Buying a house in Innsbruck
A house in Innsbruck itself is the exception; the supply lies in the surroundings: on the terrace above the city, down the valley towards Hall, west towards Zirl. The same holds for all three: the location decides winter sun, noise, and whether building is permitted at all.
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These houses are currently listed in Innsbruck and the surrounding area.
No house around Innsbruck currently passes our quality check. The stock grows with every provider that joins.
With a house the land counts, and with the land what the province says about it counts. In Tyrol that is written in official plans no listing quotes: zoning, hazard zone, protected open land.
On 21 December the sun in Innsbruck reaches 19 degrees at midday. The mountain ridges to the south rise 10 to 19 degrees above the city. Anyone living at Sieglanger barely sees the winter sun, anyone in Hötting sees it all day. That is what we calculate, instead of calling it "south facing".
Open the sun check →Innsbruck is an official agglomeration, so the environmental noise map covers the whole city area. In the valley the Inn valley motorway, the Brenner axis and the western railway run within a few kilometres of each other, and the difference between two streets is bigger than between two districts.
Open the noise map →The Inn valley traps heat between two mountain ranges, and the city keeps no official climate map. We calculate heat load from the official sealing level and state the source next to every figure.
Open the heat map →With a house the land is the larger half of the price, and building land in the Inn valley is scarce: the city ends at the mountain slope. Official building land prices per district and municipality are on our land page.
See land prices →Transfer tax, land register fee, contract drafting and commission add up to a double-digit percentage of the purchase price. On 400,000 euros that is roughly 40,000 euros that no bank finances and that the listing price does not mention.
Two districts can differ by more than a factor of two, and within one district a single street separates more than 1,000 euros per square metre. That is why we put the value of its own district next to each listing, never a regional average.
A low maintenance reserve is not a saving, it is a deferred bill. Before signing, ask for the reserve level, the last decisions of the owners association and any planned renovation.
A yield promised in the brochure is the seller’s calculation. We only state a yield when we can recalculate it from documented figures, and we say where it comes from.
Transfer tax 3,5 %, land register fee 1,1 %, agent commission at most 3 % plus VAT. All purchase costs →
Tyrol maintains official hazard zone plans for avalanches and torrents, alongside the flood zones HQ30, HQ100 and HQ300. A red zone prevents planning permission, a yellow one makes it more expensive through conditions. In an Alpine valley that is not a side issue, and no brochure mentions it. We show the flood situation per address; the provincial avalanche and torrent zones follow.
On the north slope above the city a great deal, on the valley floor little in winter. What matters is not the orientation of the house but the ridge opposite: seen from the city it rises 10 to 19 degrees, while the midday winter sun reaches 19. A south terrace in the wrong place barely sees the sun from November to February.
As a rule, no. The Tyrolean spatial planning act caps second homes at 8 per cent of a municipality’s dwellings, and many municipalities around Innsbruck no longer approve any new ones. Using a home that way without permission risks fines running into five figures. Check the municipality’s second-home register before buying.
Set your priorities once and the search orders by them: sun, a quiet location, a short trip into Innsbruck, budget. No account, no cost.