Austrian ski property mortgages
how much can i borrow?If you are interested in purchasing with a mortgage it is possible to borrow up to 60% of the purchase price from an Austrian Bank. Banks will not lend across boarders. As a result, if you want to buy with a mortgage in Austria then you will need to take a loan through an Austrian bank. Variable interest rates are around 2%. It is also possible to take fixed rate mortgages from 1 to 10 years. We can recommend banks in all of the ski resorts we sell. This is thanks to our contacts throughout Austria.
Are there tax advantages to renting?Renting your new-build property can have tax advantages as it is possible to reclaim part, or all of the VAT on your purchase giving a discount of up to 20%. To be eligible for this VAT discount you would be expected to rent your property professionally when you are not using it and you will need to show an overall profit over a period of 20 years. You are permitted to claim back all the VAT – the full 20% – if you rent your property commercially and do not use it yourself. If you declare in advance that you will be using the property partly for your private use then the amount of VAT you can reclaim depends on the ratio of personal use to rental use.
To reclaim the tax you will need to register for VAT, and in some cases pay the gross price and then claim the tax back. This usually takes two to three months and you will be appointed a tax advisor to help you with this. It is possible to obtain a bridging-loan for this if required, however in some of the property we sell this is not necessary as the developers will have pre-arranged everything for you so you will only need to pay the net price.
If you would like further information on this subject please contact us and we will email you our specific Tax-Back Guide.
Will they lend to me?Banks are happy to lend so long as you are buying a property and renting it for touristic use. This will include either a flexible rental property, fully managed rental property, or property with a guaranteed rental return. In this case your property would be classified like a ‘small business’. As a result, the income you earn from your rentals may be used to cover the loan.
Tax advantagesThere may be tax advantages to taking a mortgage to buy your ski property. If you rent your property, it is possible to offset the interest on your mortgage payments against any profits you may make on your rental income. Therefore your tax liability is reduced. You can also offset up to 10% of the costs of your furniture as depreciation against your rental income. Additionally, as your rental income will be in euros, you do not have any currency exposure if you intend paying your mortgage from rental income.
what are the costs for taking an Austrian mortgage?
Banks will usually charge a set-up fee. This is usually around 2% of the value of the loan. Secondly, banks will also charge an appraisal fee of 0.5%. Also, you will need to pay the notary a fee of 1.5% of the amount of the mortgage to register the mortgage lender in the land registry.
other financing possibilitiesThere may be other options available to you to finance buying a ski property in Austria. An alternative option is to borrow against an existing property in your own country of residence and to make a purchase as a cash buyer.
When you are buying a ski property in Austria and making international money transfers, fluctuating exchange rates can make a huge difference to the final amount you receive in your bank account.
We work closely with a leading currency exchange expert for all of our clients money transfers. We also work with them for international payments & foreign exchange dealings. Our contacts here provide the quickest and easiest way to transfer money internationally. Further to this, they consistently provide bank-beating exchange rates to help both companies and private individuals achieve significant savings. To find out more please visit our international money transfers page.
other considerations when buying a ski property in Austria
Purchase costs for buying a property in Austria work out about 6.6% of the gross purchase price. The purchaser will be required to pay the notary fees after the contract of sale has been signed.
Fees are calculated as follows:
- Purchase Tax ‘Stamp Duty’ – 3.5% of the gross purchase price
- Registration in the Land Registry – 1.1% of gross purchase price
- Notary’s fees – between 1.5 and 2% of gross purchase price
- Court costs, administration fees – approx. 150 euros
To find out more about buying in Austria and purchase costs please visit our buyers guide page.
Although the cost of the furniture collections are included in many of the properties we sell, for mortgage purposes this cost must be deducted as banks will not lend on furniture. As an example, furniture collections for a 2-bedroom property would usually range somewhere between €20,000 to €40,000 net.