This is the question we are asked more than any other. Sometimes as a calculation: «Tell us, which is more profitable?» Sometimes as doubt: «We have been thinking for a year but cannot decide.» Sometimes as fear: «What if we buy — and prices drop?»
We are not going to give «the one right answer», because it does not exist. But we have calculated three specific scenarios for real situations our clients face. With figures, no sugarcoating — and with conclusions that allow a decision to be made rather than postponed for another year.
Why «the general answer» does not work
We see dozens of videos on social media and YouTube about «buying vs renting». Most are either unambiguously «buy!» (usually from those who sell property) or unambiguously «rent and invest the difference» (usually from those who sell investment products). Both approaches ignore the main point: the right answer depends on the specific person, their situation and the specific market.
Vienna is not Kyiv, not Berlin and not Barcelona. It has specific prices, a specific rental system (with MRG and regulated rates), specific additional purchase costs and specific lending conditions. So we will calculate specifically for Vienna and for the situations we encounter every day.
Scenario 1: Oksana and Mykhailo. Budget available, but little time to decide
A married couple. Both have been working in Vienna for 3 years, earning together ~€5,500 net. They rent a 2-room apartment (55 m²) in the 10th district for €1,050 per month. Saved: €60,000. Question: should they buy now?
A comparable apartment in the 10th district currently costs around €220,000. Additional purchase costs ~10% (Grunderwerbsteuer 3.5%, notary 1.5%, registration 1.1%, agent 3%) = €22,000. After covering these, the down payment is €38,000 — 17% of the apartment value, loan €182,000 at 3.5% over 25 years.
| RENTING (now) | BUYING | |
| Monthly payment | €1,050 | €911 (mortgage) |
| Betriebskosten / utilities | included (~€180) | ~€185 separate |
| Rücklage / reserve fund | — (not paid) | ~€65/mo. |
| Total monthly costs | €1,050 | €1,161 |
| After 10 years: equity | €0 (money went to landlord) | ~€128,000 (equity) |
| After 10 years: asset value | — | ~€255,000 (at +1.5%/year) |
The monthly difference between renting and buying is €111 in favour of renting. But over 10 years the tenant will have paid €126,000 to the landlord, while the buyer will have built ~€128,000 in equity. Conclusion for Oksana and Mykhailo: buying makes financial sense if they plan to stay in Vienna for 5+ years.
Scenario 2: Ivanka. On her own, limited budget
One person, income €2,400 net, renting a 1-room apartment (35 m²) for €850 in the 15th district. Saved: €25,000. Question: is buying realistic?
A 35 m² apartment in the 15th district costs approximately €170,000. Additional costs ~10% = €17,000. Most banks require a minimum of 20% own funds of the property value. 20% of €170,000 = €34,000 plus costs €17,000. Total needed: ~€51,000. Available: €25,000, shortfall: €26,000.
What does Anastasia do in such cases? She does not say «forget about buying». She says: «Let’s build a plan. In 26 months, saving €1,000/month, you will add €26,000 to the existing €25,000 — together €51,000. Buying becomes realistic.» During 26 months of renting, €22,100 goes to the landlord, and the market adds approximately ~€7,500 to the property price (~2%/year).
Conclusion for Ivanka: renting now is the right decision, but with a clear plan and a transition date. Not «I’ll buy sometime», but «September 2028 — I buy».
Scenario 3: The Kovalenko family. Money available, but doubts
Two incomes, together €7,200 net, rent €1,400 for a 3-room apartment (75 m²) in the 12th district. Saved: €130,000. Have been thinking about buying for two years, but: «What if prices drop? Maybe wait a little longer?»
Anastasia considers this case the most typical and most costly. Not financially — but psychologically. The person blocks a decision waiting for the «right moment» that by definition never comes.
Apartment 75 m² in the 12th district costs ~€360,000. Additional costs 10% = €36,000. Down payment €94,000 (remainder from €130,000 after covering costs). Loan €266,000, rate 3.4%, 25 years — monthly payment €1,317.
| RENTING (now) | BUYING | |
| Monthly payment | €1,400 | €1,317 (mortgage) |
| Betriebskosten / utilities | included | ~€185 separate |
| Rücklage / reserve fund | — | ~€75/mo. |
| Total monthly costs | €1,400 | €1,577 |
Buying costs €177 more per month than renting — but this money builds their own asset. The Kovalenkos waited 2 years. In that time the market grew by approximately 5% — the apartment rose from €360,000 to ~€378,000. Plus rent for 24 months: €33,600. Total «cost of waiting»: ~€51,600.
Conclusion for the Kovalenkos: they should have bought 2 years ago. The next best moment is now.
What the comparison shows: three conclusions
First: monthly costs for renting and buying in Vienna are comparable — if calculated honestly. The difference is usually €100–200 per month in either direction. But over 10 years the direction in which this money flows differs fundamentally.
Second: time in the market is more important than «timing» the market. According to the OeNB, since 2015 Vienna property prices have risen by more than 70%. Between Q3 2022 and Q2 2024 prices for second-hand apartments fell by approximately 9–10%, but have been rising again since mid-2024. A long-term horizon is more important than the perfect entry point.
Third: the right answer depends on three factors: own funds (minimum 20% of value plus ~10% costs), horizon — minimum 5 years in Vienna, income stability. If one of these is missing — it is worth securing it first.
How we help make this decision
When a client comes to us with the question «buy or rent?» — we do not answer immediately. First we gather the figures: income, savings, rent, desired district, horizon. Then Anastasia builds two scenarios — renting and buying — with specific properties and figures. Not abstractly, but for the specific situation.
If it turns out that buying makes sense — we address the Grundverkehr question and coordinate with a lawyer or notary, compile the document list for the bank. If it turns out that now is not the time — we say so honestly and help draw up a plan: when, how much to save, what to aim for specifically.
There is no single answer to «buy or rent» — but there is the right process for finding your answer. If you want to calculate your specific scenario — write to us. It is free, takes one meeting and provides the clarity that is often missing for years.
+43 664 99 8775 99 | [email protected] | vigoimmobilien.at
