CONDOMINIUM: SALMANNSDORFER STRASSE 43A I 1190 VIENNA
SELL A PROPERTY?
► Time-limited offer: if you commission us as the owner of an apartment in Vienna with the sale of the apartment between 01.10.2026 and 31.10.2026, the costs for the seller are 0.5% of the purchase price plus 20% VAT. For the sale of a house in Vienna, the costs for the seller are 0.8% of the purchase price plus 20% VAT in the mentioned period. Conditions for Lower Austria (Lower Austria) on request.
INFORMATION: https://www.viason.at/leistungen-fuer-verkaeufer
VIDEO of the complete apartment incl. garden on REQUEST!
ABOUT THE FURNITURE: the furniture belongs to the tenant and will be removed when the tenant moves out. The box in front of the guest toilet, the washing machine, the tumble dryer, the shelves in the closet space, a single-leaf refrigerator with freezer and a box that has been dismantled and are located in the basement are the property of the seller and are sold with the apartment and are included in the purchase price and thus remain in the apartment or in the basement when the tenant moves out. The ceiling lamps and a small lawnmower belong to the seller and are therefore also included in the purchase price.
This apartment is RENTED until July 31, 2028 (the tenant is a non-smoking household) - net rental income of the owner currently approx. EUR 1,867.89 per month - gross the tenant pays approx. EUR 2,978.80 gross to the owner. If you are interested, please also request 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 will be 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) to the AMERICAN INTERNATIONAL SCHOOL
Elegant garden idyll in Neustift am Walde – Modern living near the American International School
This exclusive ground floor apartment (year of construction approx. 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 (gross approx. EUR 2,979.80 rental income per month). Garage space no. 4 is currently empty (not rented) and thus still offers the possibility to increase rental income.
Room layout & highlights
From the inviting anteroom you enter the heart of the apartment: the impressive, approx. 57 m² , 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
- Cuisine & 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 that retains its 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!
Please note: if you take full or part of the financing through a bank, only purchase offers together with the written, binding financing commitment of the bank can be forwarded to the seller. 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, René Schipits, MSc. will be happy to assist you at:
www.schipits.at, rene.schipits@schipits.at, +436604702020
viason immobilien: You work with the No. 1 according to Makler-Empfehlung.at:
https://www.makler-empfehlung.at/search/geo/132/Wien
INFORMATION ABOUT THE APARTMENT
- LOCATION: Salmannsdorfer Straße 43a I 1190 Vienna
- PURCHASE PRICE APARTMENT: EUR 799,000 (fixed price)
- PURCHASE PRICE 2 GARAGE SPACES : à EUR 35,500 = EUR 71,000 (these must be purchased IN addition to the apartment) (fixed price)
- VACANT: No – rented until 31.07.2028 . Available from 01.08.2028
- NON-SMOKING HOUSEHOLD: Yes - the tenant is a non-smoking household.
- READY FOR: After the tenant has moved out (at the latest 31.07.2028) thus as of 01 August 2028
- RENT APARTMENT incl. garage space no. 3: approx. EUR 1,867.89 net per month (EUR 2,979.80 gross per month). Garage space no. 4 is currently vacant 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, very well maintained, non-smoking household – currently rented
- FURNISHING: The furniture belongs to the tenant and will be removed when the tenant moves out. The box in front of the guest toilet, the washing machine, the tumble dryer, the shelves in the closet room, a single-leaf refrigerator including freezer and a box that has been dismantled and is located in the basement are the property of the seller and are sold with the apartment and are included in the purchase price and thus remain in the apartment or in the basement when the tenant moves 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 washbasins, WC, washing machine with dryer; Bathroom 2: Bath, WC, 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 bathroom (there is currently a washing machine and a dryer stacked there – see photo. Both devices are included in the purchase price).
- FLOORS: Herringbone parquet oak, tiles
- AIR CONDITIONING: No
- COOLING: Preparation for cooling in the floor system by 2 vertical strings in the shaft: this information is non-binding – no guarantee and was taken from the construction 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, Schwarzenbergpark, 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 away, 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 799,000 (fixed price)
- PURCHASE PRICE 2 GARAGE PARKING SPACES: à EUR 35,500 = EUR 71,000 (these must be purchased IN addition to the apartment) (fixed price)
- ANCILLARY PURCHASE COSTS: Real estate transfer tax of 3.5 % + land register registration fee of 1.1 % of the purchase price
- COSTS OF DRAWING UP THE PURCHASE CONTRACT AND TRUSTEESHIP: The buyer bears 1.2 % of the purchase price plus 20 % VAT. (excluding notary fees, incl. lien costs and incl. fiduciary processing) plus a lump sum for cash expenses in the amount of € 250 plus 20 % VAT. Purchase contract draftsman & trustee: Attorney Mrs. 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)
- LIFT REPAIR RESERVE: APPROX. EUR 22.12 per month (gross for net = no VAT)
- VAT 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.
- VAT 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 .
