Over the years working in the Vienna real estate market, we have noticed that most clients come to us with the same questions. Not because the questions are simple — but because the Vienna real estate market truly has its own logic, and making sense of it without experience is not easy. How much does a purchase really cost, how do you get a mortgage without an Austrian passport, what should you check in the Grundbuch and when is the Grunderwerbsteuer due — these questions come both from those who are just starting to think about buying, and from those who have been renting for years and have finally decided to act.
We have collected the ten questions that come up most often — and have given an honest answer to each, with numbers and concrete examples. This is not legal advice or financial advice: it is what we explain to our clients every day so that the decision to buy real estate in Vienna is made consciously and not blindly.
1. What Does Buying an Apartment Really Cost — Beyond the Price Itself?
This is the first question we hear from almost every new client. And rightly so — because this is where the most surprises come from. The apartment price in the contract and the amount you will actually pay differ by approximately 9–11%.
There are four main categories of additional costs. Grunderwerbsteuer — the property transfer tax — amounts to 3.5% of the property value. Registration in the Grundbuch (land register) costs an additional 1.1%. Notary fees for drafting and certifying the contract — typically 1 to 2% depending on the complexity of the transaction. If you used an estate agent — their commission of 3% + 20% VAT on the property value. So when buying an apartment for €300,000, the additional costs will be between €27,000 and €33,000. Plan your budget from the outset to include this amount — it is not included in the price you see in the listing.
2. Can a Foreigner Buy an Apartment in Vienna?
Yes — but with nuances that are important to know in advance. Citizens of EU and EEA countries are treated the same as Austrian citizens and can buy real estate without any additional permits. For citizens of third countries, including Ukraine, the situation is more complex.
Vienna has the Wiener Ausländergrunderwerbsgesetz — a law regulating the purchase of real estate by foreigners. To obtain permission (Grundverkehrsgenehmigung), you need to prove your social and financial connection to Austria: a valid residence permit (Aufenthaltstitel), proof of employment or a running business, and registration at a Vienna address. The application is submitted through MA 35, and we coordinate the process itself with a lawyer or notary. The overall processing time depends on individual circumstances, so it is worth planning this step in advance — before signing the preliminary contract.
3. What Is the Minimum Amount Required for a Mortgage?
After the cancellation of the KIM-Verordnung in July 2025, there is no longer a legally mandated minimum amount of own funds. However, banking practice has remained: most Austrian banks review applications with a down payment of at least 20% of the property value. Creditworthiness is assessed on several criteria: stability and level of income, credit history (checked through KSV), the ratio of the monthly payment to net income (banks aim for a maximum of 30–40%). More details about the conditions for obtaining a property loan in Austria — in a separate article.
A concrete example: Oleksiy, an IT specialist, works in Vienna on a contract. His income is €3,800 net. He plans to buy a 2-room apartment for €230,000 in the 15th district. Down payment — €50,000, loan — €180,000. An interest rate of 3.5% over 25 years gives a monthly payment of about €900, which is 24% of income. The bank approved the loan. If Oleksiy had only €30,000 of his own funds, he could have applied to the Wohnbauförderung — a city funding programme with a preferential rate of 1% over 30 years for permanent Vienna residents.
4. What Is the Grundbuch and What Is It For?
The Grundbuch is Austria’s official land register, maintained by district courts. All key information about any property is recorded there: who the owner is, whether there is a mortgage on the apartment, whether there are easements (for example, a neighbour’s right of way through the courtyard), whether there is a prohibition on sale. Without an entry in the Grundbuch, ownership of the apartment does not exist in law — a signed contract without registration does not make you the owner.
Before buying any property, we recommend ordering an extract (Grundbuchauszug). It is public — anyone can obtain it through a notary, the district court or online. The extract will show the real picture: whether there are hidden encumbrances, whether the seller is indeed the owner, whether there is a lien on the property. A detailed guide on how the Grundbuch works in Austria — in a separate article.
5. How Long Does a Transaction Take from Decision to Keys?
A standard transaction between two EU residents in Vienna takes 6 to 10 weeks. The first week — signing the preliminary agreement (Kaufanbot) and checking the property. Then — the notary prepares the contract, which takes another 2–3 weeks. Payment is made through the notary’s trust account — Treuhandkonto, where the funds are frozen until registration is complete. Finally, entering the record in the Grundbuch takes 2 to 6 weeks depending on the court’s workload.
If the buyer is a citizen of a third country and requires a Grundverkehrsgenehmigung, the transaction timeline increases depending on individual circumstances. That is why we recommend starting document preparation before a specific property has been found — so as not to lose the right apartment later due to administrative delays.
6. Altbau or Neubau — Which to Choose?
We hear this question every day, and there is no single right answer — it depends on different priorities. Altbau — buildings constructed mainly before 1945 — offers a unique atmosphere: ceilings from 3 metres, large windows, plaster mouldings, parquet floors. They are typically located closer to the centre and, with a well-planned renovation, have great potential for value growth. The downside — a lower energy efficiency class (according to the Energieausweis usually class D or E), correspondingly higher heating costs, and possible unforeseen expenses on utilities. All the details of buying an old apartment — in our article «What to look for when buying an Altbau».
Neubau — apartments in modern buildings — offers an Energieausweis class A or B, modern layouts, a heat pump instead of gas, underground parking and, as a rule, lower running costs. But the price per square metre in a new-build in Vienna is typically 20–30% higher than for an Altbau in the same district. For investment apartments (Vorsorgewohnung) in new-builds there is an additional advantage: the possibility of claiming back 20% VAT when letting.
7. When and How Much Immobilienertragsteuer Is Paid on Sale?
This question is asked both by those who have just bought and are thinking about a future resale, and by those selling after several years of ownership. Immobilienertragsteuer (ImmoESt) is 30% of the difference between the purchase price and the sale price. It is calculated automatically at the notarial completion of the transaction.
But there are two important exceptions. First: if the apartment was your main place of residence (Hauptwohnsitz) and you lived there for at least 2 consecutive years out of the last 5 — you are exempt from ImmoESt. Second: if the apartment was in your ownership before 31 March 2002, preferential rules also apply. For example, Nataliya sold an apartment she had bought in 2018 for €260,000 for €330,000 — she paid 30% of €70,000 profit, i.e. €21,000. Had she lived in the apartment as her main registered address for at least 2 years — those €21,000 would have remained with her.
8. What Are Betriebskosten and Why Do They Vary So Much?
Betriebskosten are the monthly building maintenance costs that tenants or owners pay in addition to the main rent or mortgage. They include: waste removal, lift maintenance, staircase cleaning, building insurance, water supply, property management company (Hausverwaltung) fees and land tax (Grundsteuer).
The legal list of permitted Betriebskosten is defined in §§ 21–23 Mietrechtsgesetz (MRG). The amount varies significantly depending on the building: according to Mietervereinigung Wien, the average in private buildings is around €2.52/m² per month, so for a 65 m² apartment that is approximately €164 per month. In buildings with a lift, large underground car park or swimming pool the amount can be twice as high. Importantly: the landlord is obliged to provide an annual Betriebskosten statement by 30 June, and the tenant has the right to have it checked through Arbeiterkammer within three years.
9. Is It Worth Renting Out an Apartment in Vienna?
It depends on the type of property, the form of taxation and the planning horizon. For a typical Vienna apartment worth €250,000 with a rent of €900/month, the gross yield is around 4.3% per year. After deducting Betriebskosten, the management company (if any), renovation and rental income tax — the net yield is typically 2.5–3.5%. Not impressive on its own, but add to that the appreciation of the asset itself. More about trends in the Austrian real estate market and forecasts — in a separate article.
A special category is the so-called Vorsorgewohnung: an investment apartment in a new-build, purchased for the purpose of letting. There is a significant advantage here: with the right structure, the buyer recovers 20% VAT on the apartment price. For a property worth €250,000 that refund is ~€41,600 — practically the entire initial down payment. The total 10-year return, including VAT, rent and value appreciation in a good location, can be 5–6% per year.
10. When Is the Best Time to Buy?
This is the most common question — and at the same time the most popular excuse for delay. The perfect moment does not exist: the market is always either «still too expensive», «unstable» or «worth waiting a bit longer». Meanwhile, while the client waits, they continue paying rent which builds no capital, and the apartment they «should have bought a year ago» is now listed for €15,000–20,000 more.
The right answer is not «buy anything right now», but «buy when your specific situation is ready for it»: at least 20% of your own funds plus ~10% for additional costs, stable income, a horizon of at least 5 years in Vienna. If all three conditions are met — the market, at any current price levels, will almost always justify the decision in 7–10 years. If one condition is not met — the best time will come when you have secured it. Not when «prices finally fall».
From Question to Keys: What It Looks Like in Practice
The Koval family came to us in October 2025 with a typical set of questions: is buying realistic for them, how much money is really needed, and will they get a mortgage. Both are Ukrainian citizens, have been living in Vienna for 4 years, have an Aufenthaltstitel, together earn €5,200 net. They rent a 2-room apartment for €1,150 per month. They have saved €75,000.
We calculated their scenario: a 60 m² apartment in the 12th district cost €245,000. Additional costs ~10% = €24,500. Down payment after covering costs: €50,500, loan €194,500, rate 3.4% over 25 years — payment €973/month. Plus Betriebskosten ~€150 and Rücklage ~€55. Total monthly owner costs: €1,178 — versus the current rent of €1,150. Difference €28 per month. But in 10 years the tenant will have paid ~€138,000 without building any asset, while the owner will have an asset with a paid-down loan and equity of over €100,000. The Koval family received their keys in March 2026.
Instead of a Conclusion: Your Questions Are Our Work
Buying real estate in Vienna is a process that truly has its own specifics. Grundbuch, Grunderwerbsteuer, Betriebskosten, Grundverkehrsgenehmigung, Treuhandkonto — all of these are real elements of a transaction that you will have to deal with. The good news is that understanding them is entirely possible, and most questions have clear answers.
VigoImmobilien carries out legal checks on properties, prepares a market valuation (Marktpreiseinschätzung), coordinates the obtaining of permits with a lawyer or notary, and accompanies the transaction from the first viewing to the entry in the Grundbuch. We have no interest in selling «something and as quickly as possible» — we are interested in your decision being the right one. If you have a question that is not on this list — write to us. The first consultation is free.
+43 664 99 8775 99 | [email protected] | vigoimmobilien.at
