Authored by the expert who managed and guided the team behind the Austria Property Pack
Everything you need to know before buying real estate is included in our Austria Property Pack
Austria is a popular destination for foreigners looking to buy property, but the rules can feel confusing because they change depending on which of the nine federal states you're buying in.
In this guide, we break down exactly what foreigners can and cannot buy in Austria in January 2026, covering ownership rights, visas, taxes, mortgages, and the step-by-step buying process.
We constantly update this blog post to reflect the latest regulations and housing prices in Austria.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Austria.
Insights
- EU and EEA citizens face almost no restrictions when buying apartments in Vienna, but third-country nationals must obtain provincial approval under the Wiener Ausländergrunderwerbsgesetz before their purchase is legally valid.
- Tyrol and Salzburg enforce strict second-home rules that can block foreigners from using a purchased property as a holiday home, even if the sale itself was approved.
- Austria's typical closing costs land around 8.5% of the purchase price, but buyers who qualify for the temporary registration fee exemption can reduce this to roughly 7%.
- Foreign buyers can expect mortgage rates between 3.2% and 4.2% in Austria in January 2026, with well-documented applicants often securing offers in the 3.4% to 3.8% range.
- Banks in Austria still expect foreign borrowers to bring at least 25% to 35% down payment, even after the KIM lending regulation expired in June 2025.
- You do not truly own Austrian property until your name is registered in the Grundbuch (land register), which is the legal finishing line for any transaction.
- Annual property tax in Austria is surprisingly low because it is based on an old assessed value, not current market prices, so most apartment owners pay under 500 euros per year.
- Short-term rentals in Vienna are capped at 90 days per year unless you obtain an exemption permit, which catches many foreign investors off guard.
What can I legally buy and truly own as a foreigner in Austria?
What property types can foreigners legally buy in Austria right now?
In January 2026, foreigners can legally buy apartments, houses, townhouses, villas, and chalets in Austria, though the ease of doing so depends heavily on your citizenship and which federal state the property is located in.
The single most important legal condition is that third-country nationals (anyone outside the EU, EEA, or Switzerland) typically need provincial approval under the Grundverkehr (land transaction) rules, while EU and EEA citizens are generally treated like Austrian buyers for standard residential purchases.
This means an American or Canadian buyer faces a formal approval process in most Austrian states, whereas a German or French buyer can usually proceed without extra permissions for a normal apartment or house.
Apartments and condos in urban areas like Vienna tend to be the most straightforward category for foreign buyers, but houses and chalets in alpine regions often collide with both land transaction approvals and strict second-home use restrictions.
Finally, please note that our pack about the property market in Austria is specifically tailored to foreigners.
Can I own land in my own name in Austria right now?
Yes, Austria does not ban foreigners from owning land outright, but land-related acquisitions are exactly where provincial Grundverkehr controls are strongest and most likely to require approval.
The key thing to understand is that you do not truly own anything until your name is registered in the Grundbuch (Austria's official land register), and for third-country nationals, the acquisition may need provincial approval to be legally valid in the first place.
In tourism-heavy provinces like Tyrol and Salzburg, the bigger practical constraint is often not land ownership itself but what the home is legally designated for, since many properties cannot be used as second homes or holiday residences even if you successfully purchase them.
By the way, we cover everything there is to know about the land buying process in Austria here.
As of 2026, what other key foreign-ownership rules or limits should I know in Austria?
As of early 2026, the foreign-ownership rules that most often affect purchases in Austria include building rights (Baurecht) and certain long-term lease arrangements that get registered in the land register, which can trigger the same approval requirements as outright ownership in states like Vienna.
Austria does not have a nationwide foreign-ownership quota for apartments or condos, but individual condominium buildings may have their own rules, and some alpine municipalities have local caps on second-home designations that effectively limit what foreigners can purchase and use.
One reporting requirement that commonly applies is the provincial Grundverkehr application itself, where third-country buyers must submit documentation proving the intended use of the property and sometimes demonstrate a connection to Austria before approval is granted.
There is no major new regulatory change in 2026 specifically targeting foreign ownership, but the temporary exemption from land register registration fees (for main residence purchases meeting certain conditions) remains in effect through the window set by the Ministry of Justice, which can reduce closing costs.
If you're interested, we go much more into details about the foreign ownership rights in Austria here.
What's the biggest ownership mistake foreigners make in Austria right now?
The single biggest ownership mistake foreigners make in Austria is believing they "own" (or can freely use) a property before both the required provincial approval (if applicable) and the Grundbuch registration are fully completed.
If a buyer makes this mistake, they may find that their purchase is not legally valid, that they cannot register as owner, or that they face penalties for using a property in a way that violates its designated purpose, especially in strict regions like Tyrol where second-home rules are actively enforced.
Other classic pitfalls specific to Austria include buying a chalet in an alpine area without verifying whether it can legally be used as a holiday home, underestimating the time provincial approval takes, and assuming that signing a purchase agreement means the deal is done when Austrian law requires land register registration for actual ownership transfer.
We have made this infographic to give you a quick and clear snapshot of the property market in Austria. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Austria?
Do I need a specific visa to buy property in Austria right now?
You do not need a specific "property visa" to buy residential real estate in Austria in January 2026, and many foreigners successfully sign purchase agreements while on a tourist stay or handle the process remotely using a power of attorney.
The single most common administrative requirement that can slow down buyers without local residency is the provincial Grundverkehr approval process, which requires documentation about your intended use and may take several weeks to complete in stricter states.
You do not need an Austrian tax ID before buying, but you should plan to obtain FinanzOnline access (Austria's online tax portal) if you intend to rent the property, claim deductions, or handle any ongoing Austrian tax administration.
A typical document set that foreign buyers must present includes a valid passport, proof of funds or financing, the signed purchase agreement, and any documents required for the provincial approval application such as a statement of intended use.
Does buying property help me get residency and citizenship in Austria in 2026?
As of early 2026, buying property in Austria does not give you Austrian residency or citizenship by itself, and there is no "golden visa" program that grants residence permits based solely on real estate investment.
Austria's residency pathways are governed by immigration frameworks like the Red-White-Red Card system, which focuses on employment, skills, family ties, or financially independent status, and property ownership is not listed as a standalone qualifying route on the official migration portal.
If you want to live in Austria long-term, you will need to qualify through one of these separate immigration channels, such as obtaining a work permit, proving sufficient independent financial means, or joining a family member who already has residence rights.
Can I legally rent out property on my visa in Austria right now?
Your visa status generally does not prevent you from renting out property you own in Austria, and even non-residents can legally earn rental income from Austrian real estate as long as they comply with tax and local regulations.
You do not need to live in Austria to rent out your property, though most foreign owners hire a local property manager to handle tenant issues, building coordination, and the practical day-to-day tasks that are difficult to manage from abroad.
Important details foreigners must know include that rental income is taxable in Austria under the "rentals and leasing" category, that Vienna has strict short-term rental limits (often 90 days per year without a permit), and that you will need to file Austrian tax returns or arrange for proper withholding even if you live overseas.
We cover everything there is to know about buying and renting out in Austria here.
Get fresh and reliable information about the market in Austria
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How does the buying process actually work step-by-step in Austria?
What are the exact steps to buy property in Austria right now?
The standard sequence to buy property in Austria involves choosing your property and verifying its legal designation, agreeing on deal terms, having a lawyer or notary draft the purchase agreement, applying for provincial approval if required, arranging payment through an escrow arrangement, filing for Grundbuch registration, paying taxes and fees, and finally completing the handover.
You do not have to be physically present for every step in Austria because most buyers grant power of attorney to their lawyer or notary, though being present can make bank account opening and document signing smoother.
The step that typically makes the deal legally binding for both parties is the signing of the notarized purchase agreement (Kaufvertrag), although you do not become the true legal owner until registration in the Grundbuch is complete.
A typical end-to-end timeline from accepted offer to final registration in Austria ranges from 8 to 16 weeks, depending on whether provincial approval is required and how quickly the land register processes your filing.
We have a document entirely dedicated to the whole buying process our pack about properties in Austria.
Is it mandatory to get a lawyer or a notary to buy a property in Austria right now?
There is no single national rule making a lawyer or notary strictly mandatory for every Austrian property purchase, but in practice it is extremely close to mandatory for foreigners because land register filings have strict formal requirements and the official government guidance explicitly recommends expert help.
The most important difference in Austria is that a notary authenticates signatures and certifies documents for legal validity, while a lawyer typically drafts the contract, advises on terms, handles the provincial approval application, and coordinates the overall transaction on your behalf.
One key item that should be explicitly included in your lawyer or notary engagement scope is handling the Grundverkehr approval application (if required), because missing this step can invalidate your entire purchase in provinces that require foreign buyer approval.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Austria versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Austria?
How do I verify title and ownership history in Austria right now?
The official registry you should use to verify title and ownership history in Austria is the Grundbuch (land register), which is maintained by the district courts and contains authoritative records of who owns each property and what rights or burdens are attached to it.
The key document you should request is a current Grundbuch extract (Grundbuchauszug), which shows the registered owner, property identifier, any mortgages, easements, and other encumbrances in an official format.
A realistic look-back period for ownership history checks in Austria is typically 10 to 20 years, which allows you to see whether the property has changed hands frequently or has any patterns that might indicate disputes or problems.
One clear red-flag finding that should stop or pause a purchase is discovering unresolved ownership disputes, pending litigation noted in the register, or multiple rapid transfers that could suggest fraud or title defects.
You will find here the list of classic mistakes people make when buying a property in Austria.
How do I confirm there are no liens in Austria right now?
The standard way to confirm there are no liens or encumbrances on a property in Austria is to request a current Grundbuch extract, which will show any registered mortgages (Pfandrecht), easements, or other burdens attached to the property.
One common type of lien that buyers should specifically ask about in Austria is an existing mortgage from the seller's bank, which must be released and deleted from the register at or before closing for you to receive clear title.
The single best form of written proof that shows lien status in Austria is the official Grundbuch extract issued by the district court, which provides a legally authoritative snapshot of all registered encumbrances at the time of issuance.
How do I check zoning and permitted use in Austria right now?
The authority you should use to check zoning and permitted use for a property in Austria is the local municipality (Gemeinde), which maintains zoning plans and can tell you what the property is legally designated for.
The single document or map reference that typically confirms the zoning classification in Austria is the Flächenwidmungsplan (land use plan) or Bebauungsplan (development plan), which your lawyer can obtain from the municipality as part of due diligence.
One common zoning pitfall that foreign buyers frequently miss in Austria is purchasing a property in Tyrol, Salzburg, or other alpine areas without realizing it is designated as a main residence only, which means you cannot legally use it as a holiday home or second residence even if the sale itself was approved.
Buying real estate in Austria can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Austria, and on what terms?
Do banks lend to foreigners for homes in Austria in 2026?
As of early 2026, yes, Austrian banks do lend to foreigners for home purchases, but approval is much easier if you have income in euros, residency ties or a local job, and a strong down payment.
The realistic loan-to-value (LTV) range that foreign borrowers most commonly see in Austria is 65% to 75%, meaning you should plan to bring at least 25% to 35% as a down payment, with true non-residents often needing more equity.
The single most common eligibility requirement that determines whether a foreigner qualifies in Austria is demonstrable, stable income that the bank can verify, ideally earned in euros or easily documented if earned abroad, combined with a clean credit history and sufficient assets.
You can also read our latest update about mortgage and interest rates in Austria.
Which banks are most foreigner-friendly in Austria in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Austria are typically Erste Bank/Sparkasse, UniCredit Bank Austria, and Raiffeisen regional banks, all of which have experience processing applications from expats and non-Austrian buyers.
The single most important feature that makes these banks more foreigner-friendly is their English-capable staff and established processes for handling income documentation from abroad, which reduces the friction that smaller regional banks might create.
These banks can lend to non-residents, but approval is harder without Austrian residency, and you will generally need a larger down payment, stronger income documentation, and potentially a local guarantor or additional collateral.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Austria.
What mortgage rates are foreigners offered in Austria in 2026?
As of early 2026, foreigners in Austria can expect mortgage interest rates in the range of 3.2% to 4.2%, with well-documented applicants who have strong equity positions often securing offers between 3.4% and 3.8%.
Fixed-rate mortgages in Austria typically come with a small premium (often 0.3% to 0.5% higher) compared to variable-rate products, but many buyers prefer the predictability of fixed rates given recent interest rate volatility in the eurozone.
We made this infographic to show you how property prices in Austria compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Austria?
What are the total closing costs as a percent in Austria in 2026?
The typical total closing cost for a property purchase in Austria in 2026 is around 8.5% of the purchase price, though buyers who qualify for the temporary registration fee exemption may see costs closer to 7%.
The realistic low-to-high closing cost range that covers most standard transactions in Austria is 7% to 10%, depending on whether you use an agent, the complexity of the deal, and whether you qualify for any fee exemptions.
The specific fee categories that most commonly make up total closing costs in Austria include the 3.5% real estate transfer tax (Grunderwerbsteuer), the 1.1% land register ownership registration fee, legal and notary fees of around 1.5% to 3%, and agent commission of up to 3% plus VAT if an agent is involved.
The single fee category that is usually the biggest contributor to closing costs in Austria is the 3.5% real estate transfer tax, which applies to all property purchases and cannot be avoided or reduced.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Austria.
What annual property tax should I budget in Austria in 2026?
As of early 2026, you should budget roughly 50 to 500 euros per year (approximately 55 to 550 USD) for an apartment in Austria, and roughly 200 to 1,500 euros per year (approximately 220 to 1,650 USD) for a house, villa, or chalet, depending on the municipality and the property's assessed value.
Annual property tax (Grundsteuer) in Austria is assessed using a historic tax base (Einheitswert) set by the tax office, which is then multiplied by a municipal rate, meaning your tax bill is based on an old assessed value rather than the current market price, which keeps Austrian property taxes relatively low compared to many other countries.
How is rental income taxed for foreigners in Austria in 2026?
As of early 2026, foreign owners earning rental income from Austrian property should plan for an effective tax rate of roughly 25% to 35% on their net rental profit (after allowable deductions), though the exact rate depends on Austria's progressive income tax brackets and your specific expense deductions.
The basic filing requirement for foreign owners is that you must report Austrian-source rental income on an Austrian tax return, and you should set up FinanzOnline access or work with a local tax advisor to ensure proper compliance and to claim any double-tax relief available under treaties with your home country.
What insurance is common and how much in Austria in 2026?
As of early 2026, you should budget approximately 350 to 700 euros per year (roughly 385 to 770 USD) for apartment insurance in Austria, and approximately 800 to 1,800 euros per year (roughly 880 to 1,980 USD) for a house, villa, or chalet, with alpine properties often at the higher end due to weather-related risks.
The single most common type of property insurance coverage that owners carry in Austria is building insurance (Gebäudeversicherung), which covers structural damage from fire, water, storms, and other hazards, often combined with household contents and liability coverage.
The biggest factor that usually makes insurance premiums higher or lower for the same property type in Austria is location, with alpine properties facing higher premiums due to snow load, avalanche risk, and water damage potential, while urban apartments in Vienna typically have lower and more predictable premiums.
Get the full checklist for your due diligence in Austria
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Austria, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Austrian Government Portal (oesterreich.gv.at) | Austria's official government information portal written to explain rules to the public. | We used it to anchor foreign ownership concepts and confirm that rules differ by federal state. We also used its examples to avoid over-generalizing about Austria. |
| RIS (Austrian Legal Information System) | The official publication platform for consolidated Austrian legislation. | We used it to cite the actual Vienna rule that foreign acquisitions require approval. We used it as the gold standard legal text to verify government explainers. |
| Land Salzburg Government Portal | The official Salzburg provincial government page explaining land transaction rules. | We used it to support the point that state law can be stricter in tourism areas. We also used it to show Austria is not one uniform rule set. |
| European e-Justice Portal | An EU portal describing how member-state land registers work using official inputs. | We used it to explain what the Grundbuch contains and how access works. We used it to cross-check Austria's process explanations. |
| Austrian Ministry of Justice (BMJ) | The official justice ministry page describing fee exemption measures. | We used it to update closing cost calculations for January 2026. We used it to clearly state conditions and timing windows for budgeting. |
| Unternehmensserviceportal (USP) | An official Austrian government business portal summarizing taxes and obligations. | We used it to anchor the 3.5% real estate transfer tax. We used it to avoid relying on private-sector cost guides for core tax facts. |
| Austrian Ministry of Finance (BMF) | The finance ministry's official explanation of rental and leasing income taxation. | We used it to define what rental income means for tax purposes. We used it to frame what gets taxed after allowable expenses. |
| Austrian National Bank (OeNB) | Austria's central bank publishing official interest rate statistics. | We used it to ground mortgage rate discussion in official data. We used it to triangulate rate levels with ECB sources. |
| Austrian Financial Market Authority (FMA) | Austria's financial regulator setting expectations for lending standards. | We used it to explain why banks still require strong affordability and equity. We used it to set realistic expectations for foreign borrowers. |
| Official Migration Portal (migration.gv.at) | The federal government's official migration information website. | We used it to separate property buying rights from residency rights. We used it to show what actually governs residency pathways. |
| Austrian Foreign Ministry (BMEIA) | The foreign ministry's official guidance on entry and residence rules. | We used it to confirm that third-country nationals need residence permits for long stays. We used it to keep visa statements conservative. |
| ECB Data Portal | The European Central Bank's official repository for eurozone lending statistics. | We used it to cross-check Austrian mortgage rates against broader eurozone trends. We used it to validate our rate range estimates. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Austria. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.