Renting commercial property in Vienna is a decision that directly affects your business success. Choosing the right district determines not only your monthly expenses but also customer traffic, company image, and convenience for employees. As of 2025–2026, according to the CBRE Office Market Report 2025, the maximum rental rate for office space in Vienna’s central districts has reached €28.50/m² per month, with an average rental rate of €17.25/m². Retail spaces on the most prestigious streets can cost €35/m² and above. At the same time, according to the EHL Office Market Report, the vacancy rate for office space in Vienna remains at a record low of just 3.3–3.6% — one of the lowest figures among European capitals (for comparison: in most large EU cities, this rate exceeds 7%).
In this article, we will take a detailed look at the most promising districts of the Austrian capital for various types of commercial activity: from office and retail spaces to the restaurant business and logistics.
If you are not yet familiar with the basic differences between the residential and commercial sectors, we recommend first reading our article on the difference between commercial and residential real estate.
Types of Commercial Premises: Categories, Sizes, and Features
Before choosing a district, it is important to clearly define what type of commercial premises your business needs.
In Austria, commercial real estate (Gewerbeimmobilie) is divided into several main categories, each with its own requirements for location, area, and infrastructure. Choosing the wrong type of premises can lead not only to unnecessary costs but also to legal complications, since according to the Bauordnung für Wien, each premises has a specific designated use (Widmung) that regulates permitted activities.
| Property Type | Typical Area | Target Audience / Features |
| Office | 50–500 m² (small business), 500–5,000 m² (corporations) | IT, consulting, law firms, financial sector. Good transport access and IT infrastructure required |
| Retail Space | 30–200 m² (boutique), 200–1,000 m² (store) | Retail, beauty salons, pharmacies. Key factors: foot traffic, shop window (Auslagenfront), ground floor |
| Restaurant / Café | 80–300 m² (café/restaurant), 300+ m² (large venue) | HoReCa business. Required: ventilation, water supply, gastronomy permit, Schanigarten (terrace) |
| Warehouse / Logistics | 200–2,000 m² (small warehouse), 2,000+ m² (logistics centre) | E-commerce, manufacturing, distribution. Important: ceiling height, truck access, highway proximity |
| Coworking / Flex Office | 10–50 m² (workstation), 50–200 m² (private office) | Freelancers, start-ups, remote teams. Includes furniture, internet, reception — no long-term contract |
| Medical Practice | 80–250 m² | Doctors, dentists, therapists. Special requirements for sanitary standards, disability access |
As we can see, each type of premises has specific requirements for area and technical characteristics.
For example, opening a small café in Vienna typically requires 80–150 m², but you need to ensure the premises has a gastronomy permit (Gastro-Widmung) and proper ventilation. For an IT office with 20 employees, the optimal area is 200 to 350 m² in a modern business centre with fibre-optic internet and air conditioning. Learn more about the types of commercial real estate in Austria in our dedicated article.
1st District Innere Stadt — Prestige and Maximum Foot Traffic
The 1st district of Vienna is the historical heart of the city, home to government institutions, corporate headquarters, luxury boutiques, and restaurants. This is where the famous shopping streets are located: Kohlmarkt, Graben, and Kärntner Straße, with the highest daily foot traffic of up to 50,000–70,000 pedestrians. Rental rates match the status: Class A office space costs €25 to €35/m² per month, while retail spaces on main streets can reach €100–300/m² for prime locations on Kohlmarkt. This district is primarily suitable for law firms, financial consultants, international company offices, and premium retail.
If your business needs a prestigious address and you are prepared for the corresponding investment, the 1st district Innere Stadt will be the optimal solution. However, parking here is limited, and Betriebskosten (operating costs) in the centre are typically 20–30% higher than in the outer districts.
2nd and 3rd Districts — Modern Business Hub with Dynamic Growth
Leopoldstadt (2nd district) and Landstraße (3rd district) have transformed into some of Vienna’s most attractive business locations in recent years. In the 2nd district, the Nordbahnviertel quarter is actively developing, and projects like Austria Campus and LeopoldQuartier offer modern office spaces with advanced energy efficiency standards. The Praterstern and Lassallestraße area is forming a powerful office cluster, where rental rates range from €16 to €22/m² per month — significantly lower than in the 1st district, but with excellent transport connections and modern infrastructure.
The 3rd district, with its proximity to the Hauptbahnhof (main railway station), has become the city’s second most important business centre. Quartier Belvedere and Eurogate offer new office complexes that meet the strictest ESG certification requirements. In 2025, Vienna’s market showed record leasing activity — approximately 230,000 m² of office space was leased, 30% more than in the previous year. For those considering investment opportunities in the 3rd district, it is worth knowing that this location offers convenient airport connections and Austria’s fastest rail line. The average office rental rate here is €15 to €20/m² per month.
6th and 7th Districts — Creative Economy and Retail
If you are looking for premises for a shop, showroom, creative studio, or gastronomic project, consider Mariahilf (6th district) and Neubau (7th district). Mariahilfer Straße — Europe’s longest shopping street with approximately 130,000 m² of retail space — is the epicentre of Viennese retail. Daily foot traffic on various sections of this street ranges from 30,000 to 70,000 pedestrians, and rental rates for retail spaces (Geschäftslokal) range from €20 to €35/m² net depending on the specific location and area.
The 7th district Neubau has long been the centre of the creative industry and start-up community. Coworking spaces, design studios, galleries, and independent boutiques are concentrated here. Office rental rates range from €14 to €19/m², making the district attractive for young companies with limited budgets but a need for a central location.
An important advantage of both districts is excellent transport connections thanks to metro lines U3, U4, and U6. It is also worth noting that the U2 and U5 lines are currently being expanded (completion by 2030), which will further increase the transport attractiveness of these districts.
For those considering rent with a subsequent purchase option, our article on the Mietkaufvertrag — lease-to-own contract will be useful.
22nd District Donaustadt and Seestadt Aspern — The Future of Commercial Real Estate
Donau City and Seestadt Aspern represent a completely different approach to commercial real estate — a next-generation business environment is being born here. Donau City is home to the DC Tower 1 and DC Tower 2 skyscrapers (according to Immobilien Redaktion, construction of DC2 will be completed in 2026), where rental rates for premium office spaces can reach €28–32/m². They feature integrated photovoltaic facades and the latest smart building technologies. For companies that value innovation and environmental responsibility, such projects meet all EU Taxonomy requirements and ESG certification standards.
Seestadt Aspern — one of the most ambitious urban development projects in Europe — offers more affordable rates: €12 to €18/m² for office and commercial spaces. This district is ideal for technology start-ups, logistics companies, and businesses that need space at a reasonable price. Learn more about the 22nd district Donaustadt and about new builds in Donaustadt in our separate reviews.
10th, 21st, and 23rd Districts — Budget Options with Potential
For entrepreneurs seeking commercial premises with the best value for money, Vienna’s outer districts offer interesting opportunities. Favoriten (10th district), Floridsdorf (21st district), and Liesing (23rd district) are experiencing active development of new infrastructure and attracting more and more businesses. In the 23rd district, for example, new complexes like RIVUS VIVERE and Fabrik1230 offer modern commercial spaces from €10 to €15/m² — half the price compared to the centre.
The 21st district, thanks to the S-Bahn Floridsdorf station and growing residential development, is becoming increasingly attractive for retail and service companies. According to CBRE Austria, it is precisely the peripheral districts that are currently experiencing the fastest growth in rental rates — up to 7% per year in certain locations.
Comparison Table: Rental Rates by District (as of 2026)
| District | Offices (€/m²/mo.) | Retail (€/m²/mo.) | Best Suited For |
| 1st Innere Stadt | 25–35 | 35–300+ | Corporations, law firms, premium retail |
| 2nd Leopoldstadt | 16–22 | 15–25 | IT companies, consulting, modern offices |
| 3rd Landstraße | 15–20 | 14–22 | International offices, service companies |
| 6th Mariahilf | 14–20 | 20–35 | Retail, gastronomy, showrooms |
| 7th Neubau | 14–19 | 16–25 | Creative studios, start-ups, boutiques |
| 22nd Donaustadt | 12–32 | 12–20 | Tech business, logistics, innovation |
| 10th, 21st, 23rd | 10–15 | 10–18 | Small business, manufacturing, logistics |
Practical Example: How to Choose a Location for Your Business
Let’s consider a situation: Alexander is opening an IT consulting company and looking for a 150 m² office in Vienna. If he chooses the 1st district (rate ~€30/m²), the monthly net rent will be approximately €4,500. Including Betriebskosten (~€5/m²) and 20% VAT, the total will reach approximately €6,300 per month. In contrast, in the 2nd district, for example at Austria Campus (rate ~€18/m²), the net rent will be €2,700, and the total with operating costs (~€4/m²) and VAT — approximately €3,960 per month. The difference is over €2,300 per month, or nearly €28,000 per year — a budget that can be invested in business development.
When choosing a location, you should also pay attention to legal aspects: according to §6 Bauordnung für Wien, conducting commercial activity in residential buildings is only possible if certain conditions regarding noise, safety, and impact on neighbours are met. Therefore, before signing the lease agreement, we recommend checking the designated use of the property (Widmung) in the Flächenwidmungsplan, available on the Magistrat der Stadt Wien website. Additionally, it is important to remember the additional costs that can significantly impact the overall budget — including the broker’s commission, which for commercial real estate is up to 3% + 20% VAT from each party.
It is also worth noting that property insurance in Austria has specific requirements depending on the type of activity — for example, for gastronomy, third-party liability insurance (Haftpflichtversicherung) is mandatory.
Conclusion
Choosing a district for renting commercial premises in Vienna depends on your business type, budget, and strategic goals. Central districts offer a prestigious address and maximum customer traffic, but at correspondingly higher prices. Peripheral locations, on the other hand, enable significant savings, especially at the start of a business, while providing good transport connections and modern infrastructure. Regardless of your choice, note the market trend: according to CBRE, demand for ESG-certified offices is steadily growing, and rental rates for such properties are on average 10% higher than for non-certified equivalents. At the same time, a significant reduction in new office space completions is forecast for 2027 — only 31,500 m², which could lead to further price increases.
The VigoImmobilien team has many years of experience in commercial real estate in Austria and will help you find the perfect premises for your business — whether it’s an office, restaurant, or retail space.
Contact us for a free consultation: +43 664 99 8775 99 or write to [email protected].
