2024 edition
Architecture should always reflect its time and setting, but also strive for timelessness. — Frank O. Gehry
editorial
03
Dear Reader,
tured in our twelfth edition of the First Vienna Residential Market Report, a joint publication by BUWOG and EHL Immobilien. Substantial excess demand has been forecast in the coming years; even so, the year 2024 will see some exciting projects being completed. Our report has been a valuable reference work for customers and business partners for twelve years now. We combine results from data collected for the year with in-depth research, generating comprehensive market know- how that flows directly into our projects and services. The First Vienna Residential Market Report shares our knowledge by providing a valuable insight into the Vienna housing market. The wealth of content in the report benefits investors and owner-occupiers on several levels, especially in these uncertain times. Apart from that, the report provides a solid source of infor- mation for the many home seekers in Vienna, and no less importantly, city planners, municipal departments, scientific institutions, institutional investors, and other stakeholders. We have every reason to look forward to the New Year. We wish you an exciting read and a successful 2024 on the Vienna housing market.
The Vienna housing market still provides a host of potential for developers despite all the challenges that the real estate business, or parts of it, have been facing. This is mainly due to continued high demand. High inflation has led to increases in land and construction costs, with many property devel- opers temporarily postponing new projects with kick-off dates planned for 2023. This may be an understandable reaction from a business point of view, especially regarding affordable new living space, but it has not promoted ef- forts towards striking an ideal balance between (affordable) supply and demand. Substantial excess demand has been fore- cast in the coming years due to the declining construction project completion rates. Even so, the year 2024 will see some exciting projects being completed. Current market activity anal- ysis and risk-potential assessment are more im- portant than ever considering the tense global economic situation, which is set to continue posing challenges for the real estate business. However, there is also enough reason to be op- timistic for 2024. Inflation seems to be levelling out, and Austria’s new KIM ordinance regulat- ing consumer real estate financing – already a hotly discussed topic last year – should be freeing up financing options for private and institutional investors. This is a highly favour- able development that should benefit property developers and home seekers alike. We are pleased to once again provide this overview of current developments in all their breadth with trends and opportunities fea-
Yours sincerely,
Mag. Daniel Riedl, FRICS Director, Vonovia SE
Andreas Holler, BSc Managing Director of BUWOG Group GmbH
KommR Mag. Michael Ehlmaier, FRICS Managing Partner of EHL Immobilien GmbH
Karina Schunker, MA MRICS Managing Director of EHL Wohnen GmbH
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
11
Vienna’s population Vienna’s population is constantly growing and creating a need for new living space every year.
18
Vienna’s districts in detail The districts of Vienna have seen remarkable construction activity with dynamic development in the real estate property sector; this has greatly contributed to the constant state of flux and renewal in Vienna’s cityscape.
38
66 Cross-generational co-living
Superb references Selected real estate projects from BUWOG and EHL feature outstanding architecture, sustainable construction, and innovative concepts.
Residential buildings of the future will be providing space across the generations – singles and families, young and old.
contents
05
Editorial
03
The districts of Vienna
References BUWOG & EHL
05 06 07
17 18
66 68
Table of contents BUWOG Group GmbH EHL Wohnen GmbH
Living in Vienna 1010 Wien · Innere Stadt 1020 Wien · Leopoldstadt 1030 Wien · Landstraße 1040 Wien · Wieden 1050 Wien · Margareten 1060 Wien · Mariahilf 1070 Wien · Neubau 1080 Wien · Josefstadt 1090 Wien · Alsergrund 1100 Wien · Favoriten 1110 Wien · Simmering 1120 Wien · Meidling 1130 Wien · Hietzing 1140 Wien · Penzing 1150 Wien · Rudolfsheim-F. 1160 Wien · Ottakring 1170 Wien · Hernals 1180 Wien · Währing 1190 Wien · Döbling 1200 Wien · Brigittenau 1210 Wien · Floridsdorf 1220 Wien · Donaustadt 1230 Wien · Liesing
EHL / Wildgarten BUWOG / DECK ZEHN EHL / Wohnen auf der Schmelz BUWOG / Schöneck 13 EHL / TIMBERLAA BUWOG / RIVUS VIVERE
20 22 24 26 28 30 32 34 36 40 42 44 46 48 50 52 54 56 58 60 62 64
70 72 74 76 78 79 80
Residential market
09 10 11
Ownership structure Demography Austria Demography Vienna Households in Austria Households in Vienna
Closing words Glossary Imprint
12 13
14 16
Sinus-Milieus ® On the go in Vienna Trend theme: Crossgenerational co-living
38
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
BUWOG Group GmbH
Living in happiness
BUWOG Group GmbH possesses a high- quality property portfolio currently comprising around 21,480 units in Austria. The company also has around 6,680 residential units cur- rently under development, mostly located in Vienna. Many awards at national and international level reflect the achievements that BUWOG has made on the real estate market. This success especially reflects the outstanding accom- plishments of our 396 committed employees demonstrating their team competence, com- mitment, and professionalism every day. BUWOG Group GmbH has been a wholly owned subsidiary of Bochum-based Vonovia SE, Germany‘s leading housing company, since January 2019.
BUWOG Group GmbH has become an established leader amongst private full- service suppliers on the Austrian res- idential real estate market with more than seventy years of experience to
look back on. Glücklich wohnen – happy living: BUWOG has always
strived to create the best living expe- rience for the company’s customers by providing unique expertise in planning, construction, marketing, and management and administration of real estate properties.
Our daily work relies on expertise in every aspect of construction and living, know-how accumulated over years and still constantly growing into the future. Our business activities are based on three core areas: sustain- able asset management for tenancy and inventory; property sales; and property development. We cover the entire value chain in Austria’s residential property sector, always striving to meet our customers’ demanding requirements on quality.
EHL Immobilien Gruppe
07
We stand for real estate
EHL Wohnen GmbH is part of the EHL Immobilien Group and one of the leading estate agents in Greater Vienna. Apart from arranging rented, occupier-owned and investment contracts as well as brokering land and houses, the company operates in property development consulting for developers with advice on planning and market- ing for their projects. EHL Immobilien was founded in 1991, and is one of Austria‘s leading residential property service suppliers with around two hundred em- ployees specialising in residential, commercial, and investment properties. Our range of services includes estate agent services, property valuation, asset and portfolio management, and market research and invest- ment consulting.
Chamber of Commerce that the company has received eleven times in a row. EHL has also received thirteen Cäsar awards, and has been named Austria’s greatest real estate brand, again twelve times in a row. In 2023, EHL arranged 1,750 residential unit deals (rental, property, investment) and 60,000 square metres of office space, commanding a total transaction volume of 700 million euros. The annual volume from the fast-growing property valuation segment amounts to around 18 billion euros. The company’s exclusive part- nership with the BNP Paribas Real Estate global service provider secures a global framework for the EHL Group with market know-how in twenty-three countries.
EHL has received many awards. These include the IMMY quality award from the Vienna
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
Innovation is the ability to see change as an opportunity, not a threat. — Steve Jobs
ownership structure
09
Vienna’s housing market has an unusual distribution of ownership in contrast to Austria’s other eight federal states. Just over three-quarters, or 75.5 percent, of main residences totalling around 969,229 are rental apartments. Nearly half of these rental properties, around 56 percent, are owned by the City of Vienna or non-profit building associations, and, as such, take up a major part of the capital’s social housing.
The percentage of owner-occupied apartments in Vienna corresponds to the national average, but this type of housing is less common on the Vienna market. Single- family homes are in high demand across the country but are less represented in Vienna due to the urban setting.
Housing stock 2023
Austria
Vienna
Absolute figures
Absolute figures
4,067,500
969,229
Total apartments as main residence
1,490,739
51,369
Owner-occupied houses
467,763
136,661 731,768 202,569 210,323 318,876
Owner-occupied apartments
1,716,485 276,590 681,306
Rented
Social housing
Cooperative housing
758,589
Other rentals
392,514
49,431
Other
Source: Statistics Austria, deviations possible due to rounding differences
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
demographics of austria
Austria had a population of 9,104,772 people in 2023 – a figure that is expected to increase further. One of the main reasons for this demographic growth lies in Austria‘s exemplary infrastructure, its extensive social benefits, and the diverse range of leisure activities that the country has to offer. Austria provides a varied range of housing options and living environments valued by locals, newcomers, and investors alike.
Demographic outlook for Austria 2023 to 2080
Age profile of population as at January 1, 2023
9,104,772
10,235,200
Population
> 65 years 19.56%
19.35%
10,000,000
0-19 years
8,000,000
A
6,000,000
Ø age 43.2 years
61.09%
4,000,000
20-64 years
2,000,000
Year
0
2000 2010
2030 2040 2050 2060
2070
2023
2080
Forecast to 2080
→ In 2080, more than 10 million people will be living in Austria. → 29.1% of the population will be 65 years or over. → The number of people in Austria below the age of 20 will decrease to 18.74%. → This corresponds to an increase by 12.4%.
demographics of vienna
11
Reaching the two million mark at the end of 2023, Vienna is set to become one of Europe’s five largest cities sooner than anticipated. This and the constantly growing population will lead to a substantial rise in demand for new living space in Austria’s federal capital.
Demographic outlook for Vienna 2023 to 2080
Age profile of population as at January 1, 2023
2,457,662
1,982,097
> 65 years 16.4%
0-19 years 19.4%
Population
2,000,000
W
Ø age 41.0 years
1,750,000
20-64 years 64.3%
1,500,000
Year
1,250,000
1990
2000 2010
2030 2040 2050 2060
2070
2023
2080
Forecast to 2080
→ In 2080, approx. 2,457,662 people will be living in Vienna. → This corresponds to an increase by 24.0%. → 26.03% of the population will be 65 years or over. → The number of people in Vienna below the age of 20 will decrease to 17.86%.
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
households in austria
Single-family homes are still highly popular as a form of housing in Austria, but there is also a definite shift towards smaller household structures with an average of 2.19 people per household in 2022. This trend seems set to continue; the number of private households will grow to 4.6 million by 2050 according to forecasts from Statistik Austria, 41.9% of which will be single- person households. These changes and pressing climate issues call for realignment in urban planning.
Private households in Austria Forecast for single and multiple-person households 2023 to 2060
Households
3,000,000
2,705,475
2,516,794
2,500,000
1,954,210
2,000,000
1,562,191
Single-person households
1,500,000
Multiple-person households
1,000,000
500,000
0
Year
2023
2060
Forecast to 2060
→ One-person households: up by 25.1% → Multi-person households: up by 7.5% → Private households: up by 14.2%
households in vienna
13
There were around 969,229 private households in Vienna in 2023 with an average household size of just 2.04 people. The ongoing trend towards shrinking households especially affects Vienna, leading to a growing need for new living space to be covered by increased construction activity.
Private households in Vienna Forecast for single and multiple-person households 2023 to 2060
Households
611,605
585,767
600,000
528,505
500,000
440,724
400,000
Single-person households
300,000
Multiple-person households
200,000
100,00
0
Year
2023
2060
Source: WKO Statistik
Forecast to 2060
→ One-person households: up by 33.0% → Multi-person households: up by 15.7% → Private households: up by 23.0% → Around one million households in Vienna by 2030
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
sinus-milieus ®
Who live
Sinus-Milieus ® constitute a model that groups people according to their basic attitudes and lifestyles. Sinus-Milieu groups differ with regard to their consumer behaviour, lifestyle, and living environment.
traditional milieus
Upper Class/ Upper Middle Class
Conservative Established The old structurally conservative elite: classic ethics of responsibility and hard work as well as claims to exclusivity and status; optimistic attitude, high self-confidence, desire for order and balance Traditionals The older generation with a longing for law and order: anchored in the petty-bourgeois and traditional blue-collar culture; unpretentious adaptation to need
CONSERVATIVE ESTABLISHED
POS
Middle Middle Class
central milieus
NOSTALGIC MIDDLE CLASSES
Nostalgic Middle Classes The system-critical erstwhile middle class: desire for stable conditions and appropriate status together with criticism of prevailing conditions; overwhelmed by, and apprehensive of, social decline, feeling of being left behind by the current political and media mainstream; longing for the ”good old times“ Adaptive Pragmatists The flexible benefit-oriented mainstream: distinctive prag- matism as an approach to life, high degree of willingness to adapt and work hard; utilitarian philosophy, but also a desire for fun and entertainment; pronounced need for roots and belonging Progressive Realists The trendsetters: willingness to change, pronounced prob- lem awareness of global challenges; synthesis of responsibi- lity and self-realisation, disruption and pragmatism, success and sustainability, party and protest
Lower Middle Class/ Lower Class
TRADITIONALS
CONSUMPTION ORIENTED
BASIC ORIENTATION
Traditional values
Moderni
Source: INTEGRAL Markt und Meinungsforschungsges.m.b.H.
15
es how?
upper class
High Achievers The globally oriented modern elite with an optimistic view of future progress: efficiency, personal responsibility, and individual success take top priority; global economic and liberal thinking; economic rationality as the benchmark in every sphere of life; high technology and digital affinity Postmaterialists The cosmopolitan critics of society and zeitgeist: diverse culture-oriented, cosmopolitan interests but critical of globalisation; proponents of post-growth economy and sustainability, non-discriminatory conditions and diversity Cosmopolitan Individualists The avant-garde individualistic lifestyle: mentally and geo- graphically mobile, connected online and offline; in search of new frontiers and unconventional experiences, solutions and achievements; excellent self-expression skills
HIGH ACHIEVERS
COSMOPOLITAN INDIVIDUALISTS
STMATERIALISTS
PROGRESSIVE REALISTS
ADAPTIVE PRAGMATISTS MIDDLE
HEDONISTS
the modern lower class
Consumption Oriented The lower class striving for orientation and involvement: belonging and keeping up with the lifestyle and standard of living of the broad middle class, but hampered by accumu- lated social disadvantage and exclusion; feelings of being left behind, bitterness, and resentment Hedonists The (lower) middle class hungry for new experiences, living for the moment: fun in the here and now; balance between professional adaptation and leisure escapism; refusal to accept mainstream conventions, heavy identification with peer group
isation
Reorientation
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
On the go in Vienna
Vienna is connected by a network of roads totalling around 2,800 kilometres. Public transport users benefit from more than 500 km of routes in total covered by Vienna’s public transport system. The city’s well-developed cycling infrastructure has a total length of around 1,700 km with opportunities to explore the surrounding natural landscapes on cycle paths, cycle routes, and traffic-calmed areas.
U5 line under construction U2 line under construction
21.
A22
Leopoldau U
current route of U2 metro line, to become U5 metro line
19.
Floridsdorf
S2
Heiligenstadt
20.
22.
17.
18.
Spittelau
14.
9.
Seestadt
16.
Elterleinplatz
1.
6. 7. 8.
2.
Ottakring
Stephansplatz
15.
Karlsplatz
4.
3.
Westbahnhof
Hütteldorf
5.
A1
13.
12.
Simmering
Wienerberg
11.
A4
10.
23.
Oberlaa
A23
Siebenhirten
S1
A21
A2
04
Living in Vienna
17
The table provides a compact overview of all the key details and facts relating to residents, income, and sales and rental prices in Vienna‘s various districts. Prices are quoted per square metre as agreed at the time the contract was concluded, rather than offer prices. Sales prices are quoted as purchase prices per square metre of net living area excluding parking spaces and utilities.
The following pages provide detailed information on key demo- graphic data, statistical details, and information covering the peculiarities of the twenty-three districts of Vienna.
Districts
Number RESIDENTS
INCOME*
SALE PRICES ON CONCLUSION
RENTS ON CONCLUSION
Annual income
First occupancy
Other
First occupancy
Other
1010 Wien · Innere Stadt 1020 Wien · Leopoldstadt 1030 Wien · Landstraße 1040 Wien · Wieden 1050 Wien · Margareten 1060 Wien · Mariahilf 1070 Wien · Neubau 1080 Wien · Josefstadt 1090 Wien · Alsergrund 1100 Wien · Favoriten 1110 Wien · Simmering 1120 Wien · Meidling 1130 Wien · Hietzing 1140 Wien · Penzing 1150 Wien · Rudolfsheim 1160 Wien · Ottakring 1170 Wien · Hernals 1180 Wien · Währing 1190 Wien · Döbling 1200 Wien · Brigittenau 1210 Wien · Floridsdorf 1220 Wien · Donaustadt 1230 Wien · Liesing
16,620 108,269 96,756 33,633 55,018 31,423 31,581 24,674 42,206 218,415 109,038 100,281 55,568 96,828 76,109 102,444 56,033
€ 38,198 € 25,999 € 28,646 € 29,378 € 24,139 € 27,672 € 29,378 € 29,421 € 28,455 € 22,365 € 23,523 € 23,424 € 33,454 € 27,482 € 21,933 € 23,222 € 24,737 € 30,011 € 31,243 € 21,990 € 25,352 € 27,809 € 28,402
n/a** € 14.60 € 15.00 € 15.70 € 13.70 € 15.40 € 15.70 € 15.80 € 15.70 € 14.10 € 12.80 € 13.20 € 15.10 € 14.20 € 13.10 € 13.60 € 13.70 € 15.50 € 15.90 € 13.10 € 12.80 € 12.60 € 13.20
n/a** € 12.10 € 13.00 € 13.40 € 12.50 € 13.30 € 13.40 € 13.70 € 13.40 € 11.40 € 11.00 € 11.80 € 13.30 € 12.60 € 11.80 € 12.10 € 12.10 € 13.20 € 13.40 € 12.20 € 11.70 € 11.60 € 12.10
€ 22,600 € 6,700 € 6,750 € 7,150 € 5,900 € 6,950 € 7,200 n/a** € 7,600 € 5,600 € 5,200 € 5,600 € 7,650 € 6,050 € 5,450 € 5,700 € 5,600 € 7,600 € 8,450 € 5,250 € 5,300 € 5,150 € 5,650
n/a** € 4,850 € 4,950 € 5,350 € 4,800 € 5,200 € 5,450 € 5,700 € 5,550 € 3,900 € 3,750 € 4,150 € 5,700 € 4,150 € 3,950 € 4,000 € 4,100 € 5,400 € 5,850 € 3,850 € 3,700 € 3,650 € 4,000
51,559 75,517
85,690 183,895 212,658 117,882
* Source: Wage tax statistics for 2022, average annual net income for employees in total, in euros, valid as at December 2023 ** The sample observed was too small to deliver reliable and accurate information.
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
Prestigious downtown
Schulerstraße 1-3 / BUWOG
Volksgarten
Vienna’s historical heart
Vienna’s First District has always been known as a historical centre with Hofburg, Parliament, and St. Stephen’s Cathedral as just a few of the many buildings reflecting Vienna’s architec- tural heritage and history. The many cultural institutions, architectural gems, and traditional Viennese coffee houses are especially popular with tourists – and also amongst the regular city folk. However, Vienna downtown offers much more than glamorous structures and sights; it also serves as the central administrative district for city, state and fed- eral government. This is also an employment hotspot with more than a hundred thousand people employed in Vienna downtown – more than in any other district of the city. The prestigious First District is also a popular residential location, but properties here come at a price to match. Prices in Vienna downtown contrast heavily with those in neighbouring districts
due to the highly limited amount of new building stock in Vienna’s most prestigious district as well as the high building density at this location, amongst other reasons. Even so, more projects are being planned compared to previous years thanks to several loft conversion projects. New lofts are under construction at Stubenring 2 and Werdertorgasse with projects already completed at Rudolfsplatz 14 and Esslinggasse 13. Vienna downtown is still developing despite its historical location – progressive urbanisation makes no exception in the traditional First District. Projects for 2024 include greening at Dominikaner- bastei and the Postgasse restructuring project to redesign and upgrade the entire neighbourhood, which includes planting new trees. Plans to restrict car traffic in the city centre are another positive factor from the housing market perspective as shown in increased price levels around Rotenturmstraße, which has been traffic-calmed for a few years now.
1010 wien – innere stadt
19
Jordangasse 7a / EHL
Börseplatz 1 / EHL
Schottenring
Rotenturm- straße
Schottentor
Rathausplatz
Schwedenplatz
Schulerstraße 1-3 / BUWOG
Herrengasse
Rathaus
Stephansplatz
Stubentor
Volkstheater
Museumsquartier
Stephansdom
Stadtpark
Grand Kinsky Schellinggasse 7 / EHL
Karlsplatz
FACTS
Demography
Sinus-Milieus ®
Residents
16,620
Upper class Traditional milieus Central milieus Modern lower class
Main residences Persons/household
8,812
1.93
Moved in Moved out
+ 2,215
- 968
Migration balance
+ 1,247
Housing prices Owner-occupied First occupancy
Foreign nationals
€ 22,600 / m2
6.4%
34.2%
Vienna Innere Stadt
Other
n/a*
4.0%
> 65 years 25.1%
6-14 years
31.3%
0-5 years
10.0%
Rented First occupancy
15-24 years
Average income (net)
n/a* n/a*
€ 26,005
Vienna Innere Stadt
Ø age 46.9 years
Other
€ 38,198
Invest. property € 6,800 to € 12,000**/ m2
Average age
54.5%
25-64 years
82 land registry transactions for apartments in 2023 saw purchase prices total around € 109.72 million.
41.0
Vienna Innere Stadt
46.9
*The sample observed was too small to deliver reliable and accurate information. ** One-off transaction with predominant retail or commercial component of up to €32,500/m² (2021) or up to €31,000/m² (2023) per square metre recorded on the market.
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
Where classic meets modern
Freudenau
Das Artmann, Obere Donaustraße 19-21 / EHL
Leopoldstadt in transition
Leopoldstadt stretches along an island between the Danube and Donaukanal in a harmonious interplay of urban hustle and bustle and laid-back idyllic natural scenery. The Second District is a showcase in how vibrant city flair and natural retreat can coexist in perfect balance. Once a centre of Jewish life, signs of the district’s rich and varied his- tory are still visible in Leopoldstadt today. The district’s multifaceted attractions include grand palaces, historic buildings, and the famous Vienna Prater waiting to be experienced. Residents benefit from many green oases and the immediate proximity to Donaukanal, the Danube Canal. This district is also home to a culinary hotspot with its charming Karmelitermarkt, a place to meet up for people of all ages. The past few years have seen major changes in the Second District and its transformation into a hip and diverse residential district, with various neighbourhoods emerging and breathing new life into Leopoldstadt. One such example is Viertel Zwei, considered one of the most exciting urban development areas in Vienna. For good reason – this lively living and working area with its many leisure activities, perfect infrastructure, and places to chill out and relax
is currently expanding to include two new high-rises. Then there is the LeopoldQuartier scheduled for completion in 2025 as the first urban district in Europe to be built entirely using wood-hybrid construction. Apart from that, the Nordbahnviertel quarter is rapidly developing into a modern urban centre with apartments, parks, and schools. The waterfront on the right-hand bank of the Danube is also seeing further development with new projects in the coming years to follow the MARINA TOWER project completed in 2022. Leopoldstadt also has much to offer in the way of urbanisation. On- going initiatives include projects to make the district more pedes- trian-friendly and expand the existing green spaces. As an example, the Praterstern nexus has undergone a transformation from a traffic junction with tonnes of concrete to a green and trendy oasis of relaxation. Leopoldstadt lagged behind the western central districts in prices for years despite its alternative flair and central location but has since increasingly developed into a highly desirable residential district with rental and purchase prices recently rising above the average across Vienna.
1020 wien – leopoldstadt
21
Augarten
BRUNO Bruno-Marek-Allee 22 / BUWOG
Engerthstraße 216 / EHL Ausstellungs- straße 50 / EHL
Praterstern
Schottenring
Stadion
Schwedenplatz
Donaumarina
MARINA TOWER Wehlistraße 291 / BUWOG
Praterkai
FACTS Demography Das Artmann Obere Donaustraße 19-21 / EHL
Prater
Sinus-Milieus ®
Residents
108,269 54,806
Upper class Traditional milieus Central milieus Modern lower class
Main residences Persons/household
2.00
Moved in Moved out
+ 9,574 - 5,609 + 3,965
Migration balance
Housing prices Owner-occupied First occupancy
Foreign nationals
€ 6,700 / m2 € 4,850 / m2
34.2%
Vienna Leopoldstadt
Other
5.8%
> 65 years 14.7%
8.4%
37.2%
0-5 years
6-14 years
Rented First occupancy
Average income (net)
€ 14.60 / m2 € 12.10 / m2
12.5%
€ 25,999 € 26,005
Vienna Leopoldstadt
15-24 years
Ø age 40.0
Other
Invest. property € 2,300 to € 5,600 / m2
Average age
58.6%
25-64 years
886 land registry transactions for apartments in 2023 saw purchase prices total around € 367.5 million.
41.0
Vienna Leopoldstadt
40.0
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
Between tradition and future
HELIO Tower, Döblerhofstraße 10 / BUWOG
St. Marx
The many facets of Landstraße
The Landstraße district benefits from a harmonious interplay of historical architecture and innovative new building projects. The district has magnificent buildings from past centuries next to modern high-rises, creating an atmosphere of tradition and progress going hand-in-hand. At first blush, many of Vienna’s city folk associate Landstraße with the traditional embassy district and its elegant apartment buildings from the Wilhelminian era. A few kilometres on and the modern side of Vienna’s Third District emerges. Developments and development areas including The Marks and the newly built HELIO Tower, The One and Q-Tower residential high-rise projects have made a prominent debut on Vienna’s skyline. The last of the three high-rises was completed in mid-2023, adding to the district’s available living space. This new living space is also attracting new residents with especial- ly younger target groups interested in the district’s diversity. Media Quarter Marx, Marx Halle, and a planned event hall to host an au- dience of twenty thousand are also set to play a role in this devel- opment, turning these locations into a new hotspot for urban life
in Vienna. The Village im Dritten project is a sustainable showcase project currently underway with around two thousand apartments, commercial units, and local services including day-care and educa- tional facilities to be built over the next few years. Some parts of the district still offer plenty of room for new development, but the embassy quarter between Vienna downtown, Rennweg and Ungargasse is already densely built up with only enough space left for a few new projects. Those looking for an apartment will still have enough choice, though; new construction projects include Grace on Hetzgasse, Quartier Neue Mitte on Rennweg, and Central Mark on Markhofgasse. Housing prices are as varied as the individual parts of the district with a sharp gradient from north- west to southeast. Landstraße has also been making great efforts to become green- er and more ecological with additional green spaces after the redesign of Kardinal-Nagl-Park, while also promoting biodiversity and reducing the number of urban heat islands. Tramline no. 18 is currently under extension from Schlachthausgasse to the stadium, and will provide a new climate-friendly route from the Second to the Third District to open in 2026.
1030 wien – landstraße
23
The Ambassy Beatrixgasse 27 / EHL
An der Lände, Erdberger Lände 36-38 / EHL
Landstraße
Arsenal / EHL
Rochusgasse
Stadtpark
Kardinal-Nagl-Platz
Landstraßer Hauptstraße
Rennweg
Schlachthausgasse
Erdberg
St. Marx
Quartier Belvedere
Gasometer
Apostelhof Apostelgasse 25-27 / EHL
Aspang- straße 27 / EHL
HELIO Tower Döblerhofstraße 10 / BUWOG
FACTS Demography
Sinus-Milieus ®
Residents
96,756 50,823
Upper class Traditional milieus Central milieus Modern lower class
Main residences Persons/household
1.92
Moved in Moved out
+ 8,626 - 4,715 + 3,911
Migration balance
Housing prices Owner-occupied First occupancy
Foreign nationals
€ 6,750 / m2 € 4,950 / m2
34.2%
Vienna Landstraße
Other
5.4%
> 65 years 16.1%
7.1%
36.4%
0-5 years
6-14 years
Rented First occupancy
Average income (net)
11.3%
€ 15.00 / m2 € 13.00 / m2
15-24 years
€ 26,005
Vienna Landstraße
Ø age 41.3 years
Other
€ 28,646
Invest. property € 3,100 to € 5,200 / m2
Average age
60.1%
25-64 years
692 land registry transactions for apartments in 2023 saw purchase prices total around € 253.8 million.
41.3 41.0
Vienna Landstraße
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
A vibrant mix
Naschmarkt
Wiedner Gürtel 62 / BUWOG
Perfect blend of conservative and hip
The Fourth District is a sought-after residential area with a distinctly middle-class flair, especially in the areas around Karlsplatz, Schwarzenbergplatz up to Belvedere palace, and lower Wiedner Hauptstraße. Wieden is also teeming with student life, especially around the TU, or Vienna University of Technology. The lively Freihausviertel quarter around Schleifmühlgasse with its many restaurants attracts a signifi- cantly younger target group than the rest of the district. This small district nestled between downtown and the Haupt- bahnhof main railway station has seen very little in the way of new construction activity. The housing supply in the Fourth District is rather scarce due to the small size of the district and its high development density; most of the housing available is limited to smaller, more exclusive projects, lofts, and apartment building renovations. Projects such as The Fusion on Ketten- brückengasse, Der Goldene Flamingo on Karolinengasse, and Quartier Starhemberg on Favoritenstraße are some of the current developments in the district.
the Fourth District, although the more southern parts are slowly beginning to catch up, too. However, residents see prices on the housing market as absolutely justified as Wieden provides a wide range of cultural leisure activities and a lively restau- rant and café scene together with excellent public transport connections, even if the number of green areas is rather sparse. There is a lot happening in this area too, with Argentinierstraße set to be redesigned in the next few years. A concept has been developed with the involvement of residents, including converting the 1.3-kilometre-long street – a central connection between the Hauptbahnhof main railway station and the city centre – into a cycleway. Around a thousand square metres of tarmac are set to be unsealed by green areas by the fourth quarter of 2024, which should improve microclimate and cool- ing conditions in the area. The redesign project on the parking facilities in Naschmarkt is progressing and taking shape: work on a full transformation of the previous urban heat island is scheduled to begin in autumn 2024. Instead of being built on, the current parking facilities will be left mostly unsealed and turned into a spacious green oasis in the midst of the city.
Locations adjoining the city centre such as those near Karls- platz have always been amongst the more expensive areas in
1040 wien – wieden
25
TU Karlsplatz
Schwarzenbergplatz
Karlsplatz
Argentinierstraße 11 / EHL
Taubstummengasse
Palais Schönburg
Wiedner Hauptstraße
Wiedner Gürtel 62 / BUWOG
Südtiroler Platz
FACTS Demography
Hauptbahnhof
Sinus-Milieus ®
Residents
33,633
Upper class Traditional milieus Central milieus Modern lower class
Main residences Persons/household
17,391
1.93
Moved in Moved out
+ 3,210 - 1,868 + 1,342
Migration balance
Housing prices Owner-occupied First occupancy
Foreign nationals
€ 7,150 / m2 € 5,350 / m2
35.8% 34.2%
Vienna Wieden
Other
4.8%
> 65 years 17.3%
6.9%
0-5 years
6-14 years
Rented First occupancy
Average income (net)
11.3%
€ 15.70 / m2 € 13.40 / m2
15-24 years
€ 26,005
Vienna Wieden
Ø age 42.1 years
Other
€ 29,378
Invest. property € 3,600 to € 5,900 / m2
Average age
59.6%
25-64 years
184 land registry transactions for apartments in 2023 saw purchase prices total around € 102.77 million.
41.0
Vienna Wieden
42.1
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
No longer a best kept secret
Margaretenstraße 131-135 / EHL
Margaretenhof
Margareten in transition
Ask anyone to describe Margareten some time ago, they would have told you it was a densely built-up area with little in the way of green space – a typical district within the Vienna Beltway. But the Fifth District is in transition – a transformation from best kept secret to trendy district that is in full swing. The extension to the U-Bahn metro service and resulting U2 con- nection has a positive impact, but the improvements go beyond that. Once completed as planned for 2028, the metro extension is set to enrich the district with a metro hub on Pilgramgasse and stations in Matzleinsdorfer Platz and on Reinprechtsdorfer Straße. Recent years have seen partial unsealing work on the latter with landscaping and transformation into a climate-friendly shopping street including widened sidewalks and plenty of new places to sit down. The cycle path network in the district has also undergone expansion, now covering an impressive total of twenty-three kilometres.
The ongoing revitalisation projects in the traditional Viennese grätzel neighbourhoods in the district have led to increasing demand for living space in Margareten. Residential housing prices reflect the transition to a trendy district. Expectations of significant upgrades to individual locations in major parts of the district have led to acceptance of increased prices, even though apartment prices in the Fifth District are still cheaper than in all the other districts inside the Vienna Beltway. Developers are focusing more on quality than quantity in terms of volume in their projects due to the scarcity of significant reserves of space available for development. There are new building projects at Wiedner Hauptstraße 140, Margaretenstraße 102, and Mittersteig 22. The many new restaurants, cafés, and boutiques that are emerging also reflect the district’s transformation. The area around Margaretenplatz and Pilgramgasse in particular has a certain chic and trendy feel to it.
1050 wien – margareten
27
Kettenbrückengasse 23 / BUWOG
Ramperstorffer- gasse 43 / EHL
Kettenbrückengasse
Pilgramgasse
Margaretenstraße 131-135 / EHL
Schwarzhorngasse 13 / EHL
Margaretengürtel
Schlossquadrat
Stolberggasse 38 / EHL
Matzleinsdorfer Platz
Siebenbrunnen- platz
Laurenzgasse 8-10 / EHL
FACTS Demography
Kohlgasse 47 / EHL
Sinus-Milieus ®
Residents
55,018 29,446
Upper class Traditional milieus Central milieus Modern lower class
Main residences Persons/household
1.90
Moved in Moved out
+ 5,087 - 2,766 + 2,321
Migration balance
Housing prices Owner-occupied First occupancy
Foreign nationals
€ 5,900 / m2 € 4,800 / m2
34.2%
Vienna Margareten
Other
4.8%
> 65 years 14.4%
6.6%
41.6%
0-5 years
6-14 years
Rented First occupancy
Average income (net)
12.1%
€ 13.70 / m2 € 12.50 / m2
15-24 years
€ 24,139 € 26,005
Vienna Margareten
Ø age 40.4 years
Other
Invest. property € 2,100 to € 5,800 / m2
Average age
62.0%
25-64 years
309 land registry transactions for apartments in 2023 saw purchase prices total around € 98.22 million.
41.0
Vienna Margareten
40.4
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
Attractive prime location
RAY, Gumpendorfer Straße 60 / EHL
Arik-Brauer-Haus
Mecca of urban diversity
Mariahilf is an attractive part of the city with historical build- ings in excellent condition together with the many quaint streets and parks as well as Austria’s largest and best-known shopping strip, Mariahilfer Straße. Its excellent location plays a crucial role in the Sixth District’s attractiveness – everything you could possibly want in a city can be found within walking distance from here in the midst of the city between Naschmarkt to the south and Mariahilfer Straße to the north. There is everything from major clothing chains and many smaller boutiques to a plethora of bistros, coffee bars, and trendy bakeries vying for customers with premium-priced baked goods. Thanks to its elegant flair coupled with alternative chic, Mariahilf is an extremely popular residential area, especially amongst students and young people.
such as on Otto-Bauer-Gasse and at Esterházypark have greatly added to quality of life and therefore added value in the district. Mariahilf‘s excellent public transport connections are also worth mentioning. Residents already have access to four metro lines, which are set to turn into five soon with the expansion of the U2/ U5 line currently under construction. Like Margareten, the dense development in the Sixth District only leaves a small amount of space available for new construction pro- jects that developers mainly use for loft conversions or small but high-quality new building projects. Housing prices reflect the low supply of new apartments combined with the attractive location. The parts of the district close to the centre are in especially high demand, as are the locations along the popular Gumpendorfer Straße. Current projects are currently underway at Mollardgasse 14, Millergasse 34, and Haydngasse 14.
The many reconstruction and revitalisation projects underway in the Sixth District have also had their effect. Redesign projects
1060 wien – mariahilf
29
RAY Gumpendorfer Straße 60 / EHL
Mariahilfer Straße
Museumsquartier
Getreidemarkt
Neubaugasse
Kettenbrückengasse
Zieglergasse
Westbahnhof
Naschmarkt
Pilgramgasse
Mollardgasse 18 / EHL
Gumpendorfer Straße
Margaretengürtel
FACTS Demography
Mollardgasse 73 / EHL
Mollardgasse 27 / EHL
Sinus-Milieus ®
Residents
31,423 17,018
Upper class Traditional milieus Central milieus Modern lower class
Main residences Persons/household
1.85
Moved in Moved out
+ 2,972 - 1,658 + 1,314
Migration balance
Housing prices Owner-occupied First occupancy
Foreign nationals
€ 6,950 / m2 € 5,200 / m2
33.6% 34.2%
Vienna Mariahilf
Other
5.7%
4.1%
> 65 years 16.4%
6-14 years 0-5 years
11.5%
Rented First occupancy
15-24 years
Average income (net)
€ 15.40 / m2 € 13.30 / m2
€ 26,005
Vienna Mariahilf
Ø age 42.0 years
Other
€ 27,672
Invest. property € 2,800 to € 5,900 / m2
Average age
62.4%
25-64 years
139 land registry transactions for apartments in 2023 saw purchase prices total around € 62.42 million.
42.0 41.0
Vienna Mariahilf
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
Biedermeier style and hipster central
Spittelberg
Lindengasse 60 / BUWOG
Cultural hotspot with alternative flair
Creative hipness with a lively scene full of shops and eateries combine with art and culture including some of the city’s major cultural institutions. The Seventh District has everything a hipster could ever want. Due to a diverse range of attractions combined with the excellent infrastructure, however, Neubau’s appeal extends beyond young target groups, making the Seventh District extremely popular on the residential housing market. This also creates an unusual demand situation with constantly increasing housing prices in line with the income of the residents; the past few years have seen the district turn into one of the city’s top residential addresses. The most expensive residential area in the district is still picturesque Spittelberg with its many historic Biedermeier-style houses. This southern part of the dis- trict lies within walking distance of the First District, and is home to the Volkstheater and MuseumsQuartier. The locations around Neubaugasse are also in great demand after seeing much revi- talisation in recent years, a trend set to continue with the future U2-U3 metro junction.
The limited space available for new development has caused scarcity in new housing to satisfy the heavy demand for living space in Neubau. Construction activities in the district are re- stricted to smaller, more exclusive projects such as renovations and loft conversions. The It’s 7 and Bernard 27 projects on Zoller- gasse and Bernardgasse, respectively, are two such examples. The only exception in terms of large-area project development is the area around the former Sophienspital hospital with a new urban district to house around a hundred and eighty new apart- ments as well as educational and leisure facilities to be built on the thirteen-hectare site by 2025. Neubau may be quite densely built and lack larger green areas, but the district still has a selection of small green areas and parks. Apart from that, the district is trying to become more climate-friendly; after Zieglergasse, Bernardgasse is also planned to become a residential street with a pleasant microclimate and plenty of green space with thirty-six new trees, water sources, and spacious green spaces providing cooling in the summer and contributing to climate protection.
1070 wien – neubau
31
Kaiserstraße 77 / EHL
Kaiserstraße 44-46 / EHL
Thaliastraße
Das Bernard Bernardgasse 18 / EHL
Volkstheater
Museums- Quartier
Burggasse-Stadthalle
Schottenfeldgasse 35 / EHL
Neubaugasse
Zieglergasse
Neubaugasse
Westbahnhof
Seidengasse 39 / EHL
FACTS Demography
Lindengasse 60 / BUWOG
Schottenfeldgasse 20 / BUWOG
Sinus-Milieus ®
Residents
31,581 17,744
Upper class Traditional milieus Central milieus Modern lower class
Main residences Persons/household
1.81
Moved in Moved out
+ 2,865 - 1,731 + 1,134
Migration balance
Housing prices Owner-occupied First occupancy
Foreign nationals
€ 7,200 / m2 € 5,450 / m2
32.4% 34.2%
Vienna Neubau
Other
4.3%
> 65 years 15.6%
6.0%
0-5 years
6-14 years
Rented First occupancy
11.1%
Average income (net)
15-24 years
€ 15.70 / m2 € 13.40 / m2
€ 26,005
Vienna Neubau
Ø age 41.5 years
Other
€ 29,378
Invest. property € 3,900 to € 7,400 / m2
Average age
63.0%
25-64 years
189 land registry transactions for apartments in 2023 saw purchase prices total around € 92.55 million.
41.0
Vienna Neubau
41.5
FIRST VIENNA RESIDENTIAL MARKET REPORT 2024
Bourgeois idyll
Tigergasse 23-27 / BUWOG
Schlesingerplatz
Suburban flair in Vienna’s smallest district
Picturesque alleys and squares alongside a multitude of historic apartment buildings from the 18th and 19th centuries give Josefstadt a historical charm. Josefstadt is also Vienna’s smallest district by far in terms of area, and just behind downtown in numbers of residents. This idyllic setting more typical of a small town is extremely popular as reflected in the high demand for living space in the district. The Eighth District also has a wide range of cultural and culinary attractions with home-style taverns, classy fusion restaurants, and hip pizzerias providing an impressive range of opportunities to eat out. Founded in 1788, the Theater in der Josefstadt is the oldest theatre in Vienna; the Volkskundemuseum, or Austrian Museum of Folk Life and Folk Art, on Laudongasse is one of the largest international ethnographic museums with exten- sive collections of folk art alongside historical and contemporary everyday cultures in Europe.
The district benefits from its first-class location with Vienna downtown and universities reachable on foot, and the excellent public connections with a new Rathaus U2-U5 junction at the town hall in the foreseeable future to round it all off. There is also plenty of greening and traffic- calming activity happening here in projects such as the Pfeilgasse conversion into a greened cycleway and Lerchenfelder Straße redesign towards a climate-friendly area during the next few years. Housing demand in the district greatly outstrips the tiny real estate market. Josefstadt has some of the lowest construction activity in the city, which is mainly due to the lack of free space available. This has led to a great excess in demand. Most of the potential loft extensions have already been completed, and regulations on listed buildings severely limit potential for additional living space. This has also led to living space prices continuously rising, especially at those locations bordering on Vienna downtown; these locations are in high demand at correspondingly high prices.
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