An Austrian farmhouse above a lake, a flat in a Vienna Altbau with high ceilings, a chalet near a ski lift. The dream is easy. The law is more detailed, and it is not the same in every province. Before buying property in Austria, you need to know which rules come from the federal level, which come from the Land (province), and which costs are certain.
Can foreigners buy property in Austria?
It depends on your nationality and on the province.
- EU and EEA citizens are treated like Austrians. No special authorisation for foreigners is needed, according to oesterreich.gv.at. But the provincial rules on second homes and on agricultural and forestry land apply to everyone.
- Swiss citizens with a residence right in Austria who set up their main residence there have the same rights as Austrians under the EU-Swiss free movement agreement. Without a main residence in Austria, those rights are limited to premises for an economic activity, and a second home may be authorised without a vested right. In Salzburg, the land authority issues on request a certificate that exempts from the authorisation (§ 22(2) of the Salzburg land law). Ask the Land before you sign.
- British citizens are third-country nationals since Brexit. A purchase in principle requires authorisation under the provincial law, unless an exception applies (the official portal cites Graz, where third-country nationals need no authorisation). Have the notary or lawyer check before you sign. See moving to Austria from the UK.
The rules on land transactions (Grundverkehrsrecht) belong to the nine provinces, each with its own law and authority (Grundverkehrsbehörde).
What is the rule on second homes?
This is the trap for people who dream of a holiday home. In Tyrol, Salzburg and other tourist provinces, using a flat as a second home is banned or reserved for flats authorised as such. Salzburg's example: when you buy a flat or a building plot, you declare that it will be your main or permanent residence, within one year for a built flat, unless it is authorised as a second home. A false or incomplete declaration, or ignoring the declared use, is punished with a fine of €500 to €50,000 if deliberate and up to €10,000 for negligence (§ 63 of the Salzburg land law, version of 1 September 2025).
European nationality removes the "foreigner" authorisation. It does not remove the use rules. Ask the municipality whether the flat can be used as a second home before you sign.
Which steps lead to ownership?
- Check the Land's rules and ask the municipality.
- Choose a notary or lawyer. They draft the contract, calculate and pay the taxes through FinanzOnline and file the application at the land register (Grundbuch).
- Sign the sale contract (Kaufvertrag) with certified signatures for registration.
- Make the declarations required by the Land.
- Pay the Grunderwerbsteuer. The notary or lawyer self-assesses and pays, or files by FinanzOnline by the 15th of the second month after the signing (contract of 9 January 2026: 15 March 2026). The filing is mandatory even if the purchase is exempt.
- Have your ownership entered in the land register (Einverleibung). Until then you are not legally the owner.
A purchase abroad involves a lot of vocabulary and a lot of money. Moovy can explain the terms, the order of the steps and the questions to put to the notary. It cannot act as your lawyer, sign for you or check the contract; that remains the job of a professional.
What does buying property in Austria cost?
- Grunderwerbsteuer: 3.5% of the price, at least the land value (finance ministry, 2026). For a transfer within the family, a graduated scale applies: 0.5% on the first €250,000, 2% on the next €150,000, 3.5% above.
- Registration of ownership in the Grundbuch: 1.1% of the value (in principle the price); a mortgage is 1.2% of the secured amount; the application is €85 (oesterreich.gv.at, updated 1 August 2026).
- Notary or lawyer, agent: free to agree, and not set by an official source. Ask for a written quote.
The Grunderwerbsteuer and the land register fee are the fixed items; the notary, lawyer, agent and mortgage costs come on top. A temporary exemption from registration fees for a main residence applied to contracts signed after 31 March 2024 with applications received until 30 June 2026. It was not extended: § 25a of the court fees act ceased to apply on 30 June 2026.
How do mortgages work for newcomers?
Binding national lending rules (the KIM Regulation) stopped on 30 June 2025. The regulator FMA recommends, in a non-binding circular, a loan of at most 90% of the property value, repayments of at most 40% of net income and a term of at most 35 years, for at least 80% of each bank's new loans. Each bank can set its own criteria, and in practice a newcomer without income history in Austria may face more questions and a larger deposit demand. See bank account in Austria.
What mistakes cost the most when buying property in Austria?
- Buying a second home in a tourist province without checking the use rules.
- Signing before checking the Land, especially for agricultural and forestry land.
- Forgetting the land register entry. It makes you the owner, not the signature.
- Underestimating costs. The Grunderwerbsteuer and the land register fee come first, then the notary, lawyer, agent and mortgage costs.
- Ignoring the condominium rules (Wohnungseigentum): running costs, reserve fund and rules on use, including tourist letting, are in the building's documents.
If you are not sure yet, renting first is a good test; see renting in Austria. The choice of province is covered in best places to live in Austria.
Which documents will the notary ask for?
Your ID, and for an EU citizen proof of nationality; the signed sale contract with certified signatures; the tax certificate or exemption certificate for the Grunderwerbsteuer, issued through the notary or lawyer; the declarations or authorisations required by the Land (declaration of use as a main residence, authorisation from the land authority for agricultural land); and for a loan, the mortgage deed, which is registered at the same time. Collect your income documents early if you need financing, and translate foreign ones.
What is the sensible order for a buyer?
First decide what you are buying and what you will use it for. Then check the provincial rules for that use. Then find a notary or lawyer you trust and ask for a written estimate of all costs. Only then fall in love with a particular flat. The reverse order produces the stories that make the headlines.
How does the land register work?
The Grundbuch is the public register of property. It records who owns each plot or flat, and what mortgages and other rights weigh on it. The notary or lawyer checks the extract before the contract is signed, to see whether there are mortgages to be cleared, easements or other rights of third parties. You should ask to see the extract too. The registration of your ownership (Einverleibung) is what makes you the owner, and it is also where the mortgage deed is registered if you borrow.
The application costs €85, and the registration fee is 1.1% of the value for ownership and 1.2% of the secured amount for a mortgage. If the sale is a family transfer or a gift, different tax rules apply, as described above.
What about condominium flats?
Most flats sold to individuals are owner-occupied flats (Wohnungseigentum). When you buy one, you get your flat plus a share of the common parts. Read the house rules and the minutes of the owners' meetings, ask about the reserve fund and the planned works, and check whether the rules limit tourist letting. A monthly charge covers the building's running costs. An unexpected renovation can mean a large bill, so ask for the recent accounts.
Do you need a local notary or lawyer?
You need a notary or lawyer who knows Austrian property law and the provincial rules. They calculate and pay the transfer tax, file at the land register and, in practice, handle the tax steps. Fees are not fixed by an official source, so get a written quote and ask what is included. If you do not speak German, ask for a professional who works in English, and have foreign documents translated by a sworn translator.
If you want a rough idea of whether to buy or rent for the first year, compare the whole cost of buying (the Grunderwerbsteuer and the land register fee, plus professional fees and mortgage costs) with the rent you would pay in the same area. Our article on moving to Austria suggests a first-year plan in which renting comes before buying.