TL;DR – Selling a Rental Apartment in Austria in 2026
Who wants a Sell a Rented Apartment in Austria If you want to, in 2026, in addition to the property value, you must above all Lease Agreement, Scope of Application of the MRG, Fixed-Term Leases, and Sustainable Rental Income Take this into account. The sale terminates an existing lease. not automatically. For buyers, on the other hand, these are Yield, remaining term of the lease, and potential future costs crucial.
- Review the lease agreement: A change in ownership generally terminates an existing lease under the MRG not automatically.
- Setting the Right Price: Rental apartments should not with a flat-rate discount be evaluated. Rent, contract term, costs, and sustainable returns are key factors.
- Prepare documents: Lease agreement, value protection, payment summary, operating costs, reserve fund, and planned renovations are among the Key Information.
- Plan for special cases: Even a sale followed by Leasing back to the previous owner It's possible.
- Note regarding eviction: If the property is to be sold after eviction, the eviction proceedings provided for by law be concluded.
- Distinguishing Between Vienna and Salzburg: Regional market conditions and the specific situation under tenancy law influence Buyer Group and Sales Strategy.
- Include taxes in the calculation: Any potential real estate income tax should be considered even before determining the desired Net sales proceeds be taken into account.
In short: A rented condominium isn't automatically harder to sell—it just requires a a different valuation, the appropriate buyer demographic, and a marketing strategy tailored to the existing lease agreement.
One Selling a Rented Apartment in Austria – At first glance, that sounds much the same as selling a freehold condominium. In practice, however, there are significant differences. After all, buyers aren't just purchasing a property. They're also taking on a Existing lease agreement, including its economic and legal framework.
Especially in Vienna and Salzburg This can be a decisive factor in determining the purchase price and target audience. What is the current rent? Is it legally permissible? How much longer does the lease run? Does the Tenancy Act (MRG)? And when could the apartment actually be vacated?
Anyone who has already answered these questions Answered prior to marketing, creates transparency, and improves sales opportunities. We'll show you the The Seven Most Important Points for Homeowners and Buyers in 2026.
1. Selling a Rented Apartment: The Lease Agreement Is Key
First, the most important principle: Within the scope of the MRG, a change in ownership generally means not, ...that an existing master lease simply ends. Rather, the new owner steps into the Landlord's Position . A sale alone therefore creates No automatic right to terminate with respect to the tenant. The statutory protection against termination remains in effect.
This is especially important for buyers who plan to sell their apartment later use it yourself wish to. A rented apartment is not automatically available on short notice. Sellers should therefore under no circumstances raise expectations that cannot be legally fulfilled.
First and foremost, it is crucial that, Which tenancy law regime applies?. In addition to the full and partial application of the MRG, tenancy agreements not covered by the MRG are more strongly governed by the provisions of the ABGB be characterized by. The legal classification should therefore always object-specific take place.
Tip: Let the existing lease agreement Check before the launch. Fixed terms, termination provisions, value protection, and ancillary agreements are part of the Sales Due Diligence.
2. New rules regarding fixed-term contracts will take effect in 2026
Who wants a Selling a Rented Apartment in Austria If you want to, the one that has been since January 1, 2026 Pay special attention to the applicable changes.
For new or renewed residential lease agreements falling within the full or partial scope of the MRG, the The minimum term is generally five years. For „small“ landlords who are not considered business owners under consumer protection law, a minimum three-year fixed-term contract be possible.
Another important point for buyers: Tenants can enter into a fixed-term residential lease agreement after one year has passed in compliance with a a three-month notice period ending on the last day of the month cancel.
Where the MRG applies in full, there is an additional economic factor: In the case of a fixed-term lease, the maximum allowable base rent by 25 percent.
Thus, the drafting of the contract influences directly the potential return and thus also its appeal to investors.
3. The selling price requires a different approach
An owner-occupied condominium and a rented apartment often different buyer groups to.
When an apartment becomes available, Location, Condition, Amenities, and Owner-Occupancy in the foreground. With a rented apartment, on the other hand, the current income more into the center. The object is thus increasingly becoming the Investment.
For investors, the following are particularly important: sustainable rental income, ongoing operating costs, reserves, potential investments, and the remaining term of the lease. The underlying valuation logic is based on the income approach: The key factor is the sustainably achievable or expected net income.
A flat-rate deduction based on the principle that „Rented means 20 percent less“ would therefore be unreliable. The greater the discrepancy between the current contractual rent and a sustainable achievable rent, and the longer it will be before the property is no longer tied to a lease, the greater the economic difference from the free market value of the apartment may be.
Pro tip: Don't just rate the apartment. Rate The Apartment and the Lease Agreement as an Economic Unit.
Read also: Key Metrics for Real Estate Investments
Special Case: Selling Your Apartment and Continuing to Live There as a Tenant
A specific option may be of interest to homeowners who want to sell their apartment but don't want to move out yet. This applies, for example, to older people, who want to free up capital from their property and are considering moving to a retirement community or nursing home at a later date.
An example we worked on illustrates how this might look in practice: Salzburg:
The property was a 3-room condominium in the Andräviertel/Train Station area. The owner wanted to sell the apartment, but at the same time wanted to continue to live there for another ten years. The solution: The apartment was designated as Investment Property Listed for Sale and a market-standard Leasing back to the previous owner prepared.
So it was clear to potential buyers right from the start: they were purchasing a Rented apartment with a lease already in place. At the same time, it was necessary to take into account that, after the owner moved out at a later date, a Electrical renovation would be required for a future lease. A specific offer had already been obtained for this prior to the sale, and at the Pricing takes into account.
| Key point | Implementation |
|---|---|
| Object | 3-Bedroom Condo |
| Location | Salzburg-Andräviertel/Train Station |
| Strategy | Sale as an Investment Property with Leaseback |
| Planned Lease Term | 10 years |
| Rent | Re-leasing at Market Rates |
| Future Renovation Needs | Electrical renovation |
| Marketing Period | 3 months |
| Tours | 7 prequalified prospective buyers |
In addition, for marketing purposes, obtained all relevant documents from the property management company and professionally photographed the property. After Seven tours with pre-qualified prospective buyers This was followed by the preparation of the purchase offer and overseeing the sale through to the notary appointment. After three months on the market The sales process was successfully completed.
Practical tip: Anyone who Selling a Rented Apartment in Austria wants to and intends to continue living there as a tenant, should Plan the Sale and Leaseback Together from the Start. The lease term, rent amount, future renovation needs, and the interests of potential investors influence the Marketing Strategy and Pricing.
This model can be particularly beneficial for older homeowners, as an interesting option Explain: Real estate assets become available through sale, while the the current living situation can remain unchanged for the time being. Whether such an arrangement makes economic and legal sense in a particular case, however, should be inspected individually before sale.
Special Case: Eviction Before the Sale of a Rented Apartment
A special situation arises when a rented condominium, following a Eviction sold should be done. For example, if the tenant stops paying rent or fails to move out when the lease ends, the owner may Do not clear it out on your own or simply replace the lock.
An eviction is only possible with a final and binding eviction order and through the Executor Permissible. The process can range from a demand letter and notice of termination to an eviction lawsuit and an eviction order, and ultimately lead to enforcement; in practice, it usually takes three to six months.
After the evacuation, the Condition of the apartment inspected and documented ... Necessary cleaning or renovation work can then be coordinated so that the condominium Back on the market is and can be sold.
Read more about eviction: For property owners in Salzburg, you can find more information at Delogation condominium Salzburg and for property owners in Vienna at Delogation condominium Vienna.
4. Sellers should prepare these documents
The better the lease documented The more transparent it is, the easier it is for a prospective buyer to evaluate the investment.
In contrast, incomplete documentation quickly leads to follow-up questions. In the worst-case scenario, this results in Uncertainty and Price Cuts. Documents that allow you to Ownership, Lease, Current Income, and Potential Future Costs make it understandable.
Checklist for Sellers
| Document / Exam | Why is it important? | Done? |
|---|---|---|
| Current Lease Agreement | Basis of the Existing Lease Agreement | ☐ |
| Amendments and Side Agreements | Prevents surprises for buyers | ☐ |
| Term and Remaining Term | Important for Availability and Rating | ☐ |
| Current Base Rent | Basis of the Income Statement | ☐ |
| Preservation of Value | Relevant to future rental income | ☐ |
| Rent Payment Summary | Demonstrates good payment habits | ☐ |
| Operating Cost Documentation | Important for recurring charges | ☐ |
| Information on Reserves | Relevant to future costs | ☐ |
| Energy certificate | Part of the property information | ☐ |
| Land Registry Records | Documents ownership and encumbrances | ☐ |
| WEG Documents | Relevant to Rights and Obligations | ☐ |
| Planned Renovations | May affect the return and purchase price | ☐ |
In the case of condominium ownership, you should also Accessories and rights of use clearly documented . Basements, garden areas, or other ancillary properties may be legally attached to the condominium unit. The collection of deeds contains information on this, such as Condominium Ownership Agreement and Utility Value Appraisal become relevant.
5. Buyers shouldn't just look at the monthly rent
One high gross rent doesn't make for a good investment just yet.
Anyone buying a rented apartment should therefore check to see if, what yield actually remains on a sustainable basis. These include the legal admissibility of the rent, value preservation, non-pass-through costs, reserves, and foreseeable investments.
Checklist for Buyers
| Exam Question | Why is it important? |
|---|---|
| Which tenancy law regime applies? | Defines essential rights and obligations |
| Fixed-term or permanent? | Affects planning and evaluation |
| How much longer does the contract run? | Important for future personal use |
| Is the rent legally permissible? | Excessive returns are not sustainable |
| Has a value guarantee been agreed upon? | Relevant to future revenue |
| Does the tenant pay on time? | Indicates the quality of the cash flow |
| How much is the reserve fund? | Important for Upcoming Renovations |
| What measures are planned? | May reduce net income |
| Are there any side agreements? | May include additional obligations |
| What is the net return? | A key factor in the investment decision |
Especially in Vienna, the Tenancy Law Classification for Traditional Older Apartments plays an important role. The permissible rent level there can be significantly influence long-term returns.
Read also: Selling an Apartment in Vienna
6. Vienna and Salzburg require different sales strategies
Who wants a Selling a Rented Apartment in Austria should not only consider legal factors. The The regional market determines the strategy.
In Vienna, the median price for condominiums in 2025 was 5,212 euros per square meter. In the state of Salzburg, the figure was 4,968 euros per square meter. The figures for 2024 were 4,940 and 4,926 euros, respectively.
However, these changes must not should not simply be interpreted as mere price increases, because the mix of properties sold is changing.
For the first quarter of 2026, the analysis indicates a rise in the Austria-wide housing price index of 3.5 percent compared with the same quarter of the previous year. Existing housing stock also stood at up 3.5 percent. Complete regional transaction figures for the full year 2026 are not available as of the date of this report No earlier than August 11, 2026.
In Vienna, salespeople should, in particular, Older Building, MRG Classification, and Permissible Rent document thoroughly. In Salzburg, high property prices are met with a market in which, for certain buyers, there is also Issues Related to Real Estate Transactions and Second Homes may be relevant.
Here you'll find more useful information:
Sell an Apartment in Salzburg
Real estate agent Salzburg
Real estate agent Vienna
7. Taxes should also be taken into account before the sale
In the case of a sale of a private residence for consideration, Real estate income tax arise.
The WIFI materials distinguish, among other things, between so-called New and Existing Cases. Since April 1, 2002 For real estate acquired for consideration, the capital gain is generally taken into account. According to the document, the special tax rate is 30 percent. Different calculation rules apply to certain existing portfolios.
A rented apartment generates special attention. Tax benefits and prior expenses may affect the specific calculation. The WIFI tax documents also note that since April 1, 2012 In general, the sale of private real estate is subject to income tax, unless an exemption applies.
Tip: Clarify your tax situation Before setting the net sales target. The purchase price listed in the contract is not necessarily the amount you will actually receive.
Key Takeaways: Selling a Rented Apartment in Austria in 2026
- The lease agreement remains in effect: A sale does not automatically terminate an existing lease under the MRG.
- Check MRG: Full application, partial application, or the ABGB can result in significant economic differences.
- Please note the new rules regarding fixed-term contracts: As of 2026, longer minimum fixed-term periods generally apply; exceptions are possible.
- Yield Instead of Just Price Per Square Meter: Investors primarily evaluate sustainable cash flow and risks.
- Prepare all the necessary documents: A lease agreement, payment details, value protection, a reserve fund, and WEG documents build trust.
- Plan for Special Cases Early: Re-leasing to the previous owner or evicting the tenant before the sale requires a tailored strategy.
- Consider Vienna and Salzburg separately: Tenancy laws and regional conditions vary.
- Calculate ImmoESt in a timely manner: The tax can have a significant impact on the actual net proceeds from the sale.
Conclusion: Rental apartments need the right buyer group
A rented condominium is not necessarily harder to sell. She is, above all, sell differently.
While owner-occupiers are often looking for an apartment that’s available quickly, investors are interested in Predictable income, a legally sound lease agreement, and predictable costs. This is exactly where the opportunity lies: A properly documented lease agreement can turn a supposed disadvantage into a a clearly defined investment do.
Even unusual circumstances do not necessarily preclude a sale. If, after the sale, the previous owner is to stay in the apartment as a tenant Or, following problems with a lease, is there first a Eviction If this is feasible, the process, costs, timeframe, and marketing strategy must be planned accordingly.
Anyone who, in 2026, Selling a Rented Apartment in Austria Therefore, if you want to, you should Considering Valuation, Lease Law, and Marketing Together. In Vienna and Salzburg, we also have in-depth knowledge of the regional market.
Are you still wondering whether selling is the right decision right now? Be sure to read our article as well Sell or Rent a Property in Salzburg.
Are you looking to sell your rental apartment in Vienna or Salzburg? Kroy Real Estate is here to help you with Assessment, document review, positioning, and targeted marketing to the right buyer groups.
Are you looking to sell your rental apartment?
Whether Existing lease, re-leasing to the previous owner, or sale following eviction: A rental apartment requires a marketing strategy that is tailored to the legal situation, the property, and the right buyer group.
Kroy Real Estate is here to assist you in Vienna and Salzburg From the evaluation and preparation of the documents to positioning the property as an investment opportunity, through to Professional marketing and sales processing.
Are you thinking about selling your rental apartment? Talk to us about your current situation. We'll show you, Which sales strategy makes sense for your property.
FAQ – Selling a Rented Apartment in Austria
Can you sell a rented apartment in Austria?
Yes. In principle, a rented condominium can be sold. However, under the MRG, a change in ownership terminates the existing primary lease agreement not automatically. Rather, the buyer assumes the Landlord's Position Therefore, the lease agreement, rent, lease term, and other provisions should be carefully reviewed before the property is listed.
Can the new owner give the tenant notice to vacate after the purchase?
The purchase of a rented apartment alone, within the scope of the MRG, No automatic right to terminate. This is especially important if a buyer plans to live in the apartment themselves later on. Therefore, before making the purchase, it should be clarified whether, Which tenancy law regime applies, and what options for termination actually exist?.
Is a rented apartment worth less than an unrented one?
Not automatically. A flat-rate deduction based on the principle „Rented means 20 percent less“ should not be used as a basis. Among other factors, the following play a role in the evaluation: Rent amount and legal sustainability, contract term, value preservation, operating costs, reserves, and future investments plays a role. For investors, the most important factor is the sustainably achievable return the focus.
What documents do I need when selling a rented apartment?
Among the most important documents are the Current lease agreement, including amendments and side agreements, information on rent and value preservation, rent payment schedules, information on operating costs and reserves, as well as land registry, WEG, and energy performance certificate documents. Any renovations that have already taken place or major future investments should also be presented transparently.
Can I sell my apartment and then continue to live in it myself?
Yes, such a design can be considered Sale followed by lease-back be planned. In our case study from Salzburg, a three-bedroom condominium was sold, and at the same time, a Re-leasing to the previous owner at market rates for an additional ten years prepared. This model can be particularly appealing to older homeowners who wish to access capital from their property while maintaining their current living situation for the time being.
What should buyers pay special attention to when purchasing a rented apartment?
Buyers should not focus solely on the monthly rent or the gross yield. What is particularly important is the Applicable rental law, fixed-term leases and remaining lease term, the legal validity of the rent, value protection, the tenant’s payment history, reserves, and planned renovation measures. The key factor is which the actual net income remaining.
Can an apartment be sold after an eviction?
Yes. Once the apartment has been vacated, it can be prepared for the market and then sold ... The condition should be documented; any necessary cleaning and remediation measures can then be coordinated. However, the owner may not evict the tenant Do not carry out on your own initiative. It sets a final and binding eviction order in advance and is carried out by the executor. More on this topic: Delogation condominium Salzburg and Delogation condominium Vienna.
How long does an eviction take before a planned sale?
The existing Kroy article generally specifies the following for the entire process in practice: three to six months. The process ranges from a demand for payment and termination of the lease to an eviction lawsuit and an eviction order, and ultimately to enforcement by a bailiff. However, the proceedings may be prolonged.
What is particularly important when selling a rented apartment in Vienna?
In Vienna, especially when The classification of classic older apartments under rental law be decisive. Sellers and buyers should therefore determine which tenancy law regime applies and what rent is legally permissible. These factors can influence the sustainable income and, consequently, the apartment's value influence.
What should you keep in mind when selling a rented apartment in Salzburg?
In addition to the lease agreement, income, and general property information, the marketing strategy should focus on the The Salzburg Market and the Specific Buyer Group be tailored. For certain buyers, it is also possible to Issues Related to Real Estate Transactions and Second Homes be relevant. For an apartment marketed as an investment property, the key financial data should be presented in a transparent manner to prospective buyers.
Is real estate income tax due when selling a rented apartment?
In the case of a private real estate sale for consideration, Real estate income tax arise. The specific calculation depends, among other things, on the date of acquisition and any special tax considerations. Therefore, especially in the case of a previously rented property, the tax situation should must be clarified on a case-by-case basis before the desired net sales proceeds are determined.
Should I renovate a rented apartment before selling it?
That depends on the property, the lease agreement, and the sales strategy. In the case of a rented apartment, you can Future investments will also be relevant to investors. In our case study from Salzburg, for example, an offer was made even before the sale for a service that would be needed later Electrical renovation ...were obtained and factored into the pricing. This allowed prospective buyers to better estimate the future costs.
External sources:
- Federal Legal Information System (RIS): https://www.ris.bka.gv.at/
- Tenancy Law Act (MRG) in the RIS: https://www.ris.bka.gv.at/GeltendeFassung.wxe?Abfrage=Bundesnormen&Gesetzesnummer=10002531
- City of Vienna – Rent Calculator: https://www.wien.gv.at/wohnen/wohnbautechnik/pruefen/mietenrechner.html
- Statistics Austria: https://www.statistik.at/
- Federal Ministry of Finance: https://www.bmf.gv.at/
