Austria 2026: what changed for foreign buyers

Austria changed less in 2026 than several Southern European markets, and that is useful to know when a buyer asks whether the rules are about to move. This briefing separates what is stable, what is reported and what is only a plan, as of 12 October 2026. It is for agencies and developers.

What has stayed the same

• The nine states still decide who may buy, under their own land-transfer laws. Third-country buyers need provincial approval, and EU, EEA and Swiss citizens are treated as Austrians for this purpose, according to the summaries we read.
• The leisure-residence rules in Tyrol, Salzburg and Vorarlberg still apply to EU buyers too.
• An Austrian law firm describes the transfer tax as 3.5 percent for an ordinary paid purchase, with registration at 1.1 percent of the price, in its 2026 note.

Nothing we read describes a federal change to the approval system in 2026. One summary mentioned official guidance dated 1 January 2026 that standardised the approval requirements, but it came from one page and we could not confirm it, so do not quote it to clients.

Mortgages: the rule is gone, the habits remain

The regulation that capped loan-to-value and debt-service ratios expired on 30 June 2025. Market reports say banks have more room and that transactions picked up in the first half of 2026, but that banks still ask for around 20 percent equity and a debt-service ratio well below 40 percent of net income, and ask non-residents for more equity. These come from mortgage-broker and market pages, not from the central bank, so ask the bank directly.

A housing support package for 2024 to 2026 offered lower interest rates on loans up to EUR 200,000, with an application deadline reported as 1 July 2026. It is aimed at home owners who live in Austria and is not a matter for most cross-border buyers. Do not mention it unless a buyer qualifies.

Short-term rentals: Vienna is the one to watch

A June 2026 press article describes plans by the city of Vienna.

• an official registration number in every listing
• platforms checking the numbers and removing invalid listings
• fines for commercial providers of up to EUR 50,000
• at least 80 percent of a building's usable area to remain residential

The article describes these as proposals under negotiation with a coalition partner, with entry into force possible in 2026. We could not confirm that they have been enacted. Before you sell an apartment to a buyer who wants to let it to tourists, ask the city, and never describe the plan as law.

In Tyrol, Salzburg and Vorarlberg the question is different: it is the leisure-residence rule, not a rental licence, and it can decide whether a holiday home may be used at all.

Money-laundering supervision is getting closer

Austria's anti-money-laundering rules for estate agents sit in the Trade Code. The Chamber of Commerce says Austria was due to be reviewed by the international Financial Action Task Force in 2025, with a focus on the financial intelligence unit and the link to the businesses that must report. Expect more attention on agents.

The EU Anti-Money Laundering Regulation is reported to apply from 10 July 2027 and to treat estate agents as obliged entities, with checks for occasional transactions of at least EUR 10,000. Those dates and figures come from legal-tech and law-firm summaries and should be checked against the text of Regulation (EU) 2024/1624. Update your onboarding now.

Residence: do not sell it

We did not find a source that says buying a home gives a right to reside in Austria. Third-country buyers who want to live in Austria need a residence title under the migration rules. Do not suggest that a purchase leads to residence, and send the buyer to a migration lawyer.

Questions buyers now ask, and honest answers

• Can I buy anywhere in Austria with an EU passport? From the land-transfer permit point of view, as we read it, yes, but municipal leisure-residence rules can still stop a holiday home.
• How long does approval take for a non-EU buyer? Sources say weeks to several months.
• Is the mortgage easier than last year? The regulation expired, but banks keep internal limits, and non-residents are asked for more equity.
• Will Vienna ban short-term lets? A set of strict rules was announced as a plan. Check the current status.

What to do with this

• stop describing 2026 as a year of new foreign-buyer rules in Austria: most of the rules are the same
• ask the bank, not a broker blog, for non-resident mortgage terms
• check the city and the municipality before you promise rental use
• update your client checks for the 2027 EU standard
• keep a dated note of what you tell buyers about approval times

Working with D.H. Realting

D.H. Realting is a trilingual (Russian, English, Polish) overseas-property platform. We introduce buyers, including expats and cross-border buyers, and support the process. Agencies that handle the deal locally and want to be introduced to such buyers can contact us through our partners page.

This briefing is informational only and is not legal, tax or investment advice. Facts were checked on 12 October 2026 from the sources named in the text; rules change, so confirm with a local lawyer before relying on any point.