Foreclosure auctions in Austria: How regional markets offer special opportunities

Austria's forced auction market is as exciting as rarely in 2024: more dates, clearer price formation – and regional differences that can be strategically utilized. Those who understand the density of appointments, per capita offers, transparency, and bid logic by province can increase their chances of winning bids while managing risk.

Nationwide situation in Austria: Increasing supply, bids close to market

After 703 appointments in 2023, Austria recorded a total of 1,047 forced auctions in 2024 (+48.9 %). Across all property types, the highest bid averaged at 101 % of the market value (2023: Ø 98 %; 2022: Ø 142 %; 2021: Ø 176 %). This means: bids were on average close to market price, with selective deviations depending on the region and property type.

Year	Total Appointments	Ø Highest Bid/Market Value	Signal
2021	830	≈ 176 %	Wide premiums, tight markets.
2022	771	≈ 142 %	Normalization begins.
2023	703	≈ 98 %	Market closeness as the standard.
2024	1.047	≈ 101 %	Increased activity, stable price formation.

Regional patterns 2024: Where the opportunities lie

Eastern Austria: High appointment density

In the country comparison, Lower Austria (278), Vienna (181) and Styria (125) top the appointment list – ideal for comparative values and scalable search grids. At the lower end, Vorarlberg ranks with 32 appointments.

Per capita perspective: Small countries excel in opportunities

Per capita, in 2024 Burgenland leads with 35.3 appointments per 100,000 residents, ahead of Lower Austria (16.5) and Salzburg (15.2). This ratio serves as a practical indicator for the hit rate per search effort – particularly relevant with limited resources.

Price reality by province: From bidder regions to lower bounds

2024: Highest bids in Tyrol (Ø 234 %) and Styria (Ø 206 %), lowest value in Vorarlberg (Ø 158 %).
2023: Extreme spread: Vorarlberg Ø 288 %, Styria Ø 45 %, Burgenland Ø 64 %.

Conclusion: In premium locations of the alpine countries, premiums are likely; in selected peripheral areas of Eastern Austria, lower bounds remain possible – provided that Capex and usage are accurately calculated.

Transparency & Predictability

In 2023, the share of published highest bids fluctuated significantly: Vienna ≈ 63 % (high), Salzburg ≈ 3 % (low). Additionally, a reference point for the processing timeframe is an average duration until the auction date of about 128 days (benchmark 2021) – with Carinthia being quicker (≈ 85 days) and Vienna taking longer (≈ 142 days).

Property types: Where competition is fierce – and where price windows emerge

2024 – Pipeline: Condominiums 349, single-family homes 264 (together ≈ 58.5 % of all appointments), plots 208.
2024 – Bids: Condominiums Ø 184 % (strong competition, especially urban), multi-family houses Ø 116 % (close to market, inventory-oriented).
2023 – Patterns: Condominiums Ø 113 %, single-family homes Ø 120 %, residential houses Ø 240 %, commercial Ø 40 % (often below market value).
2022 H1 – Detailed view: Plots Ø 194 %; commercial Ø 70 % (significant undervalue potential, requires specialized know-how).

“Regions with high appointment density provide price anchors – regions with high per capita rates deliver hit probabilities. The art is the combination.”

Focus	Strengths	Note for Calculation
Lower Austria, Vienna	Many appointments, good comparative values, high transparency (especially Vienna).	Market value as a hard anchor; factor in premiums for top locations.
Burgenland	Per capita number 1; 2023 sometimes below market value.	Offer conservatively, weigh Capex buffer more heavily.
Tyrol, Salzburg	Scarcity and quality locations, high premiums in 2024 (Tyrol).	Set strict upper limits; prepare alternatives in the east.
Styria	Consistently large field, bidder region in 2024.	Define the buy box sharply; select condominiums in top locations.

Seasonality & Timing: When the pipeline is fullest

In 2024, November with 128 appointments is the strongest auction month. Recommendation: Align due diligence, financing, and reserve strategies early with this peak.

Bid discipline: Deriving upper limits from facts

// Residential focus (market-close bids)
V = Market value (appraisal)
S = Location/quality premium (0–3 % of V)
D = Risk discount (−2 … −6 % of V)     // Micro-location, rental/vacancy risk
P = Capex buffer (8–12 % of V)          // Technique, envelope, energy
N = Additional costs (6–8 %)


MaxBid     = V + S + D − P
TotalBudget = MaxBid × (1 + N)

// Commercial/special (higher variance):
// S = 0; D = −5 … −10 %; P = 12–20 %  → Deliberately enforce lower limit

Background: Across Austria, bids in 2023/2024 are, on average, close to market value – deviations are driven by object and location.

FAQ – Frequently Asked Questions

Where are the most appointments in 2024?
Absolutely in Lower Austria (278), Vienna (181) and Styria (125).

Where is the relative selection highest?
In Burgenland (35.3/100,000), ahead of Lower Austria (16.5) and Salzburg (15.2).

Which properties will be most common in 2024?
Condos and single-family homes (together ≈ 58.5 %), followed by plots.

How long does processing take?
A guideline is approximately 128 days until the auction date; this varies regionally (e.g. Carinthia ≈ 85 days, Vienna ≈ 142 days).

Conclusion

Regional markets in Austria offer different opportunities in 2024: Eastern Austria provides depth and transparency (Vienna, Lower Austria, Styria), small countries score via the per capita channel (Burgenland), alpine hotspots require discipline (Tyrol, Salzburg). Those who effectively connect data, micro-location, and Capex leverage this diversity – and achieve predictable bidding success.