APARTMENT: SALMANNSDORFER STRASSE 43A I 1190 VIENNA
This apartment is RENTED until July 31, 2028. If you are interested, please also ask for our apartment VIDEO , which shows the complete apartment: from the entrance to the garden. You are also welcome to visit your new apartment in person. We are happy to coordinate viewings with the current tenant.
EXCLUSIVE GARDEN APARTMENT IN NEUSTIFT AM WALDE – LIVING WITH A GREEN VIEW WITHIN WALKING DISTANCE (approx. 3 minutes walk) of the American International School
We kindly ask you to send us a written request from the real estate portal where you found the property or via the enquiry form on our website at the apartment before calling . Due to an EU directive, we must send you a cancellation policy before answering your questions and before an on-site inspection (checkboxes must be clicked)! Only then can we call the apartment or visit it on site.
Please note: if you use financing through a bank in whole or in part, only purchase offers can be forwarded to the seller together with the written, binding financing commitment of the bank. A purchase offer "subject to financing commitment by the bank" cannot be forwarded to the seller. We therefore recommend that you start discussions with the financing bank in good time. If you need financing, Mr. René Schipits, MSc. will be happy to assist you at:
www.schipits.at, rene.schipits@schipits.at, +436604702020
Are you thinking about SELLING your property? We are happy to be at your disposal for a professional real estate sale. You can find our services at:
https://www.viason.at/leistungen-fuer-verkaeufer
viason immobilien: You work with the No. 1 according to Makler-Empfehlung.at:
https://www.makler-empfehlung.at/search/geo/132/Wien
Elegant garden idyll in Neustift am Walde – Modern living near the American International School
This exclusive ground floor apartment (built around 2004) combines a generous feeling of space with the tranquillity of one of the most sought-after green areas in Vienna. With a perfect north-south orientation and a ceiling height of approx. 2.70 m, this property offers living comfort at the highest level.
The property at a glance
- Living space: approx. 150.31 m²
- Open spaces: approx. 61.58 m² terrace & approx. 92.77 m² Private garden
- Rooms: 4 (incl. 3 bedrooms)
- Parking spaces: 2 Garage spaces: No. 3 + No. 4
- Status: Apartment incl. garage space no. 3 rented until 31.07.2028 (net main rent apartment + garage space no. 3: net EUR 1,867.89 per month. Garage space no. 4 is currently empty (not rented) and thus still offers the opportunity to increase rental income.
Room layout & highlights
From the inviting anteroom you reach the heart of the apartment: the impressive, approx. 57 m² large, sun-drenched kitchen. The kitchen is cleverly partially separated by a partition wall, which ensures a clear structure without losing its openness.
From here you enter the sunny south-facing terrace and the adjacent garden - a green oasis with stunning views that invites you to relax.
The equipment in detail:
- Noble materials: High-quality oak herringbone parquet and modern tiles
- Comfort: Underfloor heating (gas central heating), alarm system and barrier-free lift access directly from the underground car park
- Wellness & privacy: 2 bathrooms (bathtub & showers), 3 toilets, as well as a separate closet room and a storage room for optimal order
- Extra: A spacious storage room and a communal bicycle room are available
Location & Infrastructure
The apartment impresses with its prime location in Neustift am Walde in the 19th district. Here you can enjoy the perfect symbiosis of nature and urban connections:
- Education: Only about a 3-minute walk to the American International School (AIS) – ideal for families and expats
- Nature & Leisure: The edge of the forest and numerous city hiking trails can be reached in about 6 minutes on foot. The Salmannsdorfer Höhe recreation area is practically on the doorstep
- Culinary & shopping: The famous wine taverns of Neustift are only 3 minutes away by car. Supermarkets (Billa, SPAR-Gourmet) can be easily reached in about 4-5 minutes by car
- Connections: Bus line 35A (approx. 6 minutes' walk away) takes you directly to the U6 Nußdorfer Straße or the S-Bahn Krottenbachstraße
Conclusion: A property with stable value for investors or owner-occupiers who are looking for something special – spacious areas, a private garden and a top address in the 19th district.
INFORMATION ABOUT THE APARTMENT
- LOCATION: Salmannsdorfer Straße 43a I 1190 Vienna
- PURCHASE PRICE APARTMENT: EUR 849,900
- PURCHASE PRICE 2 GARAGE SPACES: à EUR 35,000 = EUR 70,000 (these must be purchased IN ADDITION to the apartment)
- VACANT: No – currently rented until 31.07.2028
- OCCUPANCY: After the tenant has moved out (no later than 31.07.2028)
- RENT APARTMENT incl. garage space no. 3: approx. EUR 1,867.89 net per month. Garage space no. 4 is currently empty and could be rented out by the new owner
- LIVING SPACE: approx. 150.31 m²
- TERRACE AREAS: approx. 61.58 m²
- GARDEN AREA: approx. 92.77 m²
- FLOOR: Ground floor
- NEW BUILDING: Yes - Year of construction approx. 2004
- ROOMS: 4 - of which 3 rooms are designated as storage rooms according to building law (consensus plan) and in the utility value report
- LIFT: Yes – leads from the underground car park to the ground floor
- BARRIER-FREE: The ground floor is barrier-free
- CONDITION OF APARTMENT: Used apartment – currently rented
- FURNISHING: The furniture you see in the photos and the VIDEO belongs to the tenant and is not sold. The washing machine and tumble dryer are also the property of the tenant. All movables will be removed by the tenant before the apartment is handed over to the new owner. The basement compartment is empty – cleared of all vehicles – handed over to the new owner after the tenant has moved out.
- KITCHEN: The used kitchen has used built-in kitchen appliances, such as a sink, a large dishwasher, an electric stove, an extractor hood, an oven, a fridge and freezer
- 2 BATHROOMS: Bathroom 1: shower, 2 sinks, toilet, washing machine with dryer; Bathroom 2: bath, toilet, bidet, 2 washbasins, shower
- SEPARATE WC: Yes – with hand basin
- CLOSET SPACE: Yes
- STORAGE ROOM: Yes = room in front of the separate toilet
- VESTIBULE: Yes
- GEAR: Yes
- WASHING MACHINE CONNECTION: Yes – there is a connection in 1 bathrooms (there is currently a washing machine and dryer stacked there – see photo. Both devices are not included.
- FLOORS: Herringbone parquet oak, tiles
- AIR CONDITIONING: No
- COOLING: Preparation for cooling in the floor system by 2 vertical strings in the shaft (compressors can later be located on the roof): this information is non-binding – no guarantee and was taken from the building and equipment description at the time
- SUN PROTECTION: some external blinds
- CABLE CONNECTION: Yes – in the house
- GARAGE RAMP: heated - this information is non-binding - no guarantee and was taken from the construction and equipment description at the time
- HEATING: Gas central heating: Underfloor heating
- FIREPLACE: Emergency fireplace available (for open fireplaces) – inspection by the chimney sweep necessary (preliminary chimney findings) – this information is non-binding – no guarantee and was taken from the construction and equipment description at the time
- WINDOWS: 2-fold glazing
- ROOM HEIGHT: approx. 2.70 m
- VIDEO INTERCOM: Yes
- ALARM SYSTEM: Yes
- WATER CONNECTION ON THE TERRACE: Yes
- STORAGE ROOM: Yes – approx. 4.59 m² according to the utility value report (NWG)
- BIKE ROOM: Yes
- HWB: 57 kWh/m²a - fGEE: 0.94
- CLASS: C – B
- LOCAL RECREATION AREAS: The location of the apartment, in Neustift am Walde, is very good, the apartment is only about 3 minutes walk from the American International School Vienna and about 6 minutes walk to the Waldrandweg and various city hiking trails. The local recreation areas Salmannsdorfer Höhe, Schwarzbergpark, Pötzleinsdorf are quickly reached.
- SHOPPING: By car, a Billa supermarket (Rathstraße) is about 4 minutes away by car, a SPAR Express market (Krottenbachstr.) is about 5 minutes away by car, and a SPAR gourmet market (Neuwaldegger Str. 1) is about 5 minutes away by car. Furthermore, numerous wine taverns in Rathstraße are about 3 minutes away by car.
- TRANSPORT CONNECTIONS: Bus 35A Salmannsdorf is about a 6-minute walk, by bus it is about 19 minutes to the U6 Nußdorfer Str. or about 12 minutes to the S-Bahn Krottenbachstraße. Buses 43B and 43A are about a 5-minute walk away.
PURCHASE PRICE & ADDITIONAL COSTS
- PURCHASE PRICE APARTMENT: EUR 849,900
- PURCHASE PRICE 2 GARAGE PARKING SPACES: À EUR 35,000 = EUR 70,000 (these must be purchased IN addition to the apartment)
- ANCILLARY PURCHASE COSTS: Real estate transfer tax of 3.5 % + land register registration fee of 1.1 % of the purchase price
- COSTS OF DRAFTING THE PURCHASE CONTRACT & ESCROW PROCESSING: The buyer bears 1.2 % of the purchase price plus 20 % VAT. (excluding notary costs, incl. Lien costs and incl. escrow processing) plus a lump sum for cash expenses in the amount of € 250 plus 20% VAT. Purchase contract draftsman & trustee: Attorney Mag. Bettina List, Mariahilfer Str. 62/35, 1070 Vienna
- BROKERAGE COMMISSION: 3 % of the purchase price plus 20 % VAT
MONTHLY COSTS APARTMENT AS OF 01.01.2026
- OPERATING COSTS: net approx. EUR 366.74 per month plus 10% VAT
- OPERATING COSTS LIFT: NET APPROX. EUR 88.48 per month plus 10 % VAT.
- COLLECTION FEE: net approx. EUR 0.73 per month plus 20% VAT
- REPAIR RESERVE: approx. EUR 203.59 per month (gross for net = no VAT)
- REPAIR RESERVE LIFT: APPROX. EUR 22.12 per month (gross for net = no VAT)
- SALES TAX 10%: approx. EUR 45.52 per month
- VAT 20%: approx. EUR 0.15 per month
- TOTAL: gross approx. EUR 727.33 per month
MONTHLY COSTS GARAGE SPACE NO. 3 - AS OF 01.01.2026
- OPERATING COSTS: net approx. EUR 9.65 per month plus 20% VAT.
- OPERATING COSTS LIFT: NET APPROX. EUR 2.32 per month plus 20% VAT
- GARAGE OPERATING COSTS: net approx. EUR 14.16 per month plus 20% VAT.
- REPAIR RESERVE: approx. EUR 5.36 per month (gross for net = no VAT)
- REPAIR RESERVE LIFT: APPROX. EUR 0.58 per month (gross for net = no VAT)
- VAT 20%: approx. EUR 5.22 per month
- TOTAL No. 3: gross approx. EUR 37.29 per month
MONTHLY COSTS GARAGE SPACE NO. 4 - AS OF 01.01.2026
- OPERATING COSTS: net approx. EUR 9.65 per month plus 20% VAT.
- OPERATING COSTS LIFT: NET APPROX. EUR 2.32 per month plus 20% VAT
- GARAGE OPERATING COSTS: net approx. EUR 14.16 per month plus 20% VAT.
- REPAIR RESERVE: approx. EUR 5.36 per month (gross for net = no VAT)
- REPAIR RESERVE LIFT: APPROX. EUR 0.58 per month (gross for net = no VAT)
- VAT 20%: approx. EUR 5.22 per month
- TOTAL No. 3: gross approx. EUR 37.29 per month
- TOTAL FOR 2 GARAGE PARKING SPACES: GROSS APPROX. EUR 74.58 per month
MONTHLY HEATING COSTS & HOT WATER COSTS APARTMENT - AS OF 01.01.2026
- HEATING COSTS: net approx. EUR 92.11 per month plus 20% VAT.
- HOT WATER COSTS: approx. EUR 47.58 per month plus 10% VAT.
- SALES TAX 10% & 20%: approx. EUR 23.18 per month
- TOTAL: gross approx. EUR 162.87 per month
PLUS ELECTRICITY COSTS APARTMENT: depending on consumption
RESERVE LEVEL AS OF 01.01.2026: approx. EUR 36.708,08
There is a close economic relationship.
The broker acts as a double broker .
