Alpine News
Second home laws stopped you buying a property in Austria? What are the best alternatives?
Introduction
Austria has long been a favourite destination for ski enthusiasts and second-home buyers, but recent changes have made it increasingly difficult for non-EU citizens to invest in property there. From strict residency requirements to mandatory rental obligations, navigating Austria’s real estate market has become a challenge—especially for UK buyers post-Brexit.
At Alpine Property Finders, we understand the allure of Austria’s stunning alpine landscapes, but we also know the frustration these new restrictions can bring.
If buying property in Austria is no longer an option for you, don’t worry—there are excellent alternatives to consider.
Main Obstacles to Buying a Second Home in Austria
1. EU Passports
The primary ski regions of Salzburgland, Tyrol, and Vorarlberg require buyers to hold an EU passport to purchase property. For non-EU citizens, including UK passport holders post-Brexit, this restriction has made accessing prime ski real estate in Austria almost impossible.
While there are some exceptions, such as designated Zweitwohnsitzgebiet areas, these come with significant limitations. A Zweitwohnsitzgebiet refers to a specific land-use category in Austria where second homes or vacation residences are permitted. These areas are carefully regulated to balance tourism with community needs, and they are typically located in secondary locations.
As a result, finding a property within a Zweitwohnsitzgebiet can be challenging, and prices for these properties are often significantly higher due to their limited availability and high demand.
Reith Country House Leisure Residence, Kitzbuhel
2. Rental Obligation
If you are able to find a holiday home in Austria and have an EU passport then you are likely to face a rental obligation. In order to avoid ‘cold beds’ most new developments in Austria will be designated for tourism purposes and come with a rental obligation.
This means that the property must be rented out via a commercial operator and is primarily designated for investment purposes. How your own use is managed can vary from region to region so it is best to check with your local immobilien agent.
So, if you don’t have an EU passport and/or you don’t want to rent out your property what are you options?
'The View' Chalets, Zell am See
Option 1 - Zweitwohnsitz Properties
There are a few designated Zweitwohnsitz properties in Austria that were used as second homes prior to 2009. This designation means that you can use the property for yourself and will not have a rental obligation. (Although you will still need an EU passport!)
These Zweitwohnsitz chalets and apartments are in high demand and can command prices up to 50% higher than a similar property.
Exclusive Chalet in Reith, Kitzbuhel
Option 2 - Take a look at the French Alps
The French Alps is the largest alpine market in Europe and has much less strict second home laws. It is also open to non-EU buyers such as those with UK passports.
90% of what Alpine Property Finders sell in the French Alps does not have any rental obligation. If you do wish to rent out your property you are however able to and there are various ancestries in place to encourage this. Most importantly you are able to reclaim the 20% VAT on a new build property by agreeing to a professional rental management service.
The resorts of the Portes du Soleil in France are most similar to the Austrian resorts. These are lower-lying resorts which benefit from a booming summer tourism market, great biking, hiking and plenty of family-friendly swimming lakes. It is also the world’s largest ski region with over 600kms of linked pistes and some great high-altitude slopes around Avoriaz.
Les Etoiles du Linga, Chatel
If you’re looking for Austrian-style tree-lined slopes and friendly bars and restaurants, take a look at resorts such as Les Gets, Chatel and Morzine.
You will also find favourable property prices and finance available up to 80%. A new build 2-bedroom apartment can be bought from around EUR 500,000 while chalets are available from EUR 1.5 to 5m.
While you won’t have a rental obligation you can reduce these prices by 20% by agreeing to rent out your new ski property.
Conclusion
If you are no longer able to buy in Austria or don’t want to rent out your property then do get in touch with Alpine Property Finders and we’d be happy to discuss your options in the French Alps.
You will find some of the highest-altitude skiing in Europe in resorts such as Meribel, Courchevel, or Val d’Isere. Alternatively, if you are a convert to summer the Alps, take a look at Chamonix, Les Gets or Chatel where you will find a booming summer tourism market.
