Buying a property is a lifelong dream for many - but also one of the biggest financial decisions in life. This makes it all the more important to be optimally positioned from a tax perspective. With the 2025 tax year, changes will come into force that will affect property purchases in particular. We show you what you should pay attention to now in Vienna and Salzburg.
New tax framework for 2025
As of January 1, 2025, new regulations will apply to the acquisition of real estate - in particular with regard to real estate transfer tax, depreciation and use:
New special depreciation for climate-friendly properties
From 2025, properties that meet the highest energy standards (e.g. klimaaktiv Gold) can benefit from a special depreciation allowance of up to % in the first three years in addition to straight-line depreciation. This applies to both landlords and owner-occupiers. The regulation is based on the new special eco-expenditure allowance according to the 2025 tax reform.
New lump-sum value model for inheritance/gift
From 2025, a new flat-rate value model will be applied to inheritances and gifts, which will lead to higher tax assessments - in many cases closer to the actual market value. As a result, real estate transfer tax will increase in many cases.
Restrictions on secondary residences in Salzburg
In popular tourist regions such as Zell am See, stricter requirements for second homes will apply from 2025 - tax advantages will be increasingly eliminated there, depending on the dedication and municipal requirements. Fees and charges will be levied on the basis of the market value.
Differences between Vienna and Salzburg
Vienna: Promotion of social property
Subsidized condominiums in Vienna remain attractive due to favorable credit conditions and reduced construction costs - however, additional tax allowances for real estate transfer tax are not currently planned.
Salzburg: State subsidy instead of tax deduction
The state of Salzburg supports thermal refurbishments via subsidy programs - tax advantages result from nationwide depreciation regulations, but there is no additional investment deduction.
What real estate buyers should look out for now
- Obtain tax advice: The new legal situation is complex. Seek advice before signing a contract in order to secure benefits.
- Check financing structure: The mix of equity and debt financing influences tax deductibility.
- Declare your second home accurately: In Salzburg in particular, it must be clear whether the property is used as a main or secondary residence.
- Optimize restructuring plans for tax purposes: If you are planning modernizations, make targeted use of depreciation and subsidy programs.
Key Takeaways
- Special depreciation for climate-friendly properties available from 2025
- New flat-rate value model leads to higher real estate transfer tax on inheritances
- Salzburg: Stricter requirements and taxes for second homes
- Vienna: Subsidy models, but no new tax-free allowances for property
- Advice is mandatory in 2025 to avoid giving away tax benefits
Conclusion
The tax changes in 2025 will bring both opportunities and challenges. Those who plan early and seek advice can save thousands of euros. Whether in Vienna or Salzburg - it is now particularly important for real estate buyers to act in a tax-smart manner.
