Austria

Austria's Residential Property Market Analysis 2025

Lalaine C. Delmendo

Austria's housing market remains gloomy, amidst weak demand and falling residential construction activity, which is aggravated further by the country's ailing economy.

Table of Contents

Housing Market Snapshot

The residential property price index in Austria fell by 1.08% in Q4 2024, following an annual decline of 2.35% in the same period in 2023 and y-o-y increases of 5.24% in 2022, 12.54% in 2021, 9.98% in 2020, 3.05% in 2019, and 7.4% in 2018, according to figures from the country's central bank Oesterreichische Nationalbank (OeNB). It was the seventh consecutive quarter of y-o-y decline. When adjusted for inflation, prices dropped by a modest 2.93% last year.

During the latest quarter, nationwide property prices were down slightly by 0.19% q-o-q (-0.78% in real terms).

In Q4 2024:

  • In Vienna, Austria's capital, house prices were down by 2.08% (-3.91% in real terms) in Q4 2024 as compared to a year earlier. The recent declines, which started in Q2 2023, have been the longest consecutive year-on-year price falls since the 2000s. During the latest quarter, Vienna's residential property price index was more or less unchanged q-o-q (-0.55% in real terms).
  • In the rest of Austria, the residential property price index fell slightly by 0.35% (-2.22% in real terms) in Q4 2024 from a year earlier, its seventh straight quarter of year-on-year price fall but the lowest in a row. Quarterly, house prices were down by 0.35% (-0.94% in real terms) in Q4 2024.

Austria's house price annual change

It is important to show that there is a wide disparity of price movements by property type in Vienna:

  • For single-family houses, the average price fell by 4.43% (-6.22% in real terms) during the year to Q4 2024, following an annual decline of 1.97% in Q4 2023 and a y-o-y growth of 3.97% in Q4 2022. Yet quarterly, prices were down slightly by 0.55% (-1.14% in real terms).
  • For new condominium units, the average price fell slightly by 0.1% (-1.97% in real terms) in Q4 2024 from a year earlier, in contrast to y-o-y increases of 1.25% in 2023 and 8.31% in 2022. Quarter-on-quarter, new condo prices were up by a meager 0.82% (0.23% in real terms) in Q4.
  • For existing condominium units, the average price fell by a modest 2.63% (-4.45% in real terms) y-o-y in Q4 2024, following an annual fall of 5.27% in Q4 2023 and a modest increase of 2.8% in Q4 2022. Quarter-on-quarter, prices dropped slightly by 0.27% (-0.86% in real terms).

Austria House Price Indices graph

Demand remains weak. During 2024, new housing loans drawn to households totaled EUR 11.33 billion (US$11.9 billion), up by 8.7% from EUR 10.43 billion (US$10.95 billion) in 2023, as interest rates gradually declined. However, it remains far lower than the total new housing loans drawn amounting to EUR 23.17 billion (US$24.32 billion) in 2022 and EUR 25.67 billion (US$26.94 billion) in 2021. In fact, last year's total value remains the second lowest level seen since 2013.

In December 2024, the total amount of housing loans outstanding fell by 1.7% to EUR 136.34 billion (US$143.11 billion) from a year earlier, according to figures from the OeNB.

Residential construction activity continues to fall. In the first three quarters of 2024, the total number of dwellings approved for construction in Austria fell by 4.9% to 34,942 units compared to the same period in the prior year, following annual declines of 24.1% in 2023, 18.8% in 2022, 5.8% in 2021, and 9.3% in 2020, based on figures released by Statistics Austria.

The housing market is projected to stay sluggish in the medium term, amidst weak demand and subdued economic performance.

The broader economy remains under strain. Austria's export-reliant economy contracted by another 0.6% during 2024, its second consecutive year of recession following a decline of 0.8% in 2023. This was in stark contrast to y-o-y growth of 4.8% in 2022 and 4.2% in 2021, mainly due to weaker private consumption and investments, as well as falling exports.

The European Commission expects the Austrian economy to grow by a meager 1% this year, before slightly picking up to 1.4% in 2026. OeNB's forecast is not significantly different, projecting a real GDP growth rate of 0.8% in 2025 and 1.6% in 2026.

Historic Perspective:

Housing cycle

House prices in Vienna have been rising consistently since Q3 2004. During the first decade of the housing boom (2003-2014), house prices in the capital soared by 114% (70% in real terms). Property prices in the rest of Austria rose much less, by just 37% (9% in real terms) from 2003 to 2014.

Why did Vienna's house prices rise faster than the rest of Austria from 2004 to 2014? It is puzzling, but it may be partly because it is difficult to build in the center of Vienna, so the new supply is very limited. It may also be because, in an era of low interest rates, people are putting money into rental properties, and Vienna offers relatively easy renting (though returns are quite moderate). Another possible factor is that the majority (about 70%) of residential real estate in Vienna is owned by institutional investors, i.e., banks and companies.

In the following years, this trend was reversed, as the capital city had become expensive. Moreover, during the Covid-19 pandemic from 2020 to 2021, work-from-home setup became popular, resulting in a decline in property demand in the city center and an increase in demand for larger residences in less crowded, more quiet residential locations. Vienna's house prices rose by almost 41% (24.6% in real terms) from 2015 to 2021, while the rest of Austria registered stronger growth of more than 56% (38.4% in real terms).

However, in 2022, house price growth moderated, with Vienna's house prices rising by 4.76% (and declining by 5.29% when adjusted for inflation). The rest of Austria registered a higher house price increase of 5.58% (-4.55% in real terms) in 2022.

The effect of high inflation, coupled with surging interest rates and an ailing economy, started to be felt in the housing market in 2023. Nationwide house prices fell by 2.35% (-7.38% in real terms) while housing prices in the capital city dropped by 3.01% (-8.01% in real terms).

The housing market remained weak last year, with nationwide house prices falling by 1.08% (-2.93% in real terms) and capital city house prices declining by 2.08% (-3.91% in real terms)

Austria Residential Property Price Index graph

Local house price variations

Vienna was ranked by the Economist Intelligence Unit (EIU) as the world's most liveable city in 2024, 2023, and 2022, having also claimed the top spot in 2019 and 2018. It previously secured second place in 2017 and 2016. The Global Liveability Ranking, an annual report by the EIU, assesses the quality of urban life in 172 cities worldwide, based on criteria including stability, healthcare, culture and environment, education, and infrastructure.

"Claiming the title of world's most liveable city for the third consecutive year, the Austrian capital achieved perfect scores in four out of five categories, with only a slightly lower score in culture and environment due to a lack of major sporting events this year. But that doesn't mean the city lacks in either culture or environment - in fact, it's both of those specifically that residents love most," said a recent BBC article.

"The city has an efficient public transport network, available for just €1 a day, as well as a well-functioning healthcare system, numerous universities, and a high proportion of green spaces" added the BBC article.

However, Vienna slipped a notch in Mercer's 2024 Quality of Living survey, now being overtaken by Zurich, Switzerland as the world's best city to live in, in terms of quality of life. Prior to this, the Austrian capital has had the world's highest quality of living for more than a decade now. The study examined social and economic conditions, health, education, housing, and the environment.

Wealthy Eastern Europeans are attracted to Austria due to cultural similarities and see Vienna as a very safe environment and a safe haven for their investments. There are no restrictions on EU foreigners buying properties in Austria. Residents outside of the EU and EEA require a special permit to purchase property. The regulations for obtaining this permit are set independently by each region.

In the high-end residential market, Austrians represent about 60% of property buyers while the remaining 40% are foreigners, mainly from Eastern European countries like Russia and Ukraine.

Vienna's "super-prime" area, on the other hand, attracts a more diverse set of foreign buyers. Some of these come from Switzerland, the United States, the Middle East, and Hong Kong, according to Otto Immobilien Gruppe's head of residential marketing, Richard Buxbaum.

The First District, also called "Innere Stadt", which means "Inner City", is a UNESCO heritage site blessed with baroque architecture as well as the Imperial Palace. The First District is the center of Vienna's luxury and secondary home market. In February 2025, Innere Stadt apartments cost on average around EUR 24,977 (US$ 26,205) per square meter (sqm), up strongly by 29.8% from a year earlier, according to the Immopreise.at. In fact, prices can reach as high as EUR 30,000 (US$ 31,475) per sqm in exceptional cases.

Lower prices are seen in surrounding areas such as the 2nd to the 9th districts. Prices of condos or villas in the 19th, 18th, and 13th districts currently range from EUR 6,400 (US$6,715) to EUR 8,500 (US$8,918) per sqm.

In Graz, houses cost, on average, EUR 5,491 (US$5,761) per sqm in February 2025, up by 44.6% from a year ago, according to figures from Immopreise.at. In Linz, houses cost slightly lower, at around EUR 5,060 (US$5,309) per sqm last year - up by 8.4% from the prior year.

On the other hand, Salzburg houses are currently offered for an average price of EUR 9,860 (US$10,345) per sqm, up by a modest 4.1% from a year earlier.

Supply Highlights:

Residential construction activity continues to decline

Residential construction activity remains weak in Austria, with the number of housing permits continuously falling in the past four years. In the first three quarters of 2024, the total number of dwellings approved for construction in Austria fell by 4.9% to 34,942 units compared to the same period in the prior year, following annual declines of 24.1% in 2023, 18.8% in 2022, 5.8% in 2021, and 9.3% in 2020, based on figures released by Statistics Austria.

In Q3 2024 alone, dwelling permits increased by a meager 0.9% y-o-y to 11,563 units.

Over the same period:

  • New residential buildings with 1 or 2 dwellings: 2,350 units, down by 4.5% from a year earlier
  • New residential buildings with 3 or more dwellings: 6,188 units, down slightly by 0.5% from a year ago
  • New other buildings: 72 units, up by 20% from 60 units in Q3 2023
  • Attachment, construction, and conversion work: 2,953 units, up by 9% from a year earlier

Housing permits grew by an average of 9% annually from 2013 to 2017. After declining by 14% in 2018, permits rose again by 11.4% in 2019. The number of dwellings approved for construction has been falling since the onset of the pandemic.

Austria Building Permits on Dwellings graph

The number of new dwellings built in Austria was around 66,000 units yearly in the 1990s, but the number fell to about 40,000 units a year during 2001-2004. In 2023 (the latest figures available at Statistics Austria), dwelling completions fell by 3% y-o-y to 70,071 units, following annual increases of 5.7% in 2022 and 5% in 2021 and a decline of 1% in 2020.

Total dwelling stock as main residences in Austria reached 4,067,000 units in 2022 (latest figures available), up by 1.2% from a year earlier and by more than 10% from a decade ago. Vienna accounted for 23.1% of the stock, followed by Lower Austria (18.5%), Upper Austria (16.2%), and Styria (13.9%).

Currently, about two-thirds of Viennese citizens live in municipal or publicly subsidized housing. About 80% of flats built in Vienna are financed by the city's housing subsidy scheme. Vienna's local government plans a 30% boost in housing construction implying that about 13,000 new homes will be built in Vienna every year, up from the current 10,000.

Austria Dwelling Stock graph

Rental Market:

Low to moderate rental yields, increasing rents

Austria's rental market is segmented via tenure, regulation, and market forces into a hierarchy of low rents for municipal, other social tenants and long-term incumbents in the private sector, but higher free market rents for recent entrants into the private rental sector (though even the "free" sector is substantially controlled, with maximum rents clearly specified by the authorities). Global Property Guide's figures cover the "free" market sector only.

Property prices in Vienna continued to increase in recent years, even during the Covid-19 pandemic. Therefore, you can expect that gross rental yields - the return on investment on a property before all expenses - are weak. But you can generate higher yields in less expensive districts. It all depends on where you buy it.

Nationwide, the average gross rental yield stands at 3.5% in Q1 2025, not significantly different from 3.57% in the same period last year, according to a recent study conducted by the Global Property Guide.

In Vienna's Innere Stadt, gross rental yields are poor, ranging from only 1.14% to 1.82%, roughly the lowest rental yields in Vienna. With this kind of rental return, no one is buying a property to be purely rented out. Innere Stadt is considered the most expensive district of Vienna by price per square meter.

But moderate yields can be generated in Vienna's other luxurious areas, such as Donaustadt, Floridsdorf, Favoriten, Döbling, Währing, Penzing, Liesing, and Landstraße. Gross rental yields in these districts range from 2.38% to 6.87%. Overall, gross rental yields in the capital city averaged 4.12% in Q1 2025.

Outside Vienna, Salzburg apartments offer gross rental yields ranging from 3.18% to 4.25%, with a city average of 3.66% in Q1 2025. Gross rental yields in Graz are slightly lower than in Vienna and Salzburg - ranging from 2% to 3.13%, with a city average of 2.71% in Q1 2025. The smallest apartments return the highest rental yields.

An oversupply of rental units during the 1990s led to a fall in rents. The rent decline stopped in 2000 and rents even rose briefly until 2001 but fell once more in 2002. Rents have been continuously rising since, albeit at a moderate pace of about 4% annually. Moreover, the continued increase in home prices in Austria, especially in Vienna, has resulted in a fall in rental yields.

From 2005 to 2023, rents have risen by a cumulative 89.9% nationwide and by a higher 100% in Austria.

Dwelling rents continued to increase last year, despite easing inflationary pressures. In Q3 2024, the average rent (excluding running costs) per dwelling in the country rose by 4.9% y-o-y to EUR496.5 (US$521.2) per month, according to Statistics Austria. Quarter-on-quarter, rents increased by 1.9% in Q3 2024.

If measured per square meter, the increase in average rent is a bit lower at 4.2% y-o-y to EUR 7.40 (US$7.80) over the same period.

Austria Average Monthly Rent graph

Large rental market

Vienna has one of the highest percentages of renter households in the world, with about 75% of homes rented. In Austria as a whole, households own 56.4% of primary residences, while 41.2% are rented, according to a recent Austrian micro census. 

Austria's homeownership rate stands at about 54.3%, up from 51.4% in 2022 and 54.2% in 2021 but down from more than 55% from 2015 to 2020 and way below the EU-27's average rate of more than 70%, based on figures from Eurostat.

The high percentage of rented residential properties is due to the large proportion of subsidized low-rent apartments in the general rental market, according to Martin Schneider of the OeNB. Limited tax incentives for home ownership also contribute to the high proportion of renters.

There were about 1,786,500 rented dwellings in Austria in Q3 2024, up slightly by 0.5% from the same period last year, according to Statistics Austria.

Austria Number of Rented Dwellings graph

Mortgage Market:

Interest rates for housing loans gradually decreasing

In December 2024, the average interest rate for new housing loans stood at 3.63%, down from 4.16% in the same period in the prior year but still higher than the 2.86% two years ago, according to the Oesterreichische Nationalbank (OeNB).

By initial rate fixation (IRF), the average interest rates for new housing loans in December 2024 were:

  • IRF under 1 year: 4.4%, lower than the 5.05% in December 2023 but still up from 2.92% in December 2022.
  • IRF over 1 and up to 5 years: 3.69%, down from 4.22% in the prior year but still up from 2.75% two years ago.
  • IRF over 5 years and up to 10 years: 3.31%, lower than the 3.93% in the same period last year but still higher than the 3.04% two years earlier.
  • IRF over 10 years: 3.36%, slightly down from 3.38% a year earlier but still up from 2.74% two years ago.

Austria Interest Rates for New Housing Loans graph

For outstanding housing loans, the average interest rate was 3.08% in December 2024, slightly down from 3.22% in the previous year but still far higher than the 2.12% in December 2022. Over the same period:

  • Maturity of up to 1 year: 4.73%, down from 5.22% a year earlier but still up from 2.51% two years ago.
  • Maturity of over 1 and up to 5 years: 4.32%, slightly down from 4.14% in December 2023 but still up from 2.15% two years ago.
  • Maturity of over 5 years: 3.05%, slightly lower than the 3.19% a year earlier but still higher than the 2.12% two years ago.

The noticeable decline in mortgage interest rates is mainly attributable to the European Central Bank's (ECB) successive rate cuts in recent months to boost economic activity in the region, as inflationary pressures ease. In early February 2025, the ECB slashed its key interest rate further by 25 basis points to 2.90%, its fifth consecutive rate cut since May 2024. It is now at its lowest level since January 2023.

Austria Interest Rates for Outstanding Housing Loans graph

New housing loans showing improvements, but size of the mortgage market continues to shrink

During 2024, new housing loans drawn to households totaled EUR 11.33 billion (US$11.9 billion), up by 8.7% from EUR 10.43 billion (US$10.95 billion) in 2023, as interest rates gradually declined.

However, it remains far lower than the total new housing loans drawn amounting to EUR 23.17 billion (US$24.32 billion) in 2022 and EUR 25.67 billion (US$26.94 billion) in 2021. In fact, last year's total value remains the second lowest level seen since 2013.

Austria New Housing Loans graph

In terms of size, the Austrian mortgage market shrunk to about 27.7% of GDP in 2024, from 29% in 2023, 31.8% in 2022, and 33.5% in 2021, based on estimates by the Global Property Guide. Though it remains up from just 17.1% of GDP in 2003. 

Austria is relatively under-mortgaged: the EU's average is about 50% of GDP.

In December 2024, the total amount of housing loans outstanding fell by 1.7% to EUR 136.34 billion (US$143.11 billion) from a year earlier, according to figures from the OeNB, following an annual decline of 2.5% in 2023. Of these, 95.4% were housing loans drawn to Austrian households while the remaining 4.6% were loans to households in other Euro area member states.

Prior to this, housing loans outstanding have been continuously growing by an annual average of 10.7% in 2004-2010 and 4.9% in 2011-2022.

By maturity, in December 2024:

  • Maturity of up to 1 year: EUR 252 million (US$264.5 million), down by a huge 50.5% from EUR 509 million (US$534.3 million) a year earlier
  • Maturity of over 1 and up to 5 years: EUR 2.33 billion (US$2.44 billion), down by 17.7% from EUR 2.83 billion (US$2.97 billion) in December 2023
  • Maturity of over 5 years: EUR 127.42 billion (US$133.75 billion), down by 1% from EUR128.77 billion (US$135.16 billion) a year ago

The share of foreign-currency-denominated mortgage loans continues to decline. From 18.8% in 2016, its share of total mortgage loans fell to less than 7% last year. About 97% of these foreign-currency-denominated loans were in Swiss franc (CHF).

Housing loans account for more than 70% of households' total outstanding loans.

Austria Housing Loans Outstanding graph

Socio-Economic Context:

Austria's economic woes continue, labor market weakens

Austria's export-reliant economy contracted by another 0.6% during 2024, its second consecutive year of recession following the decline of 0.8% in 2023. This was in stark contrast to y-o-y growth of 4.8% in 2022 and 4.2% in 2021, mainly due to weaker private consumption and investments, as well as falling exports.

"Following a period of high inflation, declining real wages, and a slump in investment that led GDP to drop by 1% in 2023, the Austrian economy continues to be mired in a recession," said the European Commission. "Declining investment, lower exports, and weak private consumption are holding back economic activity."

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.

In the first eleven months of 2024, total exports fell by 4.8% y-o-y to EUR177.71 billion (US$186.53 billion) while total imports dropped by 7.6% y-o-y to EUR174.65 billion (US$183.32 billion), resulting to a trade surplus of EUR3.06 billion (US$3.21 billion).

The European Commission expects the Austrian economy to grow by a meager 1% this year, before slightly picking up to 1.4% in 2026. OeNB's forecast is not significantly different, projecting a real GDP growth rate of 0.8% in 2025 and 1.6% in 2026.

"In 2025 and 2026, GDP growth is expected to pick up to 1% and 1.4% respectively as the factors still weighing on growth fade. Private consumption is set to overcome its prolonged weakness as uncertainties recede. Investments are projected to recover with the pick-up of demand from Austria's main trading partners, the drop in energy costs and easing financing conditions," noted the European Commission. "Moreover, the construction sector is forecast to recover from its deep two-year slump from 2025 aided by monetary easing and by a housing construction stimulus package," added the Commission.

Austria experienced relatively strong economic growth from 2004 to 2007 with an average annual GDP growth of 3%. After contracting by 3.8% in 2009, the economy emerged from recession with growth rates of 1.8% in 2010 and 2.9% in 2011. The economy has stagnated in recent years even before the pandemic, posting an average real GDP growth rate of 1.3% annually from 2012 to 2019. The country suffered a pandemic-induced economic contraction of 6.5% in 2020, its worst performance in recent history.

Austria GDP Growth and Inflation graph

In 2024, the country recorded a budget deficit equivalent to about 3.7% of GDP, following shortfalls of 2.7% of GDP in 2023, 3.3% in 2022, 5.8% in 2021, and 8% in 2020, according to Statistics Austria. The deficit is projected to increase to about 4.1% of GDP this year, before falling again to 3.6% of GDP in 2026, based on forecasts from the OeNB.

From 77.8% of GDP in 2023, the country's gross public debt rose to 79.5% of GDP last year. It is projected to be equivalent to around 80.8% of GDP this year.

Nationwide inflation accelerated to 3.3% in January 2025, up from 2% in the previous month but still lower than the 4.6% in the same period last year. It marks the highest reading since May 2024, as price-lowering measures, such as the electricity price cap, expire, while network charges increase automatically and the CO2 tax is raised.

Nationwide inflation averaged less than 2% from 2011 to 2021 before rising sharply to 8.6% in 2022 and 7.7% in 2023. Inflation eased to about 2.9% in 2024.

The labor market is weakening. In January 2025, the unemployment rate rose to 8.6%, from 8.3% in the previous month and 8.1% a year earlier, according to the Public Employment Service Austria (AMS). In fact, it was the highest level seen since March 2021. Nationwide unemployment averaged 5.5% from 2010 to 2024.

There were about 365,700 unemployed persons in Austria in January 2025, up by 6.4% from the previous year, according to figures from the OeNB.

Austria Unemployment Percentage graph

Austria's population growth decelerates, as asylum applications decline sharply

Austria had a total population of almost 9.2 million people at the beginning of January 2025, up by 0.4% compared to the previous year, according to preliminary figures released by Statistics Austria.

"Austria's population continues to grow, albeit at a slower rate. In 2024, the population increased by 0.4% and reached almost 9.2 million. Growth was therefore lower than in previous years. Vienna once again had the highest percentage population growth of all the federal provinces at +1.1%, while the population in Carinthia only grew slightly by 0.1% and even declined marginally in Burgenland", said Statistics Austria Director General Tobias Thomas.

The country's population growth slowdown last year can be partly attributed to the decline in asylum applications. During 2024, Austria recorded a drop in asylum applications of about 57.9% from a year earlier, to a total of 24,941. This marks the lowest number of asylum applications since 2020.

Syrians, Afghans, and Turkish accounted for nearly three-fourths of all asylum applications last year.

Prior to this, asylum applications increased substantially by a whopping 181.2% to 112,272 in 2022, following a strong growth of 179.3% in 2021, mainly refugees from Afghanistan, India, Syria, Tunisia, Morocco, and Pakistan. In fact, it was the highest level recorded in Austria in recent history. From 2016 to 2021, asylum applications averaged just below 25,000.

With the surge in the number of refugees and asylum applications in Austria, former Chancellor Karl Nehammer vowed to maintain a tough stance on immigration. "It is important to me as the new leader of the People's Party that we hold our lines, that we say clearly what is necessary when it comes to the issue of migration and asylum when it comes to the issue of security for people in our country," Nehammer said.

On a separate occasion, Nehammer reiterated that many would abuse the current situation, adding that Austria's Ukrainian refugees have ballooned in recent months but the majority of them were not registered.

In March 2023, Nehammer visited Sweden and Denmark in a bid to form an alliance to push for tighter migration controls with the European Union (EU).

Then in November 2023, Austria signed a "migration and security agreement" with the UK, with Austria seeking to adopt a Rwanda-style deal to deport asylum seekers to a third country. Accordingly, Austria's offshoring scheme would differ from the UK's in that people deported to a third country would be permitted to return to Austria if their asylum applications were granted. Those rejected would be returned to their home countries.

During 2023, asylum applications in Austria plunged by 47.2% y-o-y to 59,232, amidst stern border controls and Serbia's stricter visa policies. Yet it remains the third highest level seen in recent history.

In December 2024, the Austrian government suspended all asylum applications from Syrians following the ousting of former Syrian president Bashar al-Assad. Family reunification programs have been halted and the government is preparing a repatriation and deportation program to Syria.

Austria House Price Indices graph

Sources:

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