Authored by the expert who managed and guided the team behind the Austria Property Pack
Yes, the analysis of Tyrol's property market is included in our pack
Tyrol is one of Austria's most expensive regions for houses, thanks to its stunning Alpine scenery, limited buildable land, and strong demand from both locals and international buyers.
This guide breaks down real house prices, neighborhood differences, and all the extra costs you need to budget for when buying a house in Tyrol.
We constantly update this blog post with the latest data and market insights, so you're always getting fresh information.
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 Tyrol.
How much do houses cost in Tyrol as of 2026?
What's the median and average house price in Tyrol as of 2026?
As of early 2026, the median house price in Tyrol sits around €750,000 to €900,000 (approximately $885,000 to $1,060,000 USD), while the average transaction price hovers in a similar range of €700,000 to €900,000 ($825,000 to $1,060,000 USD).
The bulk of house sales in Tyrol, roughly 80% of transactions, fall within a price range of €400,000 to €1,500,000 ($470,000 to $1,770,000 USD), reflecting the wide variety of locations and property types across the region.
The median and average prices in Tyrol are unusually close because even "typical" houses here are expensive, but the market also has a long luxury tail, especially in resort areas like Kitzbühel, which pulls the average upward.
At the median price point in Tyrol, a buyer can realistically expect a 140 to 160 square meter house (about 1,500 to 1,700 square feet) in a non-resort location, likely needing some updates, with a modest plot of land.
What's the cheapest livable house budget in Tyrol as of 2026?
As of early 2026, the minimum budget for a livable house in Tyrol starts around €250,000 to €300,000 ($295,000 to $355,000 USD), though a more realistic entry-level budget is €330,000 to €450,000 ($390,000 to $530,000 USD).
"Livable" at this price point in Tyrol typically means a smaller, older house (often 80 to 120 square meters) in decent structural condition but likely needing cosmetic updates, with basic amenities and modest insulation by modern standards.
These cheapest livable houses in Tyrol are usually found in East Tyrol (Bezirk Lienz) in towns like Lienz, Nußdorf-Debant, Sillian, and Matrei in Osttirol, as well as parts of Imst and Landeck districts.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Tyrol here.
How much do 2 and 3-bedroom houses cost in Tyrol as of 2026?
As of early 2026, a typical 2-bedroom house in Tyrol costs around €500,000 to €650,000 ($590,000 to $770,000 USD), while a 3-bedroom house typically ranges from €650,000 to €850,000 ($770,000 to $1,000,000 USD).
For a 2-bedroom house in Tyrol, the realistic price range spans from about €500,000 to €800,000 ($590,000 to $945,000 USD), depending heavily on whether you're looking at a peripheral village or a well-connected town near Innsbruck.
A 3-bedroom house in Tyrol realistically falls between €650,000 and €1,050,000 ($770,000 to $1,240,000 USD), with the upper end reflecting properties in desirable commuter zones or areas with mountain views.
Moving from a 2-bedroom to a 3-bedroom house in Tyrol typically adds €150,000 to €250,000 ($175,000 to $295,000 USD) to your budget, representing roughly a 25% to 40% premium for the extra space.
How much do 4-bedroom houses cost in Tyrol as of 2026?
As of early 2026, a typical 4-bedroom house in Tyrol costs around €900,000 to €1,200,000 ($1,060,000 to $1,415,000 USD), placing buyers firmly in the upper-mid market segment.
For a 5-bedroom house in Tyrol, expect a realistic price range of €1,200,000 to €2,500,000 ($1,415,000 to $2,950,000 USD), with location being the biggest factor in where you land within that spread.
A 6-bedroom house in Tyrol typically starts around €1,800,000 and can easily exceed €5,000,000 ($2,120,000 to $5,900,000+ USD), especially in luxury resort areas where these larger homes often come as high-end chalets.
Please note that we give much more detailed data in our pack about the property market in Tyrol.
How much do new-build houses cost in Tyrol as of 2026?
As of early 2026, a new-build house in Tyrol typically costs around €880,000 to €1,100,000 ($1,040,000 to $1,300,000 USD) for a mid-sized family home, reflecting the premium for modern construction standards.
New-build houses in Tyrol generally carry a 10% to 25% premium compared to older resale houses in the same area, driven by stricter energy efficiency requirements, higher construction costs, and the scarcity of buildable plots in this Alpine region.
How much do houses with land cost in Tyrol as of 2026?
As of early 2026, a house with a generous plot of land in Tyrol typically costs €700,000 to €1,500,000 ($825,000 to $1,770,000 USD), with the land component often representing a significant portion of the total price.
In Tyrol, a "house with land" typically means a plot of 500 square meters or more, though anything above 1,000 square meters is considered spacious by local standards given the region's mountainous terrain and limited flat buildable areas.
We cover everything there is to know about land prices in Tyrol here.
Where are houses cheapest and most expensive in Tyrol as of 2026?
Which neighborhoods have the lowest house prices in Tyrol as of 2026?
As of early 2026, the districts with the lowest house prices in Tyrol are East Tyrol (Bezirk Lienz) with towns like Lienz, Nußdorf-Debant, and Matrei in Osttirol, followed by Imst district (Imst, Zams) and Landeck district (Landeck, Pians).
In these cheaper Tyrol districts, typical house prices range from €330,000 to €450,000 ($390,000 to $530,000 USD), which is roughly half the price of comparable houses in Innsbruck or Kitzbühel areas.
These areas have lower house prices mainly because they are farther from the Innsbruck economic hub, have less tourism-driven demand compared to famous ski resorts, and offer fewer high-paying job opportunities locally.
Which neighborhoods have the highest house prices in Tyrol as of 2026?
As of early 2026, the three most expensive areas for houses in Tyrol are Kitzbühel district (including Kitzbühel, Reith bei Kitzbühel, and Kirchberg in Tirol), Innsbruck city center, and premium parts of Kufstein district.
In these expensive Tyrol areas, typical house prices range from €800,000 to over €2,000,000 ($945,000 to $2,360,000+ USD), with Kitzbühel district averaging around €1,950,000 ($2,300,000 USD) for a single-family house.
These neighborhoods command the highest prices because Kitzbühel is a world-famous luxury ski resort attracting wealthy international buyers, while Innsbruck combines university-city amenities with Alpine access, and Kufstein benefits from proximity to Munich and excellent commuter connections.
Buyers in these premium Tyrol neighborhoods are typically wealthy Austrians, Germans, or international buyers seeking second homes, ski chalets, or properties near high-quality international schools and cultural amenities.
How much do houses cost near the city center in Tyrol as of 2026?
As of early 2026, a house near Innsbruck's city center (areas like Innenstadt, Wilten, and Saggen) typically costs €900,000 to €1,600,000 ($1,060,000 to $1,890,000 USD), reflecting the limited supply and high demand in Tyrol's main urban hub.
Houses near major transit hubs in Tyrol, particularly along Innsbruck's IVB tram and bus network and close to Hauptbahnhof, typically cost €800,000 to €1,200,000 ($945,000 to $1,415,000 USD) because transit access reduces car dependence in this mountainous region.
Near top-rated schools like Akademisches Gymnasium Innsbruck and the Accredited European School Tyrol, house prices typically range from €850,000 to €1,400,000 ($1,000,000 to $1,650,000 USD), though the premium comes mainly from being in central Innsbruck rather than the school alone.
In expat-popular areas of Tyrol like Saggen, Wilten, Igls, and Hötting in Innsbruck, plus satellite towns like Hall in Tirol and Rum, typical house prices range from €700,000 to €1,200,000 ($825,000 to $1,415,000 USD).
We actually have an updated expat guide for Tyrol here.
How much do houses cost in the suburbs in Tyrol as of 2026?
As of early 2026, a house in the suburbs of Innsbruck (the Innsbruck-Land district) typically costs around €690,000 to €850,000 ($815,000 to $1,000,000 USD), making suburban Tyrol still expensive by Austrian standards.
Suburban houses in Tyrol typically cost about 15% to 25% less than city-center Innsbruck houses, representing a savings of roughly €100,000 to €250,000 ($118,000 to $295,000 USD) for comparable properties.
The most popular suburbs for house buyers in Tyrol include Rum, Thaur, Hall in Tirol, Völs, Kematen, and Telfs, all offering relatively easy commutes to Innsbruck while providing more space and a quieter lifestyle.
What areas in Tyrol are improving and still affordable as of 2026?
As of early 2026, the top improving yet still affordable areas for house buyers in Tyrol include towns in Imst district (Imst, Zams), Landeck district outside top ski resorts (Landeck, Pians), and East Tyrol commuter towns (Nußdorf-Debant, Sillian, Matrei in Osttirol).
In these improving Tyrol areas, typical house prices currently range from €330,000 to €450,000 ($390,000 to $530,000 USD), which is roughly 40% to 60% below Innsbruck and a fraction of Kitzbühel prices.
The main signs of improvement driving buyer interest in these areas are better road connections, expanding local employment in tourism and services, and younger families relocating from expensive Innsbruck in search of more affordable homeownership.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tyrol.
What extra costs should I budget for a house in Tyrol right now?
What are typical buyer closing costs for houses in Tyrol right now?
The typical total closing costs for house buyers in Tyrol run about 6% to 10% of the purchase price, meaning on a €750,000 house you should budget €45,000 to €75,000 ($53,000 to $88,500 USD) in additional costs.
The main closing cost categories in Tyrol include land register ownership registration at 1.1% of the purchase price, real estate agent commission typically at 3% plus 20% VAT (so 3.6% total), and legal or notary fees for contract drafting which vary by complexity.
The single largest closing cost for most house buyers in Tyrol is usually the real estate agent commission at 3.6% (including VAT), which on an €800,000 house equals about €28,800 ($34,000 USD).
We cover all these costs and what are the strategies to minimize them in our property pack about Tyrol.
How much are property taxes on houses in Tyrol right now?
The typical annual property tax (Grundsteuer) on a house in Tyrol is relatively low, usually ranging from a few hundred euros to around €500 to €1,000 ($590 to $1,180 USD) per year, which is modest compared to the property's market value.
Property tax in Tyrol is calculated based on the "Einheitswert" (assessed unit value, which is typically much lower than market value), multiplied by a federal tax measurement rate (Grundsteuermessbetrag), and then by the municipality's local multiplier.
If you want to go into more details, we also have a page with all the property taxes and fees in Tyrol.
How much is home insurance for a house in Tyrol right now?
The typical annual home insurance cost for a house in Tyrol ranges from around €500 to €1,200 ($590 to $1,415 USD), depending on the property's rebuild value, location, and coverage level for fire, storm, water damage, and liability.
The main factors affecting home insurance premiums in Tyrol include the house's construction type and age, elevation and exposure to Alpine weather risks, proximity to flood zones or avalanche paths, and whether you choose basic or comprehensive coverage.
What are typical utility costs for a house in Tyrol right now?
The typical total monthly utility cost for a house in Tyrol ranges from €250 to €450 ($295 to $530 USD), though winter heating can push this higher depending on your home's insulation and heating system.
The main utility categories for a house in Tyrol break down roughly as follows: electricity at €80 to €150 per month ($95 to $175 USD), heating (gas, oil, or heat pump) at €100 to €250 per month ($118 to $295 USD), and water plus waste services at €40 to €70 per month ($47 to $83 USD).
What are common hidden costs when buying a house in Tyrol right now?
The estimated total of common hidden costs that house buyers in Tyrol often overlook can add €10,000 to €50,000 ($11,800 to $59,000 USD) to your budget, depending on the property's age and condition.
Typical inspection fees when purchasing a house in Tyrol range from €500 to €2,000 ($590 to $2,360 USD) for a thorough building survey, though specialized assessments for issues like moisture or structural integrity can add more.
Other common hidden costs beyond inspections include renovation and energy upgrades for older Alpine homes, snow load and roof maintenance, access improvements for steep sites, mortgage setup fees, and potential land survey costs.
The hidden cost that tends to surprise first-time house buyers the most in Tyrol is the expense of bringing older homes up to modern energy standards, which can easily run €30,000 to €80,000 ($35,400 to $94,400 USD) for insulation, windows, and heating system upgrades.
You will find here the list of classic mistakes people make when buying a property in Tyrol.
What do locals and expats say about the market in Tyrol as of 2026?
Do people think houses are overpriced in Tyrol as of 2026?
As of early 2026, the general sentiment among locals and expats is that houses in resort areas like Kitzbühel are clearly overpriced, while houses in non-resort areas feel expensive but more negotiable than during the peak market years.
Houses in Tyrol typically stay on the market for varying lengths depending on the location: well-priced properties in commuter zones can sell within weeks, while luxury homes in Kitzbühel at aspirational prices may sit for several months or longer.
The main reason locals and expats feel house prices are too high in Tyrol's hotspots is that second-home demand from wealthy international buyers has pushed prices far beyond what local salaries can support, even for professionals.
Compared to one or two years ago, current sentiment on house prices in Tyrol has shifted from "impossible frenzy" to "expensive but negotiable," as the market has cooled from its 2022 peak and sellers have become more realistic about pricing.
You'll find our latest property market analysis about Tyrol here.
Are prices still rising or cooling in Tyrol as of 2026?
As of early 2026, house prices in Tyrol are gently rising overall but not booming, with significant differences between areas: hotspots are stable to slightly up, while non-resort areas show modest growth with more room for negotiation.
The estimated year-over-year house price change in Tyrol heading into early 2026 is around 2% to 4% for the region overall, based on national indices showing Austrian residential prices up roughly 2.7% year-over-year in Q3 2025.
Experts and locals expect house prices in Tyrol over the next 6 to 12 months to continue rising slowly in non-resort areas while luxury hotspots like Kitzbühel remain price-sensitive, with buyers having more negotiating power than during the 2021-2022 frenzy.
Finally, please note that we have covered property price trends and forecasts for Tyrol here.
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 Tyrol, 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 |
|---|---|---|
| Statistik Austria - Immobilien-Durchschnittspreise 2024 | Austria's official statistics agency using actual land-registry sale prices. | We used the Tyrol median price per square meter for houses as our anchor. We then translated this into realistic total house budgets using typical house sizes. |
| Statistik Austria - House Price Index | The official quality-adjusted index for Austrian residential prices. | We used the latest HPI growth rates to adjust 2024 prices toward early 2026. We also used the new versus existing dwelling split to estimate new-build premiums. |
| OeNB - Residential Property Price Index | Austria's central bank publishes a widely cited residential price index. | We used the latest year-over-year readings through Q4 2025 to check price momentum. We applied this as a conservative adjustment for February 2026 estimates. |
| RE/MAX Austria - ImmoSpiegel H1 2025 | A major national brokerage publishing research based on land-registry data. | We used the Tyrol typical house price and district-level examples. We used those district prices to identify cheaper versus more expensive areas. |
| oesterreich.gv.at - Land Register Fees | The Austrian government's official citizen portal for legal fees. | We used it to confirm the standard 1.1% land-register ownership fee. We built a realistic closing-cost budget for buyers based on this. |
| BMF - Federal Ministry of Finance | The national tax authority explaining Austrian property tax calculation. | We used it to explain how Grundsteuer is calculated from the Einheitswert. We set expectations that annual property tax is usually modest. |
| RE/MAX Austria - Commission FAQ | Clearly states the legally permitted commission caps in plain English. | We used it to budget potential agent fees at 3% plus VAT. We used it as a practical benchmark for what foreigners will actually be charged. |
| E-Control - Energy Price Portal | Austria's official energy regulator publishing market price tracking. | We used it to ground utility cost estimates in official data. We avoided relying on random tariff blogs for this information. |
| TINETZ - Tyrol Grid Operator | The regional grid operator explaining regulated network charges in Tyrol. | We used it to explain why electricity bills can shift beyond just tariffs. We provided Tyrol-specific utility context rather than Vienna-focused data. |
| Stadt Innsbruck - Public Transport | The official city website describing the public transport network. | We used it to define what "near transit" means in Innsbruck. We explained why certain neighborhoods with good transit access price higher. |
| Land Tirol - School Directory | The Tyrol state government's official directory of schools. | We used it to name a concrete top school example in Innsbruck. We supported the "near good schools" discussion with a verifiable reference. |
| Accredited European School Tyrol | An official international-school program site for expat families. | We used it to name an expat-relevant school option in Innsbruck. We kept the expat areas section specific rather than generic. |
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