Mortgage in Austria 2026
Current rates, purchase costs, subsidies and what applies after the KIM-V expiry
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Current mortgage rates in Austria (April 2026)
Fixed 10 years
from 3.15%
Fixed 20 years
from 3.35%
Variable (3M Euribor)
from 2.89%
ECB deposit rate
2.00%
Sources: OPTIFIN, durchblicker.at, OeNB. As of April 2026. Subject to creditworthiness and collateral.
A mortgage in Austria currently costs from around 2.89% per year for variable rates and from 3.15% for a 10-year fixed term. That is considerably less than the peaks of 2023, when rates topped 4%. The 3-month Euribor sits at roughly 2%, and the ECB deposit rate has been at 2.00% since June 2025. If you are buying before 30 June 2026, there is an extra reason to move: the Austrian government is waiving land registry and mortgage registry fees on purchases up to EUR 500,000 through its housing package. On a EUR 400,000 purchase, that saves about EUR 9,200 in fees you would normally have to pay.
This page covers everything you need to finance a property purchase in Austria: current rates, the lending rules that replaced the KIM-V regulation, a full breakdown of purchase costs and closing fees, mortgage options for foreigners and expats, provincial housing subsidies, and what documents you will need. All figures are based on data from the Austrian National Bank (OeNB) and the Financial Market Authority (FMA).
Types of property financing in Austria
Most buyers take out a Hypothekarkredit (mortgage secured against the property). There are other financing forms too, each with different terms and use cases.
Hypothekarkredit (mortgage)
The property itself serves as collateral, registered in the land registry (Grundbuch). Lower rates than personal loans. The standard option for buying a home.
Read our full guide →Bauspardarlehen (building savings loan)
Through a building society (s Bausparkasse, Wustenrot, Raiffeisen, ABV). Fixed rate for six years, government premium, loan amounts up to EUR 220,000.
Wohnkredit (home improvement loan)
For renovations, conversions, or energy upgrades. Often possible without a land registry entry, but at higher rates. Typically up to EUR 50,000.
Umschuldung (refinancing)
Replace your existing mortgage with a cheaper one. Worth it when the interest savings outweigh the early repayment penalty (max 1% of the remaining balance under VKrG section 16).
Lending rules after the KIM-V expiry
The KIM-V, a binding regulation that capped how much Austrian banks could lend for property, expired on 30 June 2025. The FMA replaced it with the WIK-Rundschreiben, a non-binding circular. The thresholds stayed the same, but banks now have more room to make exceptions.
Sources: FMA, WKO. Detailed guide: Mortgage rates after KIM-V
Fixed or variable rate?
Right now something unusual is going on: fixed rates for 10 years are close to, or even below, variable rates. This inverted yield curve is rare and means locking in a fixed rate is more attractive than usual. It will not last forever.
| Criteria | Fixed rate | Variable rate |
|---|---|---|
| Current rate (April 2026) | from 3.15% (10yr), from 3.35% (20yr) | from 2.89% (Euribor + margin) |
| Payment certainty | High: payment stays the same | Low: payment can increase |
| Risk if rates rise | None (locked in) | High: +1% Euribor = +EUR 83/month on EUR 300,000 |
| If rates fall further | You miss out | Your payment drops |
What a EUR 300,000 mortgage actually costs
Monthly payments and total interest over 25 years at different rates. The spread between the cheapest and most expensive offer can be substantial.
| Effective rate | Monthly payment | Total interest | Total cost |
|---|---|---|---|
| 2.89% (best variable) | EUR 1,401 | EUR 120,300 | EUR 420,300 |
| 3.35% (fixed 20yr) | EUR 1,468 | EUR 140,400 | EUR 440,400 |
| 3.90% (expensive offer) | EUR 1,551 | EUR 165,300 | EUR 465,300 |
The gap between the cheapest and most expensive: EUR 150 per month, EUR 45,000 in total interest. Getting at least three quotes is worth the effort.
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Purchase costs when buying property in Austria
Beyond the purchase price, expect 10-12% in additional costs. On a EUR 400,000 property, that is EUR 40,000-48,000. Factor this into your equity calculation.
| Cost item | Rate | On EUR 400,000 | Note |
|---|---|---|---|
| Property transfer tax (Grunderwerbsteuer) | 3.5% | EUR 14,000 | Not exempt |
| Land registry (Grundbucheintragung) | 1.1% | EUR 4,400 | Waived until 30.06.2026 |
| Mortgage registry (Pfandrechtseintragung) | 1.2% | EUR 4,800 | Waived until 30.06.2026 |
| Notary / lawyer (Vertragserrichtung) | 1-3% | EUR 4,000-12,000 | Contract drafting, escrow |
| Broker fee (Maklerprovision) | up to 3.6% incl. VAT | up to EUR 14,400 | Buyer-pays principle applies to rentals only, not purchases |
Sources: oesterreich.gv.at, durchblicker.at. Fee exemption per federal housing package (BMJ).
Fee exemption until 30 June 2026
Under the federal housing package, land registry fees (1.1%) and mortgage registry fees (1.2%) are waived for primary-residence purchases up to EUR 500,000 between 1 July 2024 and 30 June 2026. You must live in the property as your main residence for at least five years, otherwise the fees are charged retroactively.
Purchase EUR 300,000
~EUR 6,900
Saved
Purchase EUR 400,000
~EUR 9,200
Saved
Purchase EUR 500,000
~EUR 11,500
Saved
Deadline: 30 June 2026. Applies to natural persons purchasing residential property. Source: BMJ, WKO
Mortgages for foreigners and expats
If you hold an EU, EEA, or Swiss passport, Austrian banks treat you the same as an Austrian citizen. You can buy property and take out a mortgage with no extra approvals. The same WIK lending guidelines apply: 20% equity, 40% debt-to-income cap.
Non-EU nationals face an extra step. Property purchases require approval from the provincial land transfer commission (Grundverkehrsbehorde). Processing times vary: three to nine months depending on the province. You will typically need a valid Austrian residence permit. The strictest provinces are Tirol, Salzburg, and Vorarlberg, where second-home purchases are heavily restricted. Vienna and most other provinces are more straightforward for primary residences.
Housing subsidies in Austria 2026
The federal government allocated one billion euros for the 2024-2026 housing package. On top of that, each of the nine provinces runs its own subsidy programs. Vienna offers state loans at 1% fixed interest. Lower Austria provides a young family bonus of EUR 10,000. Upper Austria subsidizes the first 10 years of a mortgage at 1.50% fixed.
Eligibility and conditions differ by province. The application goes to your provincial government (Landesregierung). You can submit it in parallel with your mortgage application. A full overview of all nine provincial programs is available at INFINA.
Documents for a mortgage application
Personal documents
- Valid photo ID (passport or national ID card)
- Registration certificate (Meldezettel, Austrian main residence)
- Payslips from the last three months
- Tax returns (for self-employed applicants)
- List of existing debts and obligations
- KSV credit report (optional but recommended)
Property documents
- Purchase contract or binding offer (Kaufanbot)
- Land registry excerpt (Grundbuchauszug)
- Floor plans and building permits
- Energy performance certificate (Energieausweis)
- Cost estimates (for construction or renovation)
- Photos of the property
For a step-by-step walkthrough of the entire process, from the self-disclosure form (Selbstauskunft) to signing the contract, see our mortgage application guide.
Five things worth knowing before you apply
Use the fee exemption while it lasts
Buy before 30 June 2026 and save up to EUR 11,500 in land and mortgage registry fees. This deadline has not been extended so far.
Consider locking in a fixed rate
The inverted yield curve means 10-year fixed rates are close to variable rates. That is unusual and may not persist. Locking in now could save you money if rates climb later.
Get at least three offers
The spread between the cheapest and most expensive lender on a EUR 300,000 mortgage is around EUR 150 per month. A mortgage broker like durchblicker.at queries 60+ banks at once.
Budget for closing costs upfront
Banks sometimes finance part of the closing costs, but at higher rates. Having the full 10-12% in addition to your 20% equity puts you in a stronger negotiating position.
Apply for provincial subsidies in parallel
Every province has housing subsidy programs. You can submit the subsidy application alongside your mortgage application. Do not wait until after closing.
Frequently asked questions about Austrian mortgages
How much does a EUR 300,000 mortgage cost in Austria?
At 2.89% variable over 25 years, roughly EUR 1,401 per month and EUR 120,300 in total interest. At 3.35% fixed for 20 years, about EUR 1,468 per month. On top of the loan, budget 10-12% of the purchase price for closing costs.
How much equity do I need?
At least 20% of the total cost, including closing fees. For a EUR 400,000 property, that means around EUR 80,000-90,000. Some banks accept 10-15% but charge higher rates.
Can foreigners get a mortgage in Austria?
EU/EEA/Swiss citizens are treated like Austrians. Non-EU buyers need provincial approval from the Grundverkehrsbehorde, which takes 3 to 9 months. A residence permit is typically required.
What are the closing costs?
Property transfer tax 3.5%, land registry 1.1%, mortgage registry 1.2%, notary 1-3%, broker up to 3.6%. Total 10-12%. Land and mortgage registry fees are waived until 30 June 2026 for purchases up to EUR 500,000.
Fixed or variable: which is better right now?
The yield curve is inverted, so fixed rates (from 3.15% for 10 years) are close to variable rates (from 2.89%). If you want certainty, fixed is the safer choice. If you expect further ECB cuts, variable could cost less but carries risk.
Is there a fee exemption for buyers in 2026?
Yes. Until 30 June 2026, land and mortgage registry fees are waived for primary-residence purchases up to EUR 500,000. On a EUR 400,000 purchase, this saves about EUR 9,200. You must live there for at least five years.
What housing subsidies are available?
The federal government has a EUR 1 billion housing package (2024-2026). Each province has separate programs: Vienna offers state loans at 1% interest, Lower Austria has a EUR 10,000 young family bonus. Apply through your provincial government.
What changed after the KIM-V expired?
The binding KIM-V regulation expired 30 June 2025. The FMA replaced it with a non-binding WIK circular. The same rules (20% equity, 40% DTI, 35-year max) still apply as recommendations. Most banks follow them, but some now offer exceptions.
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