Let's Explore the Considerations for Non-Residents Looking to Purchase Property in Austria!
With its breathtaking Alpine landscapes, interesting cultural heritage and high quality of life, Austria has long been a magnet for individuals seeking a serene, vibrant place to call home.
As of 2024, over 10,000 UK citizens were registered as living in Austria, which is unsurprising given the country’s picturesque cities, efficient public services, and central European location.
Whether you’re drawn to Vienna’s imperial elegance, Salzburg’s musical legacy, or the serene beauty of the Austrian Alps, buying real estate in this breathtaking country could be a rewarding venture. However, as a non-resident, navigating Austria’s property market comes with rules, regulations and considerations.
In this blog, we’ll walk you through everything you need to know about buying property in Austria as a non-resident. From understanding the country’s real estate market to the step-by-step purchasing process and tax implications. Whether you’re looking for a holiday home or a long-term residence, we will give you all the information you need to navigate Austria’s property landscape with confidence.
Table of Contents
- Why Buy Property & Live in Austria?
- The Cost of Living in Austria
- Can Non-Residents Buy Property in Austria?
- Can UK Citizens Buy Property in Austria Post-Brexit?
- Will Buying Property in Austria Grant Residency?
- The Austrian Real Estate Market at a Glance
- Consider the Various Costs Involved When Buying an Austrian Property as a Non-Resident
- Tax Implications When Buying an Austrian Property
- Buying Property in Austria as a Non-Resident: A Summary
Why Buy Property & Live in Austria?
Let’s first take a look at the different reasons why people are moving and looking to buy property in Austria…
High Quality of Life in Austria
Austria offers the perfect balance between natural beauty and urban sophistication, making it the ideal destination for those seeking a combination of tranquillity and excitement.
The country is famed for its stunning alpine landscapes, with picturesque mountain ranges, crystal-clear lakes and lush green valleys, all providing a haven for nature lovers. Whether you enjoy skiing in world-renowned resorts like St. Anton or hiking through the scenic trails of the Salzkammergut region, Austria’s outdoor lifestyle is a significant draw factor.
At the same time, Austria’s cities blend history, art and modernity in a way that few places can rival. Vienna, the capital, is consistently ranked as one of the world’s most livable cities, thanks to its unique cultural scene, Baroque and Gothic architecture, and a high standard of living.
Throughout the year, Austria hosts numerous festivals celebrating music, film, art and tradition. Here are some of the most popular festivals:
- Salzburg Festival (Salzburger Festspiele): This takes place between July and August and is one of the most prestigious classical music and performing arts festivals in the world. Established in 1920, it features opera, theatre, and concerts, attracting world-renowned conductors, musicians, and actors. The festival pays tribute to Salzburg’s most famous son, Mozart, and includes stunning performances in historic venues such as the Felsenreitschule and Großes Festspielhaus.
- Vienna Opera Ball (Wiener Opernball): Austria’s most glamorous event, the Vienna Opera Ball, is a high-society gathering held at the Vienna State Opera each February. This extravagant ball features elegant waltzing, debutante performances, and appearances by celebrities, royalty, and politicians. The event embodies Austria’s deep-rooted love for classical music and ballroom dancing.
- Donauinselfest (Danube Island Festival): Hosted in June, this is one of Europe’s largest free open-air music festivals, the Donauinselfest attracts millions of visitors each year. Spanning three days, it features pop, rock, electronic, and folk music performances by both Austrian and international artists.
Austria is Environmentally Conscious
Austria’s strong commitment to environmental preservation is another key factor contributing to its appeal. The country has stringent regulations to protect its natural landscapes, ensure clean air and water are accessible and maintain green spaces in cities. Recycling and sustainable urban planning are integral to Austrian life, ensuring that cities remain both beautiful and functional.
The Climate in Austria
Austria’s climate is largely continental, with four distinct seasons that bring a variety of weather conditions and outdoor experiences. Winters, which last from December to February, are cold and snowy, making Austria a premier skiing and winter sports destination.
Spring, which is from March to May, offers a picturesque transition, with blooming flowers, mild temperatures, and longer days, making it an ideal time to explore Austria’s vineyards, lakes, and countryside.
Austria’s summers are warm, but rarely extreme, with temperatures averaging between 25–30°C (77–86°F). During this time, outdoor festivals, hiking in the Alps, and lakeside retreats in regions like Carinthia and Salzkammergut are popular.
Autumn brings cooler temperatures and vibrant colours, creating a breathtaking landscape, especially in wine-growing regions like Wachau, where grape harvest festivals are a major highlight. The country’s well-defined seasons provide a variety of activities and landscapes, making it a year-round destination for both residents and tourists.
The Cuisine in Austria
Austria’s cuisine is a delightful reflection of its history, geography and cultural influences, blending hearty Alpine flavours with influences from neighbouring countries such as Germany, Hungary, Italy and the Balkans.
The country is best known for the following foods and flavours:
- Dairy & Cheese Flavours: The Austrian Alps are home to high-quality dairy products, thanks to the free-grazing cows that feed on alpine meadows. The flavours of mountain cheese range from mild and creamy to strong and tangy, influenced by ageing and fermentation. Some iconic varieties include; Bergkäse (Mountain Cheese), Graukäse (Grey Cheese) and Almkäse (Alpine Cheese). These cheeses are used in Käsespätzle, an Austrian version of mac and cheese, or are often enjoyed with freshly baked rye bread and pickled vegetables.
- Smoked & Cured Meats: Given the traditional need to preserve meat for long winters, smoked, air-dried, and cured meats play a significant role in Alpine cuisine. The smoky, salty, and slightly spicy flavours come from age-old techniques of drying meat in the mountain air or smoking it over beechwood. Popular varieties include; Speck (Smoked Bacon), Bauernschinken (Farmer’s Ham), Landjäger & Kaminwurzen (Smoked Sausages). These meats are commonly paired with dark pieces of bread, mustard, horseradish, and pickles to balance the rich flavours.
Overall, Austrian cuisine is a harmonious mix of bold, smoky, tangy, and creamy flavors, shaped by the region’s geography and traditions. Whether it’s a cheesy Käsespätzle, smoky Speck, or herb-infused game stew, the food of the Austrian Alps is designed for warmth, nourishment, and truly unforgettable flavours.
Together, these factors make Austria a highly desirable place to live, attracting not just tourists, but expatriates and retirees looking to enjoy the country’s exceptional quality of life.
The Cost of Living in Austria
As of 2025, Austria maintains a reputation for a high standard of living, though this comes with a relatively elevated cost of living compared to other European nations. For a family of four, the estimated monthly expenses are approximately €3,638 (£3,040), while a single individual can expect monthly costs around €1,068 (£892), excluding rent.
Can Non-Residents Buy Property in Austria?
The short answer is yes - non-residents can buy property in Austria. However, the process is subject to various restrictions and regulations, particularly for non-EU/EEA citizens. EU and EEA citizens generally have the same property rights as Austrian citizens and can buy real estate without significant restrictions.
Austria’s property market is heavily regulated to prevent excessive foreign ownership and protect local housing availability, which means the rules vary by province and should be carefully navigated.
Each of Austria’s nine federal states (Bundesländer) has its specific regulations regarding property purchases by foreigners. For example, in Vienna, non-EU buyers often need to demonstrate a legitimate interest in purchasing a property, such as an intention to use it as a primary residence or investment.
Meanwhile, Tyrol and Vorarlberg, known for their highly sought-after ski properties, have some of the strictest regulations, often limiting foreign purchases to prevent speculative real estate investments.
Holiday homes in Austria are particularly restricted, and some regions have outright bans on non-residents buying second homes. Additionally, in most cases, non-residents need to apply for permission from local land transfer authorities (Grundverkehrsbehörde) before completing a purchase, a process that can take several weeks or months.
Despite these hurdles, many foreign buyers successfully acquire Austrian property by working with local real estate agents and legal professionals who can guide them through the application and approval processes.
Can UK Citizens Buy Property in Austria Post-Brexit?
Yes, UK citizens can buy property in Austria post-Brexit, but they now face stricter regulations compared to when the UK was part of the EU. Before Brexit, UK citizens had the same rights as EU citizens when purchasing property in Austria, meaning they could buy real estate without restrictions. However, since the UK left the EU, British nationals are now considered third-country nationals, or non-EU/EEA citizens, and must comply with Austria’s foreign property ownership laws, which vary by province.
What are the Restrictions for UK Buyers?
Austria’s property market is highly regulated, especially in popular tourist regions and areas local to ski resorts. Each of Austria’s nine federal states has its own set of rules regarding property purchases by non-EU buyers. If you’re a UK citizen looking to buy property in Austria, you should be aware of the following:
- UK citizens are now required to have official approval from regional land authorities before purchasing property.
- Some provinces, such as Tyrol and Salzburg, have strict rules limiting foreign ownership, especially for holiday homes and second residences.
- In Vienna and Lower Austria, non-EU buyers can purchase property but must apply for permission from local authorities.
- Buying property for investment purposes (e.g. rental properties) is more difficult for non-EU citizens unless structured through an Austrian company.
How Can UK Citizens Buy Property in Austria?
To help you navigate Austria’s complex property laws, here are some steps you should take as a UK buyer:
- Consult a Local Lawyer: Austrian property laws vary widely, so legal guidance is essential.
- Check Provincial Rules: Each federal state has different regulations for non-EU buyers.
- Apply for the Necessary Permits: Approval from the ‘Grundverkehrsbehörde’ is often required.
- Plan for Additional Costs: You should expect additional legal fees, transfer taxes and notary costs, which can add 10-15% to the purchase price.
- Consider Setting Up an Austrian Company: Some non-EU buyers purchase property through an Austrian-registered company to simplify the process.
- Plan for Additional Costs: You should expect additional legal fees, transfer taxes and notary costs, which can add 10-15% to the purchase price.
Will Buying Property in Austria Grant Residency?
Purchasing property in Austria does not automatically grant residency rights. Unlike some countries that offer a Golden Visa or residency-by-investment program, Austria has no direct residency pathway for foreign property buyers, including non-EU citizens such as UK and U.S. nationals. However, there are alternative legal ways to obtain residency, but they come with strict requirements and are separate from property ownership.
Residency Options for Property Owners in Austria
If you purchase property in Austria and wish to stay long-term, you must apply for an Austrian residence permit through one of the following legal pathways:
1. Residence Permit Without Work (Niederlassungsbewilligung)
- Ideal for retirees, financially independent individuals and property owners who do not plan to work in Austria.
- You will need to prove you have sufficient financial means (e.g. at least €2,300 per month for singles and €3,500 for couples, plus extra for dependents).
- You will need comprehensive private health insurance to cover medical care in Austria.
- You must be able to demonstrate you have adequate housing, which can be achieved by owning or renting property.
Note: This permit is subject to annual immigration quotas, meaning there is a limited number of approvals each year.
2. Red-White-Red Card (for skilled professionals/entrepreneurs)
If you plan to start a business or invest significantly in Austria, you may qualify for the Red-White-Red Card, which grants residence and work rights.
- Requires a business plan, investment capital and job creation potential.
- More suitable for entrepreneurs than passive property investors.
3. EU Long-Term Residence Permit (for those who have lived in Austria for 5+ years)
- If you have lived in Austria for five continuous years, under a valid permit, you can apply for permanent residency.
- This is not related to property ownership but might be a long-term goal if you’re looking to relocate.
Temporary Stays in Austria: The Schengen 90/180 Rule
If you do not apply for a residence permit, you can still stay in Austria for up to 90 days within 180 days under the Schengen Visa rules. This is an option for holiday homeowners or anyone not looking to obtain full-time residency.
The Austrian Real Estate Market at a Glance
Austria’s property market presents a diverse range of options, with significant variations in prices across the country. House prices can range anywhere from €1,600/mᒾ to €4,000/mᒾ, depending on factors such as location, demand and property type.
Real Estate Market in Vienna
Vienna, the capital of Austria, showcases a broad spectrum of property prices. In prestigious central districts, such as the 1st District, or ‘Innere Stadt’, prices range from €7,000 to €18,000/mᒾ. In more affordable areas, like Simmering (11th District), you will be able to find secondary market apartments for around €2,000/mᒾ.
Real Estate Market in Salzburg
Known for its rich cultural heritage and proximity to the Alps, property prices in this region are notably high. However, in 2023 houses were offered at an average of €9,022/mᒾ, reflecting a 15.7% decrease from the previous year.
Real Estate Market in Lower Austria
As the country’s largest federal state, this region experiences heightened demand in areas surrounding Vienna, such as Mödling, Purkersdorf, and Klosterneuburg. Property prices in these sought-after areas are usually higher due to their proximity to Austria’s capital.
Real Estate Market in Upper Austria
Regions like the Salzkammergut are renowned for their natural beauty, complete with picturesque lakes and mountains. Here the average property price ranges between €2,000 and €2,500/mᒾ, offering more affordable options compared to urban areas.
Overall, Austria’s property market has experienced significant growth over the past few decades. Between the first quarter of 2005 and the first quarter of 2023, house prices increased by 163%, with Vienna witnessing a more pronounced rise of 210% during the same period.
Step-by-Step to Buying Property in Austria as a Non-Resident
Below you will find a quick step-by-step guide on buying property in Austria as a non-resident:
Research and Identify Suitable Properties
We would advise you to begin by exploring properties through online portals and local real estate agents. Familiarise yourself with different regions to determine the best fit for your needs.
Engage Legal Assistance
Given the legal intricacies involved, especially for non-EU citizens, hiring a local attorney experienced in real estate transactions is crucial.
Obtain Necessary Permits
Apply for the required permit (see above section on available permits) to purchase property as a non-EU citizen. This process involves demonstrating your intent and ensuring compliance with regional regulations.
Arrange Financing
If you require a mortgage, we suggest you consult with Austrian banks to understand the terms available to non-residents. Be prepared to provide comprehensive documentation, including proof of income and credit history.
Make an Offer
Once you’ve identified a property, make sure to submit a formal offer through your real estate agent or attorney. Ensure that all terms are clearly outlined and understood.
Sign the Kaufanbot (Preliminary Contract)
This legally binding preliminary contract outlines the terms of the sale. Upon signing, a deposit is typically required. This is usually around 10% of the purchase price.
Final Contract and Transfer
After fulfilling all conditions, the final purchase contract is signed, and the property is transferred to your name in the land registry. The remaining purchase price and associated fees are typically paid at this stage.
Consider the Various Costs Involved When Buying an Austrian Property as a Non-Resident
Purchasing property in Austria requires several additional costs beyond the agreed purchase price, including:
- Property Transfer Tax: Generally levied at 3.5% of the property’s value.
- Land Registration Fee: Typically 1.1% of the property’s value.
- Notary Fees: This will cost approximately €120 (£100) per signature, plus 20% VAT.
- Real Estate Agent Commission: This is usually between 1.5% and 3% of the purchase price, plus 20% VAT.
Collectively, these costs can add anywhere between 10% and 15% to the property’s purchase price, so it’s essential to budget accordingly.
Tax Implications When Buying an Austrian Property
Beyond the initial purchase costs, you should be aware of ongoing tax obligations when owning a property in Austria. These include:
Annual Property Tax (Grundsteuer)
Levied by municipalities based on the assessed value of the property. The maximum amount of the real estate tax varies depending on the property’s valuation.
Capital Gains Tax
If you sell your property within a certain period, capital gains tax may apply to the profit from the sale. As of 2025, the rate will be 27.5%.
Rental Income Tax
If you intend to rent out your property at any point, rental income is subject to Austrian income tax.
We advise you to consult with a tax professional to ensure you fully understand your tax obligations and to explore any potential tax treaties between Austria and your country of residence that may impact your situation.
Buying Property in Austria as a Non-Resident: A Summary
Buying property in Austria as a non-resident can be a rewarding experience, offering exciting opportunities—but it requires careful planning, research, and adherence to local legal and tax regulations.
By understanding the market dynamics, exploring financing options, addressing legal and tax considerations, conducting thorough due diligence, navigating the closing process, and enlisting professional property management services, you can successfully enter the Austrian real estate market and achieve your investment goals.
If you're unsure where to begin or simply need expert guidance, the team at EasyFX is here to help you navigate the process of buying property overseas.
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