Our Guide on Renting or Buying a Home in Austria

Jump right in:

• Renting a house or an apartment
• Average rent in Austria
• Rental process and rules
• Requirements and documents for renting
• Short term rentals
• Buying P property as a foreigner
• Utilities
• Internet

Renting a house or an apartment

In this section, we tell you how to rent houses and apartments in Austria, a country with progressive housing schemes but also rapidly rising prices in some areas.

• In Austria, policymakers believe that everyone should benefit from decent, affordable housing, and the government has spent a lot of money to ensure this is possible and the results are there to see. Vienna has one of the most impressive social housing systems in the world, and it houses over 60% of the city’s residents. Anyone earning up to 53,225 EUR (58,980 USD) annually, and having lived in Austria for at least five years, can apply for one of these subsidized public city flats.

• Rent regulations in Austria mean that households only spend an average of 21 per cent of their income on housing, compared to 37% in the US, and even as high as 60% in cities like New York.

• Despite how it is in other countries, subsidized housing is not just for low income households in Austria. Subsidized housing provides refuge for much of the middle class too. This housing can be very attractive as it usually comes with swimming pools, saunas, childcare facilities, eye-catching architecture, and well-kept shrubbery.

• You can find apartments in Austrian national newspapers, such as Der Standard and Kurier.

Where to live in Austria? Areas by city explained

Vienna

• Innere Stadt: it is the 1st district of Vienna full of tourists' attractions. However, it is generally not the place where locals choose to live mainly due to the price of housing. It has good communication via public transport and when it comes to work, there is a high chance that you will also be working here since it is a commercial hub in Vienna.

• Leopoldstadt: 2nd district of Vienna with good transport, with plenty of places to eat, drink, and spend your time in. Since it is a multicultural area, you can expect to feel like you belong to a community. Additionally, it is a family-friendly district with good apartments and nature.

• Landstraße and Wieden: While Landstraße it does not offer as many amusements and offers a quiet life, Wieden has more going on, including clubs. Both districts have great transportation links and are considered safe, if you are looking for a place that offers a quiet and calm environment, your choice would probably have to land on Landstraße.

Graz

• Innere Stadt: as the city’s centre, it offers many tourist attractions and amusements. The transportation is great, and normally the rent prices are high.

• Lend and Gries: This artistic neighbourhood offers great bars and shops. The main attraction is its daily farmers market and weekly events. When it comes to affordability, Gries is the area where prices don’t bite as much, considering that the location is near the city centre and the main train station.

• St. Leohard: If you are someone who is coming to study in Graz, then this is the neighbourhood for you. It is close to the Technical University and the University of Graz and has a mix of student and elderly populations. '

Salzburg

Elisabeth-Vorstadt: this is where the main train station is located, and the housing here has more affordable options.

• Nonntal: Central but quiet location with a mix of young and urban environment.

• Old town: While it is the city’s main attraction, people tend to avoid living here and even call it an “amusement park”. If you are moving to Salzburg for a longer time, then it is smart to choose a close by are that is not so crowded and pricey.

• Note: Salzburg, in general, is a bike-friendly city, which is why living outside of the centre shouldn’t be a problem when it comes to communication.

Innsbruck

• Innenstadt: With a constant flow of people, it can get quite noisy and energetic. The safety in the area is high, and it is a perfect choice if you want everything within walking distance; however, housing is expensive, so expect premium prices.

• Höttinger Au: Calm area close to the centre with lots of parks, making it popular with families and professionals.

• Wilten: The area offers restaurants, local bakeries, and easy access to the university. Safety is good, although the student nightlife can make some streets louder in the evening. It’s a great area for those who want affordability and quick access to the city and nearby nature spots.

Top rental sites:

• immobilienscout24.at
• immowelt.at
• wg-gesucht.de
• HousingAnywhere

Average rent in Austria

The average rent for a 3-bedroom apartment in an Austrian city centre is around 875 EUR per month, while for a 3-bedroom apartment, you can expect to pay 1,600 EUR or higher. However, keep in mind that the rent you will pay will vary depending on the province in which you live. Below you will find average monthly rents, excluding running costs, for all different types of property in all of Austria’s provinces

Average monthly rent in different areas

• Graz: 880 EUR
• Salzburg: 1.380 EUR
• Vienna: 1.310 EUR
• Steyr: 700 EUR
• Innsbruck: 1.400 EUR

Regulated Austria rent prices

Austrian rent prices are governed by several things, but they are mostly regulated by the authorities. For example, landlords can add a location surcharge of 0.33% per square meter to the final advertised rent price if the property is in an above average area. This location surcharge is 0.33% of the lower price of land, or the “reference rent”, in a less desirable area. The Supreme Court demands that certain criteria be met for a surcharge to be added.

Some criteria for comparing areas and deciding whether a location surcharge can be added are:

• high-density area
• medium-density area
• low-density area Only high-density areas can be compared with other high-density areas, medium-density areas with other medium-density areas, and so on.

Other criteria that is considered is:

• access to public transportation,
• infrastructure,
  -proximity to cultural institutions such as theatres and museums, and noise emissions.

Subsidized housing

Foreigners can apply for subsidized housing in Austria if they have legally resided in the country for at least five years. Keep in mind your eligibility will also depend on:

• the size of your family;
• family income (income of all people living in the same household);
• size of the flat;
• housing expenditure (Wohnungsaufwand);

Furnished flats

Monthly furnished rentals are hard to come by in Austria. Many apartments to rent will be unfurnished, and if you are looking for something furnished, it could cost considerably more. For short-term furnished apartments you can check out sites such as:

• Airbnb

• Wunderflats

• TempoFLAT.at

• Vrbo

Rental process and rules

Types of contract

There are two types of rental contract in Austria: primary leasehold (Hauptmiete) and sublet (Untermiete). Rental contracts in Austria usually have a minimum term of three years and there is no maximum term. Limited contracts (Befristeted) and unlimited (Unbefristeted) contracts are found in Austria.

Contract details: giving notice

If before you sign your rental contract and move in, you know there is a chance you will have to move out due to work before the three years is up, you can ask to have a Diplomatic or Repatriate Clause inserted in the contract. This allows you to leave the property before the three years is up by giving two months’ notice to your landlord. In this case, you would still get your security deposit returned. If you simply want to move out from the property, you can after 16 months as long as you give the landlord three months’ notice.

Landlords can only terminate your lease contract if you fail to pay the rent or if you use the property inappropriately (e.g. if you physically damage it or you disturb the neighbors).

Security deposit

The security deposit is usually equivalent to three months’ rent. However, it can be up to the equivalent of six months’ rent.

Living conditions

By law, an apartment must have central heating, hot water, a kitchen sink, a stove top, a shower, and a toilet.

Utility bills payment

You can pay electricity and gas bills by direct debit each month. The bills are calculated based on estimates of consumption in the previous year. You can choose whether to pay monthly or in instalments. Remember to have the meter read before you start living in the property.

Requirements and documents for renting

Renting in Austria as a foreigner is quite straightforward. Generally, you should be able to rent an apartment simply by signing the lease.

documents:

• proof of identity
• proof of employment
• Austrian visa
• references (translated into German if necessary) from previous landlords.

Short term rentals

As rental leases are usually three years long in Austria, apartments for rent on a short-term lease, where you still sign a rental agreement, do not really exist. If you need somewhere to stay for up to a year (but less than three years) a short-term rental is probably your best option.

If you are considering finding somewhere to live with a short or flexible contract, you should bear in mind that the average monthly price for short-term, temporary rentals can be high. According to Airbnb listing in Vienna for a one-month stay you can expect to pay from 700 EUR (for a room) to 2000 EUR (for an apartment).

What documents do I need (and other things to know)?

Most temporary rentals only require you to show some form of identification and you will most likely be asked for your passport. Landlords can ask for proof of employment, your Austrian visa, and even references from previous landlords. If you are only staying somewhere for around four weeks or less, you are unlikely to need more than your official identification document.

Short-term rental sites:

• Airbnb
• CozyCozy
• room4rent
• Flatio
• KURZZEiTmiete

Opinion

It is very comfortable to live here—it's very easy to get out of the city within 30 minutes by bike and enjoy nature. There are many parks, great public transport, and prices are fair when it comes to living in an apartment on my own. (Polish expat in Vienna)

Opinion

Buying property as a foreigner

How hard or easy it is to buy real estate in Austria partly depends on whether you are from an EU or non-EU country. As with most official processes in Europe, nationals from EU countries face fewer restrictions than those from non-EU countries. When it comes to buying property in Austria, it is possible for both EU and non-EU nationals to buy an Austrian home, but those from outside the EU will face more restrictions and requirements.

Top sites to look for properties in Austria:

• laendleanzeiger.at
• Remax.
• immobilienscout24.at
• wohnsberatung-wien.at
• austriareal.eu

How to buy a property as a foreigner

For people coming from the European Union, requirements to buy a property in Austria are very straightforward. There are virtually no restrictions on buying property, although some Austrian provinces prohibit purchasing real estate in certain areas if someone is not using the property as their permanent residence.

Third-country nationals are allowed to buy real estate in Austria. However, you may be asked to apply for a special permit from the Land Transfer Authorities before you can buy. Different provinces in Austria have different land transfer laws and requirements for claiming a special permit for purchase.

Note: You cannot buy a house in Austria and get citizenship, nor can you buy a house in Austria for permanent residence or buy a house to get a visa.

Process and steps for buying a house in Austria

Once you find the ideal property for you, the process is as follows:

1) Make a formal offer

Once you find a property that you like, your first step towards purchasing it is to make a formal offer in writing via a real estate agent.

2) Kostenaufstellung

Attached to the offer should be the Kostenaufstellung, which is a list documenting the relevant transaction costs (9 to 13%), such as legal fees, any property transfer tax (at 3.5%), registration duty (1.1% of the sale price), the notary fee (120 EUR/132 USD per signature, plus 20% VAT), and real estate agent fees (3 to 4% plus 20% VAT). The buyer and seller each pay half of the real estate agent fee.

3) Sale contract

Once the seller has agreed to your offer, a purchase agreement or sale contract should be drawn up by an Austrian solicitor.

4) Deposit

Once the contract is signed by all parties, the buyer might have to pay 10% of the purchase price as a deposit. This amount is put in a safe account until the property sale goes through.

5) Register ownership

When the sale is final, your lawyer should register the transfer of ownership with the local registry office. Transfer and registration duties will also need to be paid.

6) Registration period

Property registration costs approximately 4.5% of the property’s value. It takes between nine and 32 days for the property to be registered.

Austria house prices

Vienna

In Vienna, house prices vary throughout the city’s 23 districts. The lowest average property price is in the 10th district – Favoriten – where a property less than 50 square meters (538 square feet) is approximately 250,000-270,000 EUR (290,000-314,000).

Average price for premium property, for example, in Innere Stadt (Vienna’s districts nr. 1), the price for a square meter can range from 8,000-10,000 EUR. So for property that is more than 130 square meters, you can expect to pay 1.3 million EUR and more.

Average square meter prices in different cities:

• Vienna: 5.600-10.000 EUR (6.470-11.550 USD)
• Graz: 3.700-5.400 EUR (4.280-6.240 USD
• Salzburg: 5.750-6.700 EUR (6.640-7.740 USD)
• Innsbruck: 7.700-10.800 EUR (8.900-12.500 USD)

Types of property

There are two types of property according to Austrian law: normal property and co-property. “Normal property” means the owner has dominion over both the house and the land it is built on. However, owners are not allowed to build on the land. “Co-property” means the owner can develop more buildings on the same plot of land.

Types of Houses

In Austria, these are the types of property:

• detached houses; -semi-detached houses;
• apartments;
• other (rarer) types of homes.

Opinion

The rent is high—though not as high as in other Western European capitals, it is still high. It is hard to find a good apartment to rent and certainly difficult to find a good one to buy. (Hungarian expat in Vienna)

Opinion

Utilities

There is a range of options for utility companies in Austria but try not to choose your provider at the last minute. You should give yourself at least two weeks between enlisting a utility company to set up your gas and electricity services and moving into your new home in Austria.

Utilities: things to Know

Before you move in to your new place, you should allow your new utilities provider to ensure that the electricity and gas has already been switched off before a technician restores the service. You need to get meter readings before you start living in your new property to ensure you only pay for the energy you use once you move into your new place. Also, features like propane gas tanks may need to be refilled. If it is a new property, your utilities may also need to be connected to certain power services for the first time.

Note: You might need to have an Austrian bank account to pay for your new utilities, so consider this potential obstacle before trying to set up your new home. An Austrian phone number might also be required.

Electricity

To open a new electricity account, you must contact a supplier and provide them with your personal and property details, such as the appliances you have, your heating system, and a meter reading.

Gas

The process to set up your new gas service is similar to setting up your electricity service. Like with electricity, there is a range of local providers to choose from and some offer both gas and electric services. Simply choose a supplier and contact them with your personal details. If possible, you should also have a meter reading at hand.

Required Documents

To register with an energy supplier in Austria, you simply need to give the following information:

• email
• bank account details
• ID of your meter and meter reading if you have it
• your Zählpunktummer (reporting point number – a 33-digit number assigned to a specific property)

Utility providers in Austria

Gas and Electricity Suppliers by City:

• Klagenfurt: KELAG
• Villachs: KELAG
• Wels: Energie AG Oberösterreich
• Sankt Pölten: EVN Energieversorgung Niederösterreich
• Dornbirn: VKW

Water Providers: Each province has its own water suppliers. For example, Vienna is supplied by Vienna Waterworks. You will need to look into the correct water provider depending on the province to which you are moving.

Internet

If you want to get internet and a cell phone as soon as you arrive in Austria, you will have to be fairly organized as the process can take several weeks. You will want to get a phone number first as you will need this to set up utilities in your new home.

Just waiting for an internet modem to arrive can take around 10 days. You should also know that to sign up for internet and a mobile phone in Austria, you are generally required to have an Austrian bank account with an IBAN (international bank account number).

Setting this up also takes time because most Austrian banks require you to already be living in the country.

Top internet providers in Austria:

• A1
• Magenta
• Telematica