Altbau, new build, buy-to-let: condominium purchase in all 23 Vienna districts from 1010 to 1230 — English-speaking, off-market access, full closing support.
Premium Altbau (1010, 1090, 1180): stucco, high ceilings, prime addresses — €7,000–12,000/m².
Up-and-coming districts (1020, 1050, 1070): strong appreciation, young buyers, €5,000–7,500/m².
Outer districts (1100, 1210, 1220): family-friendly, value-for-money, new builds €4,500–6,500/m².
Buy-to-let: Vorsorgewohnungen in 1020, 1100, 1210 — gross yields 3.2–3.8%, VAT-deductible.
Vienna counts around 1.1 million dwellings, roughly 35% of them owner-occupied or held in condominium associations. The market is liquid but selective: good objects in sought-after locations are gone within days. Anyone searching only on willhaben is usually too late. Each year some 14,000 to 17,000 condominiums change hands in Vienna — a notable share of them off-market.
Students & young couples: 1020 Leopoldstadt, 1050 Margareten, 1150 Rudolfsheim, 1160 Ottakring. Lively, well connected, affordable (€4,500–6,500/m² existing stock).
Families: 1180 Währing, 1140 Penzing, 1190 Döbling, 1230 Liesing. Quiet, good schools, lots of green (€6,500–9,500/m²). Refurbished Altbau with lift and courtyard balcony is the top class.
Best agers & retirees: 1010 Inner City, 1080 Josefstadt, 1090 Alsergrund. Culture, hospitals, short distances, coffee-house living (€8,000–13,000/m²). A lift is a must here.
Investors / buy-to-let: 1020, 1030, 1100, 1150, 1160. Solid lettability, plannable yields, lower entry prices.
Floor & lift: 4th floor without a lift means at least a 10% discount. Orientation: south or west balcony adds 5–8%. Owners' association: read the last three resolutions — quarrelling owners mean an expensive future. Deferred maintenance: old heating, leaking windows, a poor roof are hidden costs of often €30,000–80,000.
Check the reserve fund: a well-run association holds €50–150/m². Less is a warning sign — approved refurbishments then arrive as a special levy. Energy certificate: an HWB below 100 is good; above 200 will become a refurbishment obligation under the EU EPBD directive.
Stucco ceilings, herringbone parquet, three-metre rooms, sash windows — the refurbished Altbau condominium in 1010, 1080, 1090, 1180 or 1190 remains the most sought-after object in the city. Little supply, long-term value stability, high tenant demand.
Important before buying: current energy certificate, the owners' association reserve, approved refurbishments, rent regime (full MRG, partial or free). We check exactly that for you.
District, size, Altbau/new build, budget, use case.
ImmoScout24, willhaben + our Vienna agent network for pre-public objects.
Pre-check on energy, operating costs, building reserves, owners' association.
Price negotiation, condominium contract, notary, land register.
Personal testimonials from sellers, landlords and buyers in Vienna and the surrounding area – publicly verifiable on Google.
Köhler family
1190 Döbling · Townhouse, two children, moving to Lower Austria
„We sold our townhouse in Döbling because the kids needed more garden. Three agents came before – only IZY-Immobilien didn't promise the moon. Realistic price, clean plan, sold in three weeks. And the best part: he even helped us find a house in Klosterneuburg because he knows that market just as well."
Bachmair family
1020 Leopoldstadt · Renting, daughter's first apartment
„Our daughter moved abroad and we wanted to rent out her condo – without the usual tenant hassle. IZY-Immobilien found a vetted tenant in 10 days: credit check, contract, handover protocol, all sorted. Two years on we still get a WhatsApp whenever something needs clarifying."
Tomaselli family
Mödling · Single-family house with garden, three generations
„Our house in Mödling had been in the family since 1978. Emotionally hard to let go. IZY-Immobilien took 2.5 hours for the first viewing, listened in every room. We ended up 6% above our original limit – without a single hard push."
When you buy a condominium in Vienna, you buy not just square metres but a share in an entire building. Besides location, layout and condition, the owners' association documents are decisive – whether it is an Altbau flat in the 7th district or a new-build in Donaustadt.
Altbau apartments offer high ceilings and charm but often higher maintenance costs, and when rented they are usually subject to the regulated reference rent. New-builds score with energy efficiency, lifts and outdoor space but are often more expensive per square metre. The right choice depends on whether you will live there or rent it out as an investment.
Besides the price, expect real estate transfer tax (3.5%), the land register fee (1.1%), contract and escrow costs and, where applicable, an agent's commission. The purchase offer is binding – sign only once financing and document checks are complete.
Altbau offers ceiling height, character and central locations but higher running and refurbishment costs. New builds bring low energy bills, warranty and outdoor space at a higher price per square metre.
Budget €2.50–4.50 per m² per month including the maintenance reserve. Always review the last two management statements and the reserve balance before buying.
Realistic gross yields are 2.5–4%, lower in 1010 and higher in districts such as 1100, 1210 and 1220. Vienna's appeal is stability and capital preservation rather than high yield.
Altbau apartments in 1010, 1090, 1180 typically €7,000–12,000/m². New build 1020, 1030 €5,500–8,000/m². Outer districts (1100, 1210, 1220) €4,500–6,500/m². Buy-to-let yields currently 3.2–3.8% gross.
Altbau (built before 1945): character, high ceilings, often rent-cap. New build: efficient, low operating costs, no rent-cap, often investment-friendly. Decision depends on use (own use vs. yield) and personal taste.
Apartments bought as a tax-optimised investment. VAT-deductible, depreciation over 67 years, must be rented out long-term. Typical Vienna yield 3.0–3.8% gross. Available in 1020, 1100, 1210, 1220.
Real-estate transfer tax 3.5%, land-register entry 1.1%, notary/contract ~1.5%, agent commission max 3%. Total ancillary costs ~9–10% on top of the purchase price.
Mandatory: land-register extract (max. 14 days old), energy certificate (HWB + fGEE), condominium contract, partition plan / utility-value report, the last three annual statements, owners' meeting resolutions of the last three years and — for let apartments — the tenancy agreement. We check all of it for you, including the owners' association, the reserve fund and approved refurbishments.
Rule of thumb in Vienna: 2nd to 4th floor with a lift is most in demand — quiet, good views, well lit. Ground floor facing the street loses 8–15% in value, ground floor with garden or courtyard gains 5–10%. A top floor with terrace is premium (+15–25%). A 4th floor without a lift loses 8–12%.
For let apartments these decide your yield: tenancy agreements under the MRG are often tied to the Vienna reference value (single-digit €/m², adjusted annually). Free rents only apply to certain objects (new build from 1953, condominiums, contracts after 2002). Before you buy we check the tenancy-law status of every object.
It pays off when three factors line up: good location (short vacancy periods), a realistic purchase price (no premium mark-up) and a long horizon of at least 15–20 years. Average gross yield is 2.8–4.2%, net 1.8–2.8% after costs. Including historic appreciation of 3–4% p.a. in Vienna, total returns of 5–7% p.a. are realistic.
All apartments we currently market — Altbau, new build, buy-to-let — live from willhaben, plus exclusive off-market apartments from our portfolio.
All publicly marketed objects – photos, floor plan, energy certificate.
10–25 additional objects per quarter that are never listed anywhere.
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District, size, budget — we'll come back with matching listings and off-market options.
