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Last Updated: Mar 15, 2015




Austria’s property market is now slowing sharply, amidst meagre economic growth. The residential property price index in Austria increased modestly by 2.4% (0.7% in real terms) during the year to end-Q3 2014, based on Oesterreichische Nationalbank (OeNB)’s figures. In a quarterly basis, property prices dropped 1.2% (-1% in real terms) in Q3 2014.

This overall slowdown in the housing market is reflected in almost all parts of the country.
  • In Vienna, the capital, residential property price index rose by just 2.2% (0.5% in real terms) during the year to Q3 2014, the lowest growth in almost seven years. During the latest quarter, house prices in Vienna actually dropped 2.5% (-2.3% in real terms) in Q3 2014, in sharp contrast with the q-o-q growth rates of 1.3% in Q2 2014, 1.1% in Q1 2014, and 2.3% in Q4 2013.
  • In the rest of Austria, residential property prices rose by only 2.6% (0.9% in real terms) from a year earlier, and actually fell by 0.5% (-0.4% in real terms) from the previous quarter.

This was supported by figures released by Statistics Austria, which showed that the overall house price index increased by just 0.7% y-o-y in Q3 2014, the lowest annual increase since it started publishing the figures in 2010.

By property type:
  • The average price of condominium units in Austria increased by a meagre 0.8% during the year to Q3 2014, but actually dropped 0.9% when adjusted for inflation, according to the OeNB. Quarter-on-quarter, the prices of condo units remained unchanged in Q3 2014.
  • The prices of single-family houses rose by 3.7% (2% in real terms) in Q3 2014 from a year earlier, but unchanged from the previous quarter.

Residential land prices in Vienna dropped 4.6% in Q3 2014 from a year earlier. In contrast, land prices in the rest of Austria continued to increase by 5.7% over the same period.

The total number of real estate transactions in Austria rose by 10.3% in the first half of 2014 from a year earlier while the value of transactions also went up by 4.3% over the same period, based on figures published by RE/MAX and compiled from the land register by IMMOunited. This was a sharp turnaround from a 12.5% decline in the number of transactions and an 8.3% drop in the volume of transactions in 2013.

Austria annual house price change graphIn the high-end residential market, Austrians represent about 60% of property buyers in the country while the remaining 40% are foreigners, mainly from Eastern European countries like Russia and Ukraine, said Peter Marschall of Marschall Real Estate in Vienna.

With the uncertain economic condition in Russia and the conflict in Ukraine, foreign demand of Austrian properties is expected to slow again this year. “I think this year it will not be so easy, because we are strongly influenced by the economy in Eastern Europe, and a lot of buyers come from there,” Marschall said.

Analysis of Austria Residential Property Market »


RENTAL YIELDS
Last Updated: Aug 22, 2014



Properties in Vienna’s Innere Stadt are much more expensive than properties in the other wealthy neighbourhoods of Vienna. In our latest survey, average prices per square metre (sq. m.) of apartments in Innere Stadt were two to three times the average prices per sq. m. in the other upscale neighbourhoods in Vienna (this is the third year we have separated out Vienna’s Old Town or Innere Stadt from the other upscale neighbourhoods in Vienna, such as Döbling, Heitzing, Josefstadt, Margareten, Mariahilf, and Währing).

Innere Stadt is Vienna’s least populated district, with roughly 17,000 inhabitants. But with a workforce of around 100,000, it is Vienna’s largest employment locale.

Apartments in Innere Stadt change hands at around EUR 10,600 to EUR 15,100 per sq. m., whereas in the other areas, apartments cost around only EUR 4,000 to EUR 5,800 per sq. m. The distance between the two has actually increased over the past year!

Innere Stadt apartments fetch higher rents, ranging from EUR 18 to EUR 20 per sq. m. per month. These have not increased in the past year. In the other upscale districts of Vienna, rents range from EUR 14 to EUR 15 per sq. m. per month. Vienna’s Innere Stadt therefore has the poorest rental yield, at around only 1.44% to 2.18%. In Vienna’s other luxurious areas, rental yields range from 2.81% to 4.41%, with smaller apartments earning the highest rental returns, and bigger apartments earning the lowest rental returns.

Salzburg apartments cost around EUR 3,900 to EUR 4,500 per sq. m. Rents on Salzburg apartments are close to Viennese levels, at around from EUR 14.50 per sq. m. per month.

Apartments are most affordable in Graz, where apartments cost, on average, EUR 2,200 to EUR 2,900 per sq. m. In Graz, rents range from EUR 10.50 to EUR 12.50 per sq. m. per month.

Gross rental yields are the highest in Graz, ranging from 4.53% to 6.70%. The smallest apartments return the highest rental yields.

Read Rental Yields  »



TAXES AND COSTS
Last Updated: Oct 13, 2014



Rental Income: Tax rates in Austria are highly progressive, so that owners of larger properties are likely to have to pay heavily, though deductions are available.

Nonresidents suffer special penalties, the tax base of each nonresident individual being notionally increased by €8,000 – see Baker & Tilly’s worked example, footnote 7.

Capital Gains: Capital gains realized from properties which were acquired as of 31 March 2002 is subject to capital gains tax at a flat rate of 25%.

Inheritance: Inheritance tax is abolished effective 01 August 2008 and will be replaced by an ‘information duty’ to authority or ‘gift reporting tax’.

Residents: For Austrian residents, worldwide income is subject to Austrian taxation.

Read Taxes and Costs  »



BUYING GUIDE
Last Updated: Oct 14, 2014



Total roundtrip transaction costs are high at between 9.40% and 13% of the property value or sales price. Bear in mind that Austrian lawyers charge on a per hour basis, at rates fixed by the lawyers’ association, so that a lawyer’s costs may be proportionately higher for small apartments. It takes about 32 days to complete the three procedures needed to register a property.

Read Buying Guide  »



LANDLORD AND TENANT
Last Updated: May 29, 2006



Austrian law is tenant-friendly, with rent control at somewhat below free-market levels.

Austria housesRent Appeals: Tenants can appeal to a rent tribunal even after they have left the apartment, and reclaim rent ‘overpaid’. However with new rentals, the difference between what the rent tribunal would assess and free market prices is very small.

Tenancy Laws: The two sources of tenancy laws are the “ABGB” (General Civil Code) and the “MRG” (MietrechtsG, TenStatute), of 1982, as frequently amended. It is sometimes difficult to know whether both laws simultaneously apply (flats are covered by the much more restrictive MRG).

“The frequent amendments and its complex regulations…make the MRG and the regulations connected to it rather a “dark” discipline which is normally only overseen by lawyers specialized in the field of tenancy law,” notes the EIU Tenancy Law Project Austria survey.

Read Landlord and Tenant  »



ECONOMIC GROWTH
Last Updated: Mar 15, 2015


Meagre economic growth in 2015

austria GDP and inflation chartAustria’s economy was estimated to have stagnated in 2014, with real GDP growth rate of just 0.2%, after expanding by 0.3% in 2013 and 0.9% in 2012, according to the European Union (EU). The EU recently revised down its growth projections for Austria to just 0.8% this year, down from a previous forecast of 1.2%.

The Austrian economy is mainly driven by exports, mostly to its biggest trading partner, Germany. More than 75% of Austria’s exports go to Europe, 30% to Germany.  Austria experienced relatively strong economic growth from 2004 to 2007 with an average annual GDP growth of 3.1%. After contracting by 3.8% in 2009, the economy emerged from recession with growth rates of 2.31% in 2010 and 2.7% in 2011.

Austria’s budget deficit was projected to be at around 2.4% of GDP last year, slightly up from 2.3% in 2013. The budget deficit is projected to decline to 1.8% of GDP in 2015 and to 1.4% in 2016, according to the OeNB.

The country’s overall unemployment rate stood at 5.1% last year, but is expected to increase to 5.3% this year.

In January 2015, the country’s annual inflation rate stood at 0.5%, down from 0.8% in the previous month, according to Eurostat. However, this was higher than the EU’s average inflation of -0.6% in January 2015. Austria’s inflation rate averaged 2.3% from 2010 to 2014, according to the IMF.

Austria was annexed by Germany during the Second World War amongst popular enthusiasm. After World War 11, the Allies occupied Austria until 1955. The country then became a fully independent republic, under the condition that it would remain neutral. Austria joined the European Union (EU) in 1955 and the Euro Monetary System in 1999, and is a founder-member of the OECD. It signed the Schengen Agreement in 1995 and adopted the Euro in 1999.

Austria’s capital, Vienna, is home to key international organizations. These include the International Atomic Energy Agency (IAEA), the Organization for Security and Cooperation in Europe (OSCE), and the Organization of Petroleum Exporting Countries (OPEC).







  • Stable political system
  • Moderate transaction costs
  • Moderate yields for new units
  • Complicated pro-tenant system
  • Moderate to high rental icome taxes
RESIDENTIAL PROPERTY FACTS
Price (sq.m): €10,807 For a 120 sq. m. property, usually an apartment.
Rental Yield: 2.18% For a 120 sq. m. property, usually an apartment.
Rent/month: €2,351 For a 120 sq. m. property.
Income Tax: 33.92% Assumptions: Owners are a non-resident couple drawing US$ / €1,500 per month in rent, with no other local income.
Roundtrip Cost: 11.20% The total cost of buying and then reselling an apartment. Includes:

* all transaction taxes and charges:
* lawyers' and notaries' fees
* agents' fees

Assumptions: The buyers are non-resident foreigners. The apartment cost US$250,00 / €250,000.
Cap Gains Tax: 25.00% Assumptions: The property was bought for US$250,000 / €250,000, and sold 10 years later, after a 100% appreciation.
Landlord and Tenant Law: Pro-Tenant Rating is based on a detailed study of each country’s law and practice.

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