{"id":1016,"date":"2026-05-10T06:58:04","date_gmt":"2026-05-10T06:58:04","guid":{"rendered":"https:\/\/flytorelocation.com\/at\/austria-property-sale-immo-est-2026\/"},"modified":"2026-05-11T20:16:01","modified_gmt":"2026-05-11T20:16:01","slug":"austria-property-sale-immo-est-2026","status":"publish","type":"page","link":"https:\/\/flytorelocation.com\/at\/austria-property-sale-immo-est-2026\/","title":{"rendered":"Selling Austrian Property Before Moving Abroad 2026: Immo-ESt 30%"},"content":{"rendered":"<div class=\"flyto-article\">\n<h1 class=\"flyto-article-title\">Selling Austrian Property Before Moving Abroad 2026: Immo-ESt and Hauptwohnsitzbefreiung<\/h1>\n<div class=\"flyto-byline\"><strong>Flyto Relocation Team<\/strong><span class=\"flyto-byline-sep\">\u00b7<\/span><span>Updated May 10, 2026<\/span><span class=\"flyto-byline-sep\">\u00b7<\/span><span class=\"flyto-byline-badge\">\u2713 Expert team since 2018<\/span><span class=\"flyto-byline-sep\">\u00b7<\/span><span>~2 min read<\/span><\/div>\n<div class=\"flyto-langswitch\" lang=\"en\">Also available in <a href=\"https:\/\/flytorelocation.com\/at-at\/immobilienverkauf-oesterreich-2026\/\" hreflang=\"de\" rel=\"alternate\">Deutsch<\/a><\/div>\n<div class=\"flyto-tldr\">\n<p><strong>Quick answer:<\/strong> Selling property in Austria triggers Immo-ESt (Immobilienertragsteuer) at 30% on the capital gain. The Hauptwohnsitzbefreiung exempts the main residence if you used it for at least 2 of the last 10 years OR 5 consecutive years before the sale. Self-assessment is performed by your notary or lawyer. Sales from abroad are possible by notarised power of attorney.<\/p>\n<\/div>\n<div class=\"flyto-takeaways\">\n<h3>Key takeaways<\/h3>\n<ul>\n<li><strong>Immo-ESt 30%<\/strong> on the gain.<\/li>\n<li><strong>Main-residence exemption<\/strong>: 2\/10 or 5 consecutive years.<\/li>\n<li><strong>Notary self-assessment<\/strong>.<\/li>\n<li><strong>Sale from abroad<\/strong> via notarised PoA.<\/li>\n<li><strong>Grunderwerbsteuer<\/strong> is paid by the buyer.<\/li>\n<\/ul>\n<\/div>\n<figure class=\"flyto-img\"><img src=\"https:\/\/pogjpekgbaurdexnlcsl.supabase.co\/storage\/v1\/object\/public\/content-images\/1777354102591-FLYTO_-_International_removals_-_Kuvaaja_Nuuti_Paananen__27_.jpg\" alt=\"Selling Austrian Property Before Moving Abroad 2026 Immo-ESt and Hauptwohnsitzbefreiung\" loading=\"lazy\" decoding=\"async\" \/><\/figure>\n<div class=\"flyto-augment\">\n<h2>Immo-ESt 2026: how the 30% property tax works<\/h2>\n<p>Austrian Immobilienertragsteuer (Immo-ESt) is a flat 30% tax on capital gains from real estate sales, regulated under \u00a730 EStG and \u00a730b EStG. Since 2016 the rate is uniformly 30% (raised from 25% in the 2016 tax reform) and applies regardless of holding period \u2014 there is no Spekulationsfrist for property anymore. The tax is withheld by the notary handling the sale (selbstberechnender Parteienvertreter under \u00a730b EStG) and remitted directly to the Finanzamt by the 15th of the second month following the sale. Sellers do not need to pay the Immo-ESt themselves; they receive net proceeds.<\/p>\n<p>The taxable base is the Ver\u00e4u\u00dferungsgewinn: sales price minus original Anschaffungskosten (purchase price plus Nebenkosten such as Grunderwerbsteuer, notary, real estate agent fees and capital improvements documented over the holding period). Routine maintenance is not deductible \u2014 only Herstellungs- und Instandsetzungsaufwand that increases the property&#8217;s substance. For long-held property purchased before 1 April 2002 (Altverm\u00f6gen), a simplified flat rate applies: 4.2% of the sales price (effectively 14% on a deemed 30% gain, except for properties later rezoned, which face 18% effective rate).<\/p>\n<h2>Hauptwohnsitzbefreiung: when the sale is tax-free<\/h2>\n<p>The Hauptwohnsitzbefreiung under \u00a730 Abs. 2 Z 1 EStG fully exempts the sale from Immo-ESt if certain conditions are met. Two alternative tests apply:<\/p>\n<ul>\n<li><strong>2-out-of-10 test:<\/strong> the property served as your Hauptwohnsitz continuously for at least 2 years between purchase and sale.<\/li>\n<li><strong>5-out-of-10 test:<\/strong> you used the property as your Hauptwohnsitz for at least 5 years out of the last 10 years before sale (the Hauptwohnsitz can be interrupted, e.g. by a temporary stay abroad).<\/li>\n<\/ul>\n<p>Critically, the Hauptwohnsitz must be given up in connection with the sale \u2014 meaning you must move out (Meldeamt Abmeldung) within 12 months of the sale, or have moved out within 12 months before the sale. The Befreiung covers the building and the dwelling lot (typically up to 1,000 m\u00b2); excess land is fully taxable at 30%. Co-ownership: each co-owner&#8217;s share is assessed separately.<\/p>\n<h2>Herstellerbefreiung: self-built homes<\/h2>\n<p>The Herstellerbefreiung under \u00a730 Abs. 2 Z 2 EStG applies to buildings you erected yourself (or had erected as Bauherr) and now sell. The exemption covers only the building, not the land \u2014 the underlying lot is taxed at 30% on the difference between current market value share and Anschaffungskosten. This befreiung does not require a Hauptwohnsitz; it can apply to investment properties built after 2002.<\/p>\n<p>Practical note: in 2016 the Verfassungsgerichtshof confirmed Herstellerbefreiung is constitutional but the Finanzverwaltung has tightened proof requirements. You must demonstrate Bauherreneigenschaft via Baubescheid, original Rechnungen for all materials and trades, and documented Bauaufsicht \u2014 buying a Rohbau and finishing it yourself does not qualify.<\/p>\n<h2>Comparison: tax outcomes for typical situations<\/h2>\n<table>\n<thead>\n<tr>\n<th>Scenario<\/th>\n<th>Holding<\/th>\n<th>Immo-ESt<\/th>\n<th>Effective tax<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Hauptwohnsitz 5+ years, sold on emigration<\/td>\n<td>10 years<\/td>\n<td>0% (Befreiung)<\/td>\n<td>0% on \u20ac400k gain<\/td>\n<\/tr>\n<tr>\n<td>Investment Eigentumswohnung, post-2002<\/td>\n<td>15 years<\/td>\n<td>30% on full gain<\/td>\n<td>\u20ac60k tax on \u20ac200k gain<\/td>\n<\/tr>\n<tr>\n<td>Inherited Altverm\u00f6gen (pre-2002)<\/td>\n<td>30+ years<\/td>\n<td>4.2% pauschal<\/td>\n<td>\u20ac21k tax on \u20ac500k sale<\/td>\n<\/tr>\n<tr>\n<td>Self-built Einfamilienhaus, sold<\/td>\n<td>10 years<\/td>\n<td>30% on land only<\/td>\n<td>\u20ac30k on \u20ac100k land gain<\/td>\n<\/tr>\n<tr>\n<td>Holiday flat rezoned 2018<\/td>\n<td>20 years<\/td>\n<td>18% pauschal<\/td>\n<td>\u20ac36k on \u20ac200k sale<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<h2>Selling as part of emigration: timing and ZMR<\/h2>\n<p>If you sell during emigration, the Hauptwohnsitzbefreiung remains available provided the 12-month coordination between Meldeamt Abmeldung and notarial Kaufvertrag is observed. Best practice: sign the Kaufvertrag first, then perform Meldeamt Abmeldung within 12 months, or deregister first and complete the sale within 12 months. The notary will request your Meldebest\u00e4tigung when calculating Immo-ESt to confirm the Befreiung.<\/p>\n<p>If the sale happens after you have moved abroad and become beschr\u00e4nkt steuerpflichtig, the property remains taxable in Austria under Article 13 of the relevant DBA (real estate is taxed where it is located). Immo-ESt applies normally \u2014 your foreign residence does not affect the rate or the availability of Hauptwohnsitzbefreiung as long as the time-tests are met. The notary becomes Selbstberechner and remits the tax to the Finanzamt f\u00fcr Gro\u00dfbetriebe or the Finanzamt of the property location.<\/p>\n<h2>Notary, fees and net-of-tax calculation<\/h2>\n<p>The notary handles the entire Immo-ESt computation, withholding and remittance. Notarkosten for a sale typically run 1-2% of the sales price (capped under the Notartarif), plus 1.1% Eintragungsgeb\u00fchr for change of ownership in the Grundbuch and 3.5% Grunderwerbsteuer on the buyer side. As a seller, your costs are notary, real estate agent (typically 3% + VAT) and the Immo-ESt itself. A Verkaufskostenabzug of up to \u20ac77 per \u20ac1,000 of sales price (capped) reduces the taxable base \u2014 keep all Rechnungen for staging, professional photography, legal advice.<\/p>\n<p>Loss carryforward: capital losses on property sales can be offset against gains from other property sales in the same year, with 60% of the residual loss carryforward to future years (limited to property gains only). Losses cannot offset salary or capital income.<\/p>\n<h2>Selling rented property: rental termination obligations<\/h2>\n<p>If the property is rented under the Mietrechtsgesetz (MRG), the sale does not terminate the tenancy \u2014 the buyer steps into the existing Mietvertrag (&#8221;Kauf bricht nicht Miete&#8221; under \u00a71120 ABGB). Vacant possession requires either tenant agreement (Aufhebungsvereinbarung, often paid out at \u20ac5,000-30,000) or one of the few statutory grounds for landlord termination under \u00a730 MRG (Eigenbedarf, Renovierung, etc.). Plan tenancy termination 6-12 months before sale to maximise sales price \u2014 vacant Eigentumswohnungen sell for 10-25% more in Vienna and Salzburg.<\/p>\n<h2>If you keep the property and rent it: switch to non-resident regime<\/h2>\n<p>Many emigrants choose to keep the family home and rent it. Rental income then becomes Eink\u00fcnfte aus Vermietung und Verpachtung under \u00a728 EStG, taxable in Austria (DBA Article 6 \u2014 real estate income taxed where located). You retain unbeschr\u00e4nkte beschr\u00e4nkte Steuerpflicht on this income only, file an annual E1 plus E1b form, and pay progressive income tax up to 55%. See our <a href=\"https:\/\/flytorelocation.com\/at\/austria-property-non-resident-2026\/\">non-resident property guide<\/a> for the full landlord-from-abroad workflow.<\/p>\n<p>Rental losses (e.g. high mortgage interest, depreciation under \u00a716 EStG at 1.5% per year for residential) can be carried forward indefinitely against future rental gains. The Finanzamt provides a Steuernummer for non-resident landlords automatically; ID Austria is recommended for FinanzOnline access from abroad.<\/p>\n<\/div>\n<div class=\"flyto-faq\">\n<h3>FAQ<\/h3>\n<details>\n<summary>Hauptwohnsitzbefreiung conditions?<\/summary>\n<p>Self-use for 2 of the last 10 years or 5 consecutive years before sale.<\/p>\n<\/details>\n<details>\n<summary>Immo-ESt rate?<\/summary>\n<p>30% on the capital gain.<\/p>\n<\/details>\n<details>\n<summary>Can I sell from abroad?<\/summary>\n<p>Yes \u2014 via notarised power of attorney.<\/p>\n<\/details>\n<details>\n<summary>Inherited property?<\/summary>\n<p>Acquisition value equals the market value at inheritance.<\/p>\n<\/details>\n<details>\n<summary>Are losses deductible?<\/summary>\n<p>Limited offset against other property gains.<\/p>\n<\/details>\n<details>\n<summary>Is the Hauptwohnsitzbefreiung available if I emigrate before selling?<\/summary>\n<p>Yes, provided the Meldeamt Abmeldung and the notarial Kaufvertrag occur within 12 months of each other. The 2-out-of-10 or 5-out-of-10 use tests apply normally. The notary verifies the Meldebest\u00e4tigung when calculating Immo-ESt and applies the Befreiung automatically.<\/p>\n<\/details>\n<details>\n<summary>What happens if I sell my Austrian property after moving abroad?<\/summary>\n<p>Austria retains taxing rights under Article 13 of the relevant DBA \u2014 real estate is taxed where located. Immo-ESt at 30% applies normally; the notary remits the tax to the Finanzamt of the property location. Hauptwohnsitzbefreiung still applies if the time-tests are satisfied at the moment of the sale.<\/p>\n<\/details>\n<details>\n<summary>Can I deduct improvement costs from the taxable gain?<\/summary>\n<p>Yes \u2014 Herstellungs- und Instandsetzungsaufwand that increases substance is deductible. Routine maintenance is not. Examples: new roof, structural extension, energy retrofit (deductible) versus painting walls, replacing carpet (not deductible). Keep all Rechnungen indefinitely; the Finanzamt may audit gains up to 7 years after sale.<\/p>\n<\/details>\n<details>\n<summary>What is the rate for property purchased before 2002 (Altverm\u00f6gen)?<\/summary>\n<p>A simplified flat rate of 4.2% of the sales price (effectively 14% on a deemed 30% gain) applies under \u00a730 Abs. 4 Z 2 EStG. For Altverm\u00f6gen later rezoned (Umwidmung) from agricultural to building land, the rate is 18% pauschal (60% deemed gain at 30%). Hauptwohnsitzbefreiung overrides the Altverm\u00f6gen regime if conditions are met.<\/p>\n<\/details>\n<\/div>\n<p>Engage a Notar early \u2014 Austrian property sales require notarial deeds and ZMR proof.<\/p>\n<p>Flyto Relocation aligns your move with the closing date. <a href=\"https:\/\/flytorelocation.com\/at\/quote\/\">Get a free quote<\/a>.<\/p>\n<p>See also: <a href=\"https:\/\/flytorelocation.com\/at\/guides\/\">All Austria moving guides<\/a>.<\/p>\n<div class=\"flyto-cta\">\n<h3>Planning your international move?<\/h3>\n<p>Get a personalised relocation quote in 2 minutes<\/p>\n<p><a class=\"flyto-btn\" href=\"https:\/\/flytorelocation.com\/at\/quote\/\">Get free quote \u2192<\/a><\/p>\n<\/div>\n<\/div>\n<p><script type=\"application\/ld+json\">{\"@context\":\"https:\/\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"headline\":\"Selling Austrian Property Before Moving Abroad 2026\",\"inLanguage\":\"en\"}]}<\/script><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Selling Austrian property before moving abroad 2026: Immo-ESt 30%, main-residence exemption, notary self-assessment, sale via power of attorney.<\/p>\n","protected":false},"author":1,"featured_media":718,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"_et_pb_use_builder":"on","_et_pb_old_content":"","_et_gb_content_width":"","footnotes":""},"class_list":["post-1016","page","type-page","status-publish","has-post-thumbnail","hentry"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.3 - 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