Zoning comes first
Whether and how high you may build is decided by the zoning plan, not by the seller. Green land stays green land, even if the listing says "expected building land": a planned rezoning is a hope, not a building right.
Land · Salzburg and surroundings
Buying land in Salzburg and the surrounding area
With a plot it is not the fittings that decide but building law and the ground itself. Salzburg has the most expensive building land outside Vienna, and the district average misleads here more than anywhere: the most expensive municipality in the region is not the city.
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What may be built here?
The question comes before every land purchase, and in Salzburg it also decides the second-home question. The province keeps the zoning plans of all its municipalities, so the Flachgau and Tennengau are covered too.
- Purely or extended residential, core area, business area or green land: the zoning decides whether you may build at all.
- The second-home zone is the only designation in which a second residence is expressly intended.
- The provincial service covers the surrounding area just as it covers the city.
What building land costs here
Statistics Austria evaluates purchase contracts and publishes an average in euros per square metre for each political district and each municipality. These are prices actually paid, not asking prices. The city of Salzburg ranks third of all 105 Austrian districts, behind Währing and Döbling. The surrounding area is the striking part: in Anif more was paid per square metre than in the city.
Salzburg
€ 1.345/m²
Flachgau and Tennengau
- Anif€ 1.851/m²
- Elsbethen€ 1.056/m²
- Wals-Siezenheim€ 841/m²
- Elixhausen€ 821/m²
- Bergheim€ 739/m²
- Hallein€ 728/m²
- Puch bei Hallein€ 687/m²
- Hallwang€ 621/m²
- Grödig€ 612/m²
- Koppl€ 605/m²
- Eugendorf€ 470/m²
- Henndorf am Wallersee€ 334/m²
Rest of Salzburg province
- Zell am See€ 455/m²
- Sankt Johann im Pongau€ 301/m²
- Tamsweg€ 140/m²
Statistics Austria, average property prices, as of 2025. Transaction prices from several years, lifted to the current level. An asking price is naturally above this, and a single plot can deviate widely through location, size and zoning. The district average is of little use here: the Flachgau stands at around 404 euros per square metre, while its municipalities range from about 334 to 1,851 euros.
Plots on wohnwahn
Each with travel times, noise and the location data of the address.
No plot is online in Salzburg yet. The prices above still apply, they come from official statistics and not from our own listings.
What matters when buying land
Utilities connected or not
Water, sewage, electricity and access cost money when they are missing. Some municipalities charge five-figure development contributions. Ask before you negotiate the price, not after.
What the plan says about size
Buildable area, building class and construction type limit what fits on the square metres. A large plot with low density often carries less house than a smaller one in a higher building class.
Budget for the extras
On top of the price come 3.5 per cent land transfer tax and 1.1 per cent land register fee, plus the contract and, if an agent is involved, their commission. On a plot of 400,000 euros that is roughly 25,000 to 40,000 euros.
The ground itself
Slope, groundwater and contamination make foundations more expensive. A soil survey before the purchase is cheaper than a surprise in the pit.
Land prices by province
Frequently asked questions
How do I find out whether a plot in Salzburg is building land?
Fastest through our Salzburg zoning map: enter the address and the zoning at that spot is spelled out in plain language, from the province’s official data. The plans of every Salzburg municipality are held there. The binding answer comes from the municipality.
What does a building plot cost in Salzburg?
The official statistic gives an average of around 1,345 euros per square metre for the city of Salzburg (2025, from purchase contracts). That is the third highest of all 105 Austrian districts. Around the city the range runs from about 1,851 euros in Anif down to about 334 in Henndorf am Wallersee. The table above lists every municipality individually.
Why is Anif more expensive than the city of Salzburg?
Because what changes hands there is almost exclusively detached-house land right next to the city, with a view of the Untersberg and minutes from the city edge. The figure for the city of Salzburg averages across the whole municipal area, where free building land has become rare. The Flachgau district average of around 404 euros therefore says nothing about Anif.
May I build a second home on the plot?
Only where the zoning provides for it. Salzburg has a category of its own for this, the second-home zone; outside it, use as a second residence is heavily restricted and the municipality decides on exceptions. On purchase you also have to declare the intended future use. This question belongs before the price negotiation, not after it.
What does Bauerwartungsland mean?
That a rezoning is expected but not decided. Legally it is green land: you may not build there until the rezoning happens. Whether and when it comes is decided by the municipality, not the seller.
What extra costs come on top of the purchase price?
3.5 per cent land transfer tax, 1.1 per cent for the land register entry, the contract drafting and, where an agent is involved, their commission. Together that is usually 6 to 10 per cent of the purchase price, which at Salzburg prices quickly reaches five figures.
Does "developed" mean all connections are in place?
Not necessarily. Developed means the access is legally secured. Whether water, sewage and electricity reach the boundary, and what connecting them costs, is a separate question for the municipality.
Found a plot, or offering one?
The search shows every plot with its accessibility and surroundings. Anyone offering a plot lists it free of charge.