1,087 of 8,415 dwellings in Einsiedeln were not primary homes, a share of 12.92 per cent.¹² In Schwyz it stood at 11.37, in Wollerau at 8.26 per cent. The building restrictions of the federal Second Homes Act apply only from 20 per cent. Einsiedeln lies below that.

On 1 June 2026, 28 dwellings stood empty, 0.33 per cent (canton: 0.50 per cent).⁷ The count covers rented and owned flats including houses, not homes for sale. 21.5 per cent of residents are 65 or older, against 20.4 per cent in the canton.⁵ 856 people counted as asset millionaires in 2022, roughly 5.1 per cent of today's population.¹³

What this means for you: below the 20 per cent threshold, the building limits of the Second Homes Act do not apply in Einsiedeln. For the value of your flat, location, condition and actual comparable sales still count. One ratio cannot replace a derivation.