Published on and written by Cyril Jarnias
The Austrian real estate market has a reputation for being one of the most stable in Europe, with a highly regulated system, a massive stock of social housing, and an important role played by private players. In this sophisticated ecosystem, local real estate agencies have become key contacts, both for Austrian households and for foreign investors, expatriates, or lovers of alpine residences.
To identify the best local agencies in Austria, one must analyze the market structure, the rules (commissions, regulation, financing), the rankings and quality labels, as well as client support practices. Performance also varies by region, from Vienna to Tyrol, via Salzburg and Graz.
A Highly Regulated Real Estate Market, Where the Local Agent Makes the Difference
The Austrian framework is unique in Europe: a very significant portion of the population lives in rental housing, especially in large cities, while single-family homes dominate in rural areas. Approximately 42% of households are homeowners, and nearly a quarter of residents live in municipal housing or housing managed by limited-profit associations such as gemeinnützige Bauvereinigungen. These limited-profit housing structures alone account for over 22% of the national housing stock.
Social housing rents are on average 25% lower than in the private for-profit sector.
In this landscape, real estate agencies must navigate several segments: traditional private real estate, subsidized programs, the high-end market, vacation homes, and even innovative social or sustainable housing projects. Therefore, the best local agency is not just the one that “sells fast,” but the one that knows how to navigate this complexity, master Austrian law (MaklerG, commission regulations, Bestellerprinzip), taxation (Grunderwerbsteuer, deed fees, resale taxes), and the specificities of each Land.
Commissions, Fees, and Regulation: What a Good Agency Clearly Explains
Before talking about “best agencies,” it is essential to understand the framework in which they operate. Transparency about costs is a major criterion for seriousness, especially since Austria very strictly regulates commissions.
For sales, the standard real estate agent commission reaches 3% of the purchase price, to which is added 20% VAT, for an effective rate of 3.6%. The legal ceiling can rise to 4% (4.8% including VAT) for very inexpensive properties, below a threshold of approximately €36,000, a marginal case nowadays. The sum of commissions paid by the buyer and seller must not exceed 6% of the price, plus VAT. In some transactions, the seller may agree to pay 1 to 2% to speed up marketing, especially on new developments, but this is not the norm.
Since July 1, 2023, the Bestellerprinzip (principal’s fee principle) applies: the commission is paid by the party that mandates the real estate agent. In most rentals, it is therefore the landlord, and no longer the tenant, who pays the professional. An agent working for a landlord who requests a commission from the tenant faces a fine of up to €3,600 and, in case of repeat offense, the loss of their license.
For rentals where a commission is permissible, the ceilings are strictly set: one month of gross rent plus VAT for a lease of less than three years, two months of gross rent plus VAT for a longer-term lease. On the sales side, regulations provide detailed exceptions for very low-value properties and a flat fee for an intermediate bracket, described in the Real Estate Agent Regulation.
When purchasing real estate in Belgium, the buyer must budget, in addition to the purchase price, a set of ancillary costs representing about 10% of the property value. These costs notably include the property transfer tax (3.5%), land registry registration (1.1%), notary or lawyer fees (generally between 2 and 5%), mortgage registration fees (1.2% of the loan amount), as well as other one-time expenses like the energy certificate and various formalities.
The highest-rated agencies are distinguished by one very simple thing, but far from systematic: they detail these costs upfront, in writing, and strictly adhere to legal ceilings. Some refer their clients to official calculators (Chamber of Labor, public administrative assistance websites) or make their own online simulators available. This educational approach is particularly valuable for foreigners, often surprised by the significant share of acquisition costs.
Labels, Rankings, and Prizes: Credible Benchmarks for Spotting the Best
To identify the best local real estate agencies in Austria, it is not enough to rely on marketing slogans. Fortunately, several independent evaluation mechanisms provide solid benchmarks, based on thousands of reviews, objective criteria, or reputation analyses.
The FINDMYHOME.AT Awards: The Direct Voice of Customers
One of the most significant indicators is the FINDMYHOME.AT quality seal. In 2024, this seal was awarded for the twelfth time. Over 10,000 home seekers evaluated more than 400 agencies and developers on ten criteria, ranging from advisory quality to transparency, reliability, and communication. Only 20 companies distinguished themselves enough to win a prize.
In the “real estate agencies” category, the 2024 podium well illustrates what “excellence” means in the eyes of customers:
| Rank | Agency (FINDMYHOME.AT 2024 – agency category) |
|---|---|
| 1 | EHL Immobilien |
| 2 | PRIMA SERVICE IMMOBILIEN (PS IMMO) |
| 3 | ADONIA Immobilien |
EHL Immobilien stands out for its consistency: the company has received the FINDMYHOME.AT seal almost continuously since 2013, with one exception. Over two-thirds of its clients gave it the highest possible rating, praising a high quality of service, a constant effort to innovate processes, and an ability to quickly adapt its services to evolving needs.
The agency emphasizes support “with heart and reason,” strong responsiveness, and a clear empathy for each case. Its slogan – “Mehr als nur ein Makler” – well conveys this desire to position itself as a global partner rather than a simple intermediary.
PRIMA SERVICE IMMOBILIEN
ADONIA Immobilien, for its part, shows remarkable consistency, appearing in the FINDMYHOME.AT Top 3 on numerous occasions (2015, 2018, 2019, 2021, 2023, and 2024). Such repetition over nearly a decade suggests a stabilized quality of service, rather than a simple “one-hit wonder.”
On the developer side, the 2024 ranking crowns GLORIT in first place. Rarely, this company shows 100% positive feedback, making it a reference contact for buyers of new properties. HARING IMMOBILIEN and Familienwohnbau complete the podium, helping to identify reliable developers for clients looking to combine purchase and management through the same entity.
The ÖGVS “Herausragender Makler” Seal: 115 Criteria Scrutinized
ÖGVS (Gesellschaft für Verbraucherstudien) offers another powerful tool: the “Herausragender Makler” (“Outstanding Agent”) label. To obtain it, an agency must achieve a score of at least 75% on 115 criteria, covering not only advisory quality but also digital offerings, transparency, internal organization, and social or regional engagement.
To judge an agency’s quality, do not rely on a single year’s results. Analyze the winners by region and over several years. The true measure of excellence is recurrence: agencies that distinguish themselves regularly are those demonstrating consistent performance.
| Agency | Main Cities / Länder | Years with “Herausragend” Label (selection) |
|---|---|---|
| APS Immobilien GmbH | Vienna | 2022, 2023, 2024, 2025 (under various names) |
| Hübl & Partner Immobilientreuhand | Vienna | 2022, 2023, 2024, 2025 |
| KITZIMMO – Real Estate – OG | Kitzbühel | 2022, 2023, 2024, 2025 |
| Immobilienwelt Riffel | Graz / Stattegg | 2023, 2024, 2025 |
| DECUS Immobilien | Vienna | 2022, 2024 |
| Pluskota Immobilien | Vienna | 2024, 2025 |
| Riedergarten Immobilien | Carinthia | 2022, 2023 |
This repetition over time confirms that these agencies offer a stable quality of service, and not just good one-time performance. For a client seeking a reliable provider in Vienna, Kitzbühel, Graz, or Klagenfurt, consulting these ÖGVS lists provides an excellent starting point.
Media Reputation and Economic Weight: Major Networks at the Forefront
Another analysis angle focuses on transaction volume and media reputation. According to a ranking by “Immobilien Magazin” based on commission revenue, EHL Immobilien is clearly the leader among individual companies, followed by IVV and Arnold Immobilien. Among associative networks, Raiffeisen Immobilien dominates, closely followed by s REAL and ÖRAG. Among franchises, RE/MAX Austria crushes the competition with over 74 million euros in commissions, far ahead of Engel & Völkers.
These figures, cross-referenced with a IMMO KURIER / IMWF reputation study that meticulously analyzed nearly 55,800 media mentions, 178,000 platform reviews, and about 12 million social media subscribers, confirm the structural weight of a few big names. However, the important thing is not so much their size but how they combine geographic coverage, specialized expertise, and customer satisfaction.
Vienna: Reference Agencies in the Capital of Social Housing
Vienna is a unique case in Europe. The city combines the status of capital and Land, and has built a global reputation thanks to its “Vienna Model” of housing. Over 60% of its residents live in subsidized housing, with nearly half of those in buildings managed by limited-profit associations. The housing stock is massive, and nearly 40% of new constructions are dedicated to social housing.
Such a structure modifies the role of the real estate agent: beyond the simple transaction, they must master local legislation in detail, the lease categories, rent limitations, building age regulations (practically 30% of rental housing dates from before the Second World War), and the interfaces between private and public sectors.
In this context, several agencies in Vienna stand out.
EHL Immobilien: The Multi-Award-Winning Champion
EHL dominates both in terms of transaction volume and labels. First in the FINDMYHOME.AT 2024 ranking, regularly labeled for over a decade, it also leads commission revenue rankings. Its residential division emphasizes service quality, continuous process innovation, and a strong adaptability. This combination is particularly relevant in a Viennese market that has become tighter due to rising interest rates and inflation, but where rent regulation and public programs continue to play a central role.
Banking Networks: Raiffeisen Immobilien and s REAL
Two other essential players are linked to major banking groups:
| Network | Specifics | Key Indicators |
|---|---|---|
| Raiffeisen Immobilien Austria | Agency of the cooperative banking group Raiffeisen | ~7,000 transactions/year, 95 offices, 280 agents, over 900 employees in 9 regions, approx. 4,000 valuations/year |
| s REAL Real Estate | Real estate service of Erste Bank and Sparkasse | Approximately 80 locations, dense national network |
Their strength lies in exceptional territorial coverage and privileged access to bank customers. In Vienna, these networks offer a very broad spectrum of services: sale, purchase, management, valuation, but also financing support, often integrated into the bank’s offering. Managers like Nino Lutz at s REAL embody this link between banking culture and real estate expertise.
Specialized and High-End Agencies
Vienna also has several highly focused agencies:
Panorama of agencies specializing in luxury real estate and advisory in Vienna, Austria.
Family-run structure with over 40 years of experience, specializing in sought-after residential districts of Vienna (Währing, Döbling, Hietzing, Liesing) and upscale suburbs like Klosterneuburg and Mödling. Combines development, management, and transaction, including for second homes in Croatia.
Advisory-focused player emphasizing market analysis. Provides educational content and economic studies on its website to inform clients.
Prestige agency awarded European Property Awards and Luxury Lifestyle Awards, recognized for its excellence in the high-end real estate sector.
Leverages the global Sotheby’s network for marketing exceptional properties, benefiting from international reach.
In Vienna, a good local agent is often the one who knows how to connect the major balances of the “Vienna Model” (social housing, urban development like Nordbahnhof or Gasometer, carbon footprint reduction goals) to the very concrete reality of old apartments, mixed-use buildings, and new projects.
Salzburg, Tyrol, Carinthia: Specialists in Alpine and Tourist Real Estate
As soon as one leaves the capital for the Alpine regions – Tyrol, Salzburg, Carinthia, Vorarlberg – the situation changes. Mountain tourism, second homes, rules on “Zweitwohnsitze” (secondary residences), and the seasonal rental market become central elements. The most successful agencies are those that master this mix of real estate law, tourism law, and taxation, while knowing the micro-markets of each valley.
SAGE Immobilien Real Estate: Multi-Award-Winning in Ski Resorts
SAGE Immobilien positions itself as a major player in the ski resorts of Salzburg and beyond. The agency operates in Zell am See, Kaprun, Saalbach, Rauris, Maria Alm, Hollersbach, Krimml, Gastein, Flachau, Wagrain, Obertauern, Schladming, Kitzbühel, Fieberbrunn, Jochberg, Aurach… It offers over 355 properties spread across the Salzburg region and updates more than 115 listings daily.
This very fine territorial coverage is accompanied by international recognition: SAGE has won the “Best Real Estate Agency Austria” award at the International Property Awards twice in a row, with the maximum five-star rating. Client testimonials mention sales concluded in a few weeks, excellent communication in English, and support extending to after-sales (translations, local procedures).
SAGE, Real Estate Agency in Austria
For an international buyer seeking a chalet in Kaprun or a ski-in/ski-out apartment in Saalbach, this combination of local expertise, tourist anchoring, and international recognition makes it an almost obvious contact.
Salzburg: BAMBERGER IMMOBILIEN, IMMORIST, VON POLL and the Premium Segment
In the city of Salzburg and the Salzkammergut region, several agencies illustrate the upscaling of real estate service.
BAMBERGER IMMOBILIEN, led by economist Eva Bamberger, operates both in the city and around prestigious lakes like Mondsee, Attersee, Wolfgangsee, as well as Bad Ischl. The agency handles the sale and rental of single-family homes, apartments, farms, vacation apartments, but also commercial spaces (offices, medical practices). A significant part of its activity relies on “Secret Sales,” where high-end properties are not publicly listed to preserve seller anonymity. Beyond sales, BAMBERGER offers post-transaction follow-up (search for schools, leisure activities), a sign of a very relationship-oriented approach.
IMMORIST, also present in Salzburg and Vienna, emphasizes property preparation: cleaning, painting work, staging, high-quality photos and videos, 3D virtual tours, and digital home staging. Client feedback mentions sales finalized in four weeks, 7-day availability, and support extending into property management. This sophisticated marketing approach is typical of a new generation of agencies that intensively use digital tools.
VON POLL IMMOBILIEN, finally, brings its international network to Salzburg. Based in Germany, the brand has won several awards for its digital innovation and presence on major platforms. It positions itself as a contact particularly suited for owners who wish to reach a cross-border clientele.
Tyrol: From the Local Market to Luxury Residences
In Tyrol, one of the Länder where prices have risen the most in recent years, especially in the districts of Innsbruck and Schwaz, the best agencies are those that know how to reconcile the very different expectations of local residents, Viennese or foreign investors, and buyers of vacation homes.
Companies like Tirol Real Estate market high-end properties (chalets, suites, residences) in regions such as the Pitztal, Stubai Valley, and Montafon. These investments are distinguished by construction quality, the financial strength of developers, ancillary services (spa, gym, rental management), and strict compliance with local regulations on second homes.
In ultra-prime markets like Kitzbühel or Lech, specialized agencies such as KITZIMMO – regularly distinguished by ÖGVS – manage portfolios of chalets and villas where prices per square meter far exceed the national average. The use of the “Herausragender Makler” label allows buyers to distinguish the few structures truly anchored locally from opportunistic intermediaries.
Graz, Styria, and Secondary Cities: A Booming Market
In Graz, the country’s second-largest city, the real estate market is developing rapidly, driven by innovative sectors like mobility, biotech, or green tech. With a population of about 306,000 and a stock of 153,000 homes, the Styrian capital combines an attractive historic center, a UNESCO City of Culture status, and ambitious urban projects like the development of Reininghausgründe (5,200 new homes).
Number of moderate-rent apartments reserved for vulnerable households, with rents frozen since 2019.
In this region, structures like Immobilienwelt Riffel, based near Graz and regularly awarded by ÖGVS, or ValorDomo Immobilien and IMMOXX in Graz, play a central role. They support the growth of a clientele of highly qualified young professionals, often seeking sustainable housing, soft mobility solutions, and mixed-use neighborhoods where the line between living, working, and leisure becomes more blurred.
Major Networks and Franchises: RE/MAX, Engel & Völkers and Company
Beyond purely local agencies, several national or international networks occupy a major place in the Austrian landscape. They have territorial coverage, digital platforms, and property databases that can make the search much more efficient, especially for foreigners.
RE/MAX Austria, with over 150 offices across the country and commission revenue exceeding 74 million euros, is by far the largest franchise. Its president, KommR Christian Hrdliczka, and figures like KommR Rudi Dräxler embody an offensive strategy: standardized processes, powerful marketing tools, intensive training, and presence in almost every region.
Engel & Völkers has over a thousand locations in its international network.
Other players like LIVING DELUXE Real Estate, Luxury Immobilien GmbH (Metropolitan Group), MH-Properties, or Austria Sotheby’s work in the same niche, combining highly polished marketing, multilingual services (German, English, Russian, sometimes Italian or Dutch), and “door-to-door” assistance for international buyers seeking villas, chalets, or high-end apartments.
What Do the Best Agencies Actually Do to Stand Out?
To summarize observations from rankings, labels, and testimonials, several practices consistently recur among the highest-rated agencies.
The first is quality of information. This includes detailed property presentation, but also education about costs (commissions, taxes, notary fees, energy certificate), procedures (land registry registration, second home regulations, Bestellerprinzip), and financing solutions. Some agencies integrate rental yield simulations, local market studies, or tax advice linked to specialized partners into their services.
Industry leaders use mobile websites, advanced search engines, professional multimedia content (photos, videos, 360° tours), and sometimes 3D digital twins. They also leverage powerful CRM platforms for prospect tracking, communication automation, and sending personalized alerts.
The third aspect relates to tailored support. Whether it’s BAMBERGER IMMOBILIEN helping with children’s schooling, SAGE ensuring post-purchase follow-up in English, or expat-specialized agencies like The estate agent Austria founded by a Dutchman for non-German speakers, the best providers know that the act of buying or renting in Austria is not just a transaction: it’s an administrative, cultural, and sometimes linguistic journey.
The local anchoring of a real estate agency is not limited to its seniority. It relies on its ability to understand the specific dynamics of each territory, such as regulations on seasonal rentals, infrastructure projects (e.g., new ski lifts), municipal housing policies, and local initiatives (Housing First, climate plans).
How to Choose Your Local Agency in Austria: Reading Behind the Labels
Research work and multiple agency lists show that there are many competent players. The question for an individual or investor therefore becomes: how to sort them?
Real estate labels (e.g., FINDMYHOME.AT, “Herausragender Makler”) are indicators but do not guarantee expertise adapted to all regions. An agency well-ranked in Vienna may be less effective for a project in Carinthia or the Zillertal, where networks and constraints differ. For specific purchases (e.g., chalet), a small locally specialized structure (family-run office in Kitzbühel, mountain agency in Pinzgau) is often more effective than a large group.
The research also emphasizes the importance of “feeling”: meeting the agent, visiting their offices, discussing your project, and checking their ability to speak your language or work with lawyers and notaries who do. In Austria, where the profession does not always impose a specific license for certain services (e.g., buyer’s agency), the level of training varies greatly. The best agencies highlight their certifications, affiliations with professional associations (ÖVI, FIABCI, etc.), or their participation in continuing education programs.
In a strict regulatory framework, one must be wary of deviant practices: requests for deposits before signing, illegal cumulation of commissions (from landlord and tenant side), and lack of written information on amounts and calculation bases. Serious agencies, monitored by their networks, have an interest in scrupulously respecting these rules.
Towards More Sustainable and Inclusive Real Estate: What Role for Agencies?
Housing in Austria is not just a market: it is also a field for social and environmental action. Public policies aim, for example, to halve the sector’s carbon footprint by 2030, to widely develop passive houses, green roofs, renewable energy, and urban green spaces. Simultaneously, programs like Housing First seek to address the challenge of homelessness, which directly or indirectly affects a significant portion of the population.
Income mixing in the same neighborhood can increase community ties by 35%.
The highest-rated agencies integrate these dimensions into their communication and practice, whether it’s highlighting the energy performance of properties, working with developers committed to reducing emissions, or collaborating with limited-profit landlords and public actors. In Vienna, Graz, or Salzburg, it is now not uncommon to see agents mentioning sustainability criteria or services to help low-income households access subsidized programs.
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Analysis reveals that the best local agencies in Austria share three essential characteristics: rigorous expertise in the country’s complex legal and financial framework, strong territorial anchoring (whether in a Vienna district, a Tyrolean valley, or a transitioning city like Graz), and a constant will to combine personalized human service, digital skills, and transparency in their transactions.
For those considering buying, selling, or renting property in Austria, these agencies are not just intermediaries, but true guides in one of the continent’s most sophisticated real estate ecosystems.
A French business owner around 50 years old, with a financial portfolio already well-structured in Europe, wanted to diversify part of his capital into residential real estate in Austria to seek rental yield and exposure to the Eurozone outside France. Allocated budget: 400,000 to 600,000 euros, without credit.
After analyzing several markets (Vienna, Graz, Linz), the chosen strategy consisted of targeting a quality apartment in a developing neighborhood of Vienna or Graz, combining a target gross rental yield of 4 to 5% – the higher the yield, the higher the risk – and medium-term appreciation potential, with an overall cost (acquisition + notary fees + possible refurbishments) of about 500,000 euros. The mission included: market and neighborhood selection, referral and handling by a local network (real estate agent, lawyer, tax advisor), choice of the most suitable holding structure (direct ownership or via local company) and integration of the asset into the overall wealth strategy.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
