According to RE/MAX ImmoSpiegel, the strongest apartment price growth in 2023–2025 was recorded in Favoriten (+38.8%), Floridsdorf (+33.6%) and Leopoldstadt (+22.4%). Brigittenau and Rudolfsheim-Fünfhaus show strong demand growth (+47% and +35% respectively), although price dynamics there remain subdued for now — and it is precisely this that makes them interesting for buyers with a 5–7 year horizon.
This article contains 2023 → 2025 data for each of the five districts, reasons for growth, risks and the VigoImmobilien forecast. As of September 2026.
Important for Non-EU Residents: Residence Status and Mortgage
For a significant part of our audience — Ukrainian and other non-EU citizens — the question of residence status is a decisive factor. Buying an apartment in Vienna for third-country nationals is possible, but requires a Grundverkehrsgenehmigung — a permit from the municipality. Having an Aufenthaltstitel (residence permit) is a mandatory prerequisite. Temporary protection (Vertriebenenausweis) significantly restricts access to mortgage products: most Austrian banks process applications from persons with a stable residence permit, not temporary status. If your status is temporary, the best first step is to clarify the specific conditions at a bank and consult a lawyer before looking for properties. More on lending conditions in a separate article.
What Happened to Vienna Property Prices in 2023–2026
Vienna’s property market experienced a correction between 2022 and 2024: the secondary market fell ~9–10% from the 2021 peak. Since mid-2024 the market has been gradually recovering, though the macro situation has become more complex: the ECB deposit rate in September 2026 stands at 2.50% — after a 25 bp increase from 2.25% in August. Nevertheless, the OeNB records a 47.3% increase in new loan volumes in 2025 — an effect of pent-up demand following the abolition of the KIM-Verordnung. Conditions for obtaining a mortgage in Austria are covered in a separate article.
What really drives prices is not cheap money, but a structural supply deficit and steady population growth. According to Statistik Austria, Vienna adds 20,000–25,000 new residents annually, against a record-low number of new building permits in 2024 (lowest since 2010). The ‘catch-up’ districts — Aufholbezirke — showed the strongest dynamics. Overview of Austrian real estate market trends — in a separate article.
5 Districts with the Strongest Dynamics: 2023–2025 Data
District 1: Favoriten (10th). Largest Price Increase — +38.8%
Price 2023: ~€3 284 /m² | Price 2025: ~€4,559/m² | Change: +38.8% | Demand: +13%
Favoriten — Vienna’s largest district by area, with over 223,000 residents. As recently as 2023 it was the city’s cheapest district. Today it is the price growth leader among all 23 districts over the past two years.
What drives the district: active development around Wienerberg and Hauptbahnhof; a growing share of young families and IT professionals among new residents; the anticipated effect of the metro expansion — line U2 to Matzleinsdorfer Platz (planned completion 2030) and extension to Wienerberg after 2030. The market is already responding to these expectations in advance.
Important note on the metro. The full U2xU5 project is a multi-decade programme. Current schedule from Wiener Linien: U2 to Matzleinsdorfer Platz — 2030; U2 extension to Wienerberg — construction start from 2030; U5 to Hernals — start from 2028; full completion — mid-2030s. Dates should be verified against current Wiener Linien plans before making decisions.
Illustrative example (based on market data). A buyer purchased a 2-room apartment (55 m²) in Favoriten in February 2025 for €285,000, 500 metres from the future U2 station. A year later, a comparable property is listed at €305,000. Growth of ~7% in 12 months is consistent with the general market dynamics in this micro-location.
Risk: Favoriten is a large district with uneven internal dynamics. An apartment near Hauptbahnhof and one in the more distant part of Favoriten are fundamentally different in terms of potential. Current apartment listings in Favoriten.
VigoImmobilien forecast: Favoriten remains one of the most interesting districts for buyers with a 5–7 year horizon. But the specific micro-location — Hauptbahnhof, Reumannplatz, Wienerberg — determines the outcome more than simply buying in the district.
District 2: Floridsdorf (21st). Structural Growth — +33.6%
Price 2023: ~€4 063 /m² | Price 2025: ~€5,430/m² | Change: +33.6% | Demand: +42%
Floridsdorf — the 21st district — has been in the top investment interest ratings for several years. Over 40% of the area is forests, parks and vineyards, but the district has a well-developed transport network: metro U6, S-Bahn, numerous tram lines. Population: approximately 167,000 residents and still growing.
What drives the district: active construction — Floridsdorf is one of the leaders in new projects. Details in the article ‘New Builds in Floridsdorf’. New eco-friendly complexes with Energy Certificate class A from €4,500/m² — lower than comparable quality in inner districts.
Risk: wide price range (Altbau vs. Neubau, distance from metro — from ~€4,500 to €6,300/m²). Current properties in Floridsdorf.
VigoImmobilien forecast: one of the most predictable districts: population growth + limited new supply + transport improvements = systemic price pressure. A 7–10 year horizon looks compelling.
District 3: Leopoldstadt (2nd). Consistent Trajectory — +22.4%
Price 2023: ~€5 636 /m² | Price 2025: ~€6,898/m² | Change: +22.4% | Demand: +31%
Leopoldstadt — the 2nd district — average price €6,898/m² in 2025 per RE/MAX. Leopoldstadt shows one of the most consistent growth trajectories among mass-market districts. According to ImmoScout24, demand grew +31% in 2024–2025.
Main catalyst: Nordbahnviertel — former industrial land gradually becoming a residential and office quarter with parks and schools. Compare with the opportunities in the neighbouring 22nd district — new builds in Donaustadt.
Risk: entry price already higher than in Favoriten or Floridsdorf. For buyers with a budget below €280,000, the choice here is significantly more limited. Current properties in Leopoldstadt.
VigoImmobilien forecast: Leopoldstadt is a district with a visible development plan. For buyers with a 5–8 year horizon and a budget from €350,000 — one of the most well-grounded choices.
District 4: Brigittenau (20th). Demand Leader — but Price Still Flat
Price 2023: ~€4 426 /m² | Price 2025: ~€4,381/m² | Change: −1.0% | Demand: +47%
Brigittenau — the most dramatic case in this ranking. Demand growth of +47% (second highest among all 23 districts) — but price has barely changed in 2023–2025. Demand growth ≠ price growth. At least not yet.
What drives demand: low entry price with excellent transport connections (U4, U6, S-Bahn, trams); walkable distance to Leopoldstadt and the centre. What holds the price back: the market has not yet ‘re-rated’ the district upward.
Risk: no specific infrastructure catalyst present. View properties in Brigittenau.
VigoImmobilien forecast: Brigittenau is interesting precisely because of the gap between demand and price. If demand translates into prices — a buyer with a 5–7 year horizon gets the best upside. A more speculative bet than Favoriten or Floridsdorf.
District 5: Rudolfsheim-Fünfhaus (15th). The Mariahilf Effect Gains Momentum
Price 2023: ~€4 100 /m² | Price 2025: ~€4,370/m² | Change: +6.6% | Demand: +35%
Rudolfsheim-Fünfhaus was long associated with the ‘Gürtel district’. Today: street renovations, new cafés and co-working spaces spill over from the neighbouring Mariahilfer Straße into the 15th district. Westbahnhof — excellent rail connections, U3 and U6 — metro network access.
What drives the district: the Mariahilf effect (transformation feeds into prices 3–5 years after it begins); new quality projects near Westbahnhof are already approaching €5,500/m² — Altbau still lags, and that is exactly where the potential lies.
Risk: the transformation is uneven — the difference between the Westbahnhof area and peripheral parts is significant. Listings in the 15th district.
VigoImmobilien forecast: Rudolfsheim today is what Neubau (7th district) was 15–20 years ago. Central connectivity at the price of an outer district.
Comparison Table: 5 Districts — 2023–2025 Data
| District | Price 2023 €/m² | Price 2025 €/m² | Change % | Demand +% | Main driver |
| Favoriten (10) | €3 284 | €4,559 | +38.8% | +13% | New construction, U2 expectations |
| Floridsdorf (21) | €4 063 | €5,430 | +33.6% | +42% | Population growth, Neubau class A |
| Leopoldstadt (2) | €5 636 | €6,898 | +22.4% | +31% | Nordbahnviertel, U1/U2 |
| Rudolfsheim (15) | €4 100 | €4,370 | +6.6% | +35% | Mariahilf effect, Westbahnhof |
| Brigittenau (20) | €4 426 | €4,381 | −1.0% | +47% | Demand ↑, price still waiting |
Sources: RE/MAX ImmoSpiegel 2023 and 2025 (transaction median Grundbuch); ImmoScout24 H1 2024–2025. Prices are transaction prices — may differ from listing portals.
Will Prices Continue Rising in 2026–2028?
ECB rates. ECB deposit rate September 2026 — 2.50% (raised from 2.25% in August). The 2026 cycle has turned upward — mortgages are not getting cheaper. That said, new loan volumes grew 47.3% in 2025 (OeNB) — an effect of pent-up demand after abolition of the KIM-Verordnung. Conditions for obtaining a mortgage in Austria in a separate article.
Supply deficit. According to Statistik Austria, the number of new building permits in 2024 is the lowest since 2010. New apartments will not reach the market for another 3–4 years. This is the main structural price pressure factor for 2026–2028.
Population. Vienna adds 20,000–25,000 new residents annually. Demand is stable and settles primarily in affordable districts.
Metro. U2xU5 network expansion — a project through to the mid-2030s. Prices in micro-locations near future stations respond in advance. Individual properties must be assessed by entry price, micro-location and horizon.
Important: District ≠ Micro-location
In Vienna, you don’t invest in a district — you invest in a specific micro-location: distance to the metro, walkability, building quality. Favoriten is not one uniform market: the difference between an apartment near Hauptbahnhof and one in a more distant part can be €800–1,200/m² or more. Similarly in Floridsdorf: distance from the U6 station directly affects liquidity and price.
That is why a Marktpreiseinschätzung — an independent market valuation of a specific property — is a mandatory step. We check the Grundbuch extract for the owner, existing encumbrances, mortgages, and easements. We coordinate legal matters and due diligence with a notary or lawyer.
Which District to Choose by Budget?
Up to €250,000. Brigittenau (20th) and Rudolfsheim (15th) — the only two of the five where you can still find 1-room or small 2-room apartments. Low entry price, horizon — 5–7 years.
€250,000 – €350,000. Favoriten (10th) — main zone of affordable 2-room apartments with the strongest price dynamics.
€350,000 – €500,000. Floridsdorf (21st) — quality Neubau from €4,500/m². Favoriten premium segment (Hauptbahnhof). Entry level Leopoldstadt.
From €500,000. Leopoldstadt (2nd) — best micro-locations of Nordbahnviertel. For investors — Vorsorgewohnung or Zinshaus: separate analysis.
Frequently Asked Questions
Which Vienna district saw the biggest price rise in 2023–2025?
Per RE/MAX: Favoriten (+38.8%), Floridsdorf (+33.6%), Leopoldstadt (+22.4%).
Where is buying an apartment cheapest in Vienna?
Brigittenau (~€4,381/m²) and Rudolfsheim-Fünfhaus (~€4,370/m²) — lowest prices with good transport links.
Which Vienna districts have the greatest investment potential in 2026?
Per VigoImmobilien: Favoriten — strongest price dynamics; Floridsdorf — most predictable structural growth; Brigittenau — greatest potential upside if demand converts into prices.
Is it worth buying in Favoriten in 2026?
Depends on micro-location and budget. Near Hauptbahnhof and future U2 stations — a well-grounded choice with a 5–7 year horizon. Current properties in Favoriten.
Does the new metro affect Vienna property prices?
Yes, the market responds to expectations well before opening. U2 to Matzleinsdorfer Platz — 2030. Schedule should be verified against current Wiener Linien plans as it has been revised before.
What is the ECB rate now and how does it affect Vienna mortgages?
ECB deposit rate — 2.50% (September 2026, raised from 2.25% in August). Cycle has turned upward. Mortgage conditions in Austria in a separate article. Official position of FMA.
Can a foreigner with temporary protection get a mortgage in Vienna?
Temporary protection (Vertriebenenausweis) significantly limits access to mortgage products. Most banks process applications from persons with a stable Aufenthaltstitel. More on lending for foreigners.
How VigoImmobilien Helps Choose a District
VigoImmobilien will compare 2–3 districts by price, transport, rental demand and the potential of specific properties — and prepare an independent market valuation (Marktpreiseinschätzung). As part of standard due diligence we check the Grundbuch extract for owner, encumbrances and mortgages. We accompany the transaction from the first viewing to signing at the notary. For Grundverkehrsgenehmigung and legal review — we coordinate with a lawyer or notary.
View current apartments in Vienna or book a consultation:
Book a free consultation — and after just one meeting you will have a clear picture: which district, which micro-location and which property match your budget and horizon.
+43 664 99 8775 99 | [email protected] | vigoimmobilien.at
