Second Home in Carinthia, Austria
Looking for a second home in Carinthia? From lakeside locations to Alpine regions, Carinthia offers very different possibilities for spending part of the year in Austria.
SPINCHOICE helps you find suitable properties and understand important considerations such as intended use, location and second-home designation before you decide to buy.
Why Buy a Second Home in Carinthia?
Carinthia offers a rare combination of lakes, Alpine landscapes and year-round destinations. But when buying a second home, the location is only part of the decision. How a property may be used is equally important.
Lakeside Living
Wörthersee, Weissensee, Ossiacher See and Millstätter See offer very different settings for a second home, from established lakeside destinations to quieter natural surroundings.
Alpine Second Homes
Mountain areas such as Hochrindl offer a different lifestyle, with skiing in winter and hiking, cycling and outdoor activities during the warmer months.
Year-Round Use
A second home can serve very different purposes. Think about when you want to use it, how often you plan to stay and whether the location works for you throughout the year.
Second-Home Designation
Not every property in Carinthia can automatically be used as a second home. The permitted use and relevant designation should therefore be checked before you decide to buy.
What Does Second-Home Designation Mean in Carinthia?
One of the most important questions when buying a second home in Carinthia is whether the property may actually be used in the way you intend.
Buying a property and being allowed to use it as a second home are not necessarily the same thing. A property may be intended for permanent residence, may allow second-home use or may be subject to other conditions depending on its location and designation.
This is especially important if you plan to live elsewhere for most of the year and use the property mainly for holidays, weekends or seasonal stays.
Check the permitted use before you buy
Before making a binding commitment, the permitted use of the specific property should be verified. Do not rely only on how the property is advertised or how it has been used by a previous owner.
Depending on the property, this can mean checking the relevant designation, available documentation and information from the municipality, with appropriate legal or local professional advice where necessary.
For a second-home buyer, this is not a detail to investigate after the purchase. It is part of deciding whether the property is suitable in the first place.
Second Home, Main Residence or Tourist Use?
Not every type of residential use is the same in Carinthia. Before looking at individual properties, it helps to understand the difference between using a property as your main residence, as a second home or for tourist accommodation.
Main Residence
A main residence is where your main centre of personal life is located. This is different from owning a property that you primarily use for holidays or occasional stays.
Second Home
A second home is typically used in addition to your main residence, for example for holidays, weekends or longer seasonal stays. Whether a particular property can be used this way should be checked before buying.
Tourist use
Tourist accommodation is a separate consideration. The fact that a property may be used as a second home does not automatically mean that it can also be rented to holiday guests. If rental income is part of your plan, the permitted use should be checked separately.
Start with how you want to use the property
Before choosing a location or property, be clear about your plans. Do you want a private holiday home, a property you can use and occasionally rent out, or an investment primarily intended for tourist rental?
The answer can significantly change which properties are suitable for you.
How to Check Whether a Property Can Be Used as a Second Home
A property may look perfect for your plans, but before making an offer you should establish whether the intended second-home use is actually permitted.
1
Check the Property’s Designation
Start by establishing how the property and its location are designated and whether second-home use is permitted. In Carinthia, specific planning rules apply to properties intended for recreational or second-home use.
2
Verify with the Municipality
The relevant municipality is an important source for information about local planning and permitted use. Ask specifically about the property you are considering rather than relying on general information about the area.
3
Review the Property Documents
Check the available planning, building and property documentation. The current use of a property or the way it is marketed does not by itself prove that your intended use is permitted.
4
Confirm Before Making a Binding Commitment
If second-home use is essential to your purchase, have the position verified before signing a binding offer or purchase agreement. Where necessary, involve an appropriate legal or local professional.
Never Assume, Verify
Two properties in the same village can have different circumstances. That is why the permitted use should be checked for the specific property, not assumed from its location or from another property nearby.
For SPINCHOICE, intended use is therefore part of the property search from the beginning, not a question to address after a property has been selected.
Can Foreign Buyers Purchase a Second Home in Carinthia?
Yes, foreign buyers can purchase property in Carinthia, but the rules depend partly on the buyer’s nationality and on the property itself. Being allowed to purchase a property and being allowed to use it as a second home are also two separate questions.
EU and EEA Buyers
Citizens of EU and EEA countries are generally treated in the same way as Austrian citizens when acquiring property and do not require the foreign-buyer authorisation that generally applies to third-country nationals.
Buyers from Outside the EU and EEA
Different rules can apply to buyers from third countries. An official authorisation procedure may be required, although exceptions can exist, including under bilateral agreements. The exact requirements should therefore be checked for the individual buyer before proceeding with a purchase.
Buying Does Not Automatically Mean Second-Home Use
Permission to acquire a property and permission to use that property as a second home are separate issues. Even when you are eligible to buy, the intended use of the specific property still needs to be checked.
Check Both the Buyer and the Property
For an international buyer, there are therefore two important questions: are you eligible to acquire the property, and can the property legally be used in the way you intend?
Both should be clear before you make a binding commitment.
How Does Buying a Second Home in Carinthia Work?
Once you have found a suitable property and confirmed that it can be used as intended, the purchase moves into a more formal process. The exact sequence can vary, but these are the key stages an international buyer should understand.
Check the Property Before You Commit
Before making a binding commitment, check the property, its permitted use and the relevant documentation. The land register should also be reviewed for registered ownership, rights and encumbrances.
Make an Offer
If you want to proceed, an offer may be submitted. Be aware that a signed offer can have legal consequences, so important conditions and checks should be clear before you sign.
Prepare and Sign the Purchase Agreement
The purchase agreement sets out the terms of the transaction. In practice, buyers commonly involve an Austrian lawyer or notary for the contract and the subsequent registration process.
Purchase Price and Escrow
Property transactions are commonly handled through an escrow arrangement managed by a lawyer or notary. The purchase price is held and released when the agreed conditions for completing the transaction have been fulfilled.
Registration in the Land Register
Signing the contract and paying the purchase price do not by themselves make you the registered owner. Ownership is acquired through registration of your ownership right in the Austrian land register, the Grundbuch.
From Property to Ownership
For an international buyer, the process involves more than finding the right property. Intended use, documentation, the legal transaction and registration all need to fit together.
SPINCHOICE helps you navigate the property search while the appropriate legal and local professionals handle the formal legal steps of the purchase.
Can You Rent Out Your Second Home in Carinthia?
Some buyers want to use their property themselves and rent it out to holiday guests when they are not in Carinthia. Whether this is possible should be checked separately from the right to use the property as a second home.
Second-Home Use and Tourist Rental Are Different
A property that may be used as a private second home is not automatically approved for repeated short-term tourist rental. The permitted use of the specific property should therefore be checked before rental income becomes part of your purchase decision.
Apartments May Require Additional Checks
If you are buying an apartment, the condominium arrangements can also matter. Repeated short-term tourist rental may require the property to have the appropriate designated use and, depending on the circumstances, additional approval.
Rental Can Bring Additional Obligations
Tourist rental can involve further requirements, including local planning rules, guest registration and tourist taxes, taxation and, depending on how the accommodation is operated, commercial regulations.
Decide Before You Buy
If occasional or regular rental is part of your plan, establish what is permitted before choosing the property. A home that works perfectly for private second-home use may not necessarily work for a rental strategy.
Tell SPINCHOICE how you intend to use the property from the beginning, so the search can focus on opportunities that fit your plans.
Where to Buy a Second Home in Carinthia
The right location depends on how you want to use your second home. Carinthia ranges from well-known lakeside destinations to quieter mountain regions, each offering a different combination of accessibility, lifestyle and year-round use.
Wörthersee
One of Carinthia’s best-known lake regions, with places such as Velden and Pörtschach combining lake life, restaurants, events and relatively easy access to Klagenfurt. It can suit buyers looking for an established and lively second-home location.
Weissensee
Weissensee offers a quieter setting surrounded by mountains and protected landscapes. It appeals to buyers who value nature, outdoor activities and a less urban atmosphere in both summer and winter.
Millstätter See
Millstätter See combines lakeside living with access to the mountains of Upper Carinthia. Towns and villages around the lake offer different settings, making the area interesting for buyers who want both summer and winter possibilities.
Ossiacher See and the Alpine Regions
Ossiacher See offers a central location between Villach and the mountains, while Alpine areas such as Hochrindl provide a more mountain-focused second-home experience. The right choice depends on whether lake access, skiing, tranquillity or year-round accessibility matters most to you.
Compare the Property, Not Just the Location
Choosing the right region is only the beginning. Two properties in the same area can differ in permitted use, accessibility, surroundings and suitability for your plans.
Start with the lifestyle you want, then check whether the individual property actually makes that lifestyle possible.
What Does It Cost to Buy a Second Home in Carinthia?
The purchase price is not the total cost of buying property in Austria. Buyers should also budget for taxes, registration, legal handling and, where applicable, estate agent and financing costs.
3.5% Real Estate Transfer Tax
Real estate transfer tax (Grunderwerbsteuer) is generally 3.5% of the purchase price for a standard property purchase.
1.1% Land Register Fee
The fee for registering your ownership right in the Austrian land register (Grundbuch) is generally 1.1% of the purchase price.
Approx. 1–3% Lawyer or Notary
Budget approximately 1–3% of the purchase price for lawyer or notary costs. The actual amount depends on the work involved and the fee arrangement.
Estate Agent Commission, Where Applicable
If a buyer’s estate agent commission applies, the maximum commission for properties above €48,448.52 is 3% of the purchase price plus 20% VAT on the commission. The actual commission can be negotiated.
Example: Buying a €500,000 Second Home
| Cost | Example |
| Purchase price | €500,000 |
| Transfer tax 3.5% | €17,500 |
| Land register 1.1% | €5,500 |
| Lawyer/notary approx. 1–3% | €5,000–€15,000 |
| Agent commission if 3% + VAT applies | €18,000 |
| Estimated additional costs | €46,000–€56,000 |
In this example, the additional acquisition costs are approximately 9.2–11.2% of the purchase price. This is an illustration rather than a fixed percentage. Actual costs depend on the transaction, professional fees, commission and financing.
If You Finance the Purchase
If a mortgage is registered in the land register, an additional registration fee of 1.2% of the value of the registered mortgage generally applies. Bank and financing costs may also be charged separately.
Before making an offer, calculate your total acquisition budget rather than looking only at the asking price.
Frequently Asked Questions About Buying a Second Home in Carinthia
No. Not every residential property can automatically be used as a second home. The permitted use and relevant designation of the specific property should be checked before you make a binding commitment.
Yes, but the requirements can depend on your nationality. EU and EEA citizens are generally treated like Austrian citizens when acquiring property, while buyers from third countries may require official authorisation. The permitted second-home use of the property is a separate question.
Not automatically. Permission to use a property as a private second home does not necessarily include permission for repeated short-term tourist rental. If rental is part of your plan, check the permitted use and any additional requirements before buying.
Check the permitted use of the property, relevant documentation and the land register. If second-home use or tourist rental is essential to your plans, these points should be clarified before you sign a binding offer.
An Austrian lawyer or notary is commonly involved in preparing or handling the purchase agreement, escrow arrangements and the process required for registration in the land register.
Wörthersee, Weissensee, Millstätter See and Ossiacher See are among the lake regions buyers may consider, while Alpine areas such as Hochrindl offer a more mountain-focused alternative. The best location depends on how and when you want to use the property.
Looking for a Second Home in Carinthia?
Tell us how you want to use your second home, which locations you prefer and what matters most to you. SPINCHOICE helps you search for suitable property in Carinthia and identify the important questions before you buy.
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