Market information · Carinthia

Property Market Report 2026

Asking prices, actual purchase prices and rents in all districts of Carinthia

Klagenfurt Stadt · Villach Stadt · Feldkirchen · Hermagor · Klagenfurt-Land · St. Veit an der Glan · Spittal an der Drau · Villach-Land · Völkermarkt · Wolfsberg

Report date2026-10-12

Underlying dataJune 2026

Lebensraum Immobilien e.U.
www.lebensraum-immo.at

Overview

Summary

Carinthia remains one of the more moderately priced federal states, although there are significant differences between the 10 districts. The central Klagenfurt–Villach area and the districts around the lakes lead the way in terms of price levels; Central and Lower Carinthia are below this level, but benefit from the Koralm Railway. In Upper Carinthia, lakeside locations and tourist resorts command top prices, whilst the valley areas are significantly cheaper.

Actual average price paid for flats (Land Registry)2.150–3.250 €/m²

Discount from the asking price on the property portals to the price actually paid≈ 16–22 %

Gross asking rent, including service charges, as listed on the property portals10,2–13,4 €/m²

Change in flat prices in 2025 compared with 2024+3.5 to +5.5 per cent

Key figures at a glance (average €/m²)

District	Flat in fact	Flat Listing	House in fact	Building plot in fact	Gross rent Offer
Klagenfurt City	3.050 €	3.700 €	2.550 €	290 €	13,4 €
Villach City	2.850 €	3.450 €	2.250 €	210 €	12,8 €
Feldkirchen	2.500 €	3.000 €	1.900 €	90 €	11,2 €
Hermagor	2.300 €	2.750 €	1.500 €	55 €	10,2 €
Klagenfurt-Land	3.250 €	3.950 €	2.350 €	150 €	12,6 €
St. Veit an der Glan	2.200 €	2.700 €	1.650 €	65 €	10,4 €
Spittal an der Drau	2.700 €	3.300 €	1.800 €	85 €	11,0 €
Villach-Land	2.950 €	3.650 €	2.050 €	125 €	11,8 €
Völkermarkt	2.250 €	2.800 €	1.700 €	70 €	10,6 €
Wolfsberg	2.150 €	2.650 €	1.650 €	70 €	10,4 €

Source: Statistics Austria, average property prices (transactions as per the Land Register); analysis of property listings from willhaben, ImmoScout24, immowelt and derStandard Immobilien; compiled by Lebensraum Immobilien. Rounded indicative figures.

Key findings

Movement resumes following the sideways phase. Following the interest rate shock of 2022/23 and the sideways trend of 2023/24, transaction prices have been rising moderately across all districts since 2025. Drivers: lower lending rates and the expiry of the KIM Regulation on 30 June 2025.
Significant disparities within Carinthia. The Klagenfurt–Villach central region and the lake districts lead the way in terms of price levels; Hermagor, St. Veit and Wolfsberg are around 25–30 per cent below this. Building land in Klagenfurt costs around five times as much as in the Hermagor district.
The Koralmbahn is reshaping the landscape. Since becoming fully operational in December 2025, Klagenfurt-Land, the Völkermarkt/Kühnsdorf area and the Lavant Valley have become increasingly attractive to commuters; demand for building plots and detached houses there is rising at an above-average rate.
A quotation is not the same as a price. Asking prices on property portals reflect sellers’ asking prices and are skewed towards new-build properties. For valuations, it is essential to cross-check these against transactions recorded in the Land Register.
Seen-Premium shapes the whole of Carinthia. Lakes Wörthersee, Ossiacher See, Faaker See, Millstätter See and Klopeiner See, as well as Weißensee and Pressegger See, command prices two to four times the district average; properties situated directly on the lakeshore are assessed on a case-by-case basis.
The rental market is tight but regulated. Asking rents are rising, particularly in the central area; for older properties and those subject to rent control, the 2025 rent freeze and the capped value protection from 2026 onwards are limiting the rate of increase.

Foundations

Methodology, data sources and data as at

The report combines two perspectives that are often conflated in practice:

Asking prices

What owners and estate agents are asking for on platforms, websites and in advertisements. The analysis will cover Willhaben, ImmoScout24.at, immowelt.at, derStandard Immobilien, property developers’ and estate agents’ websites, as well as print advertisements. Asking prices reflect market expectations and the structure of the market, not the price actually achieved.

Actual purchase prices

The amount actually paid as recorded in the Land Register. The basis for this comprises the average property prices from Statistics Austria, the House and Flat Price Index, the OeNB property price statistics, and analyses of sales contracts (RE/MAX ImmoSpiegel, IMMOunited).

Geographical scope

All 10 political districts of Carinthia are covered: Klagenfurt City, Villach City, Feldkirchen, Hermagor, Klagenfurt-Land, St. Veit an der Glan, Spittal an der Drau, Villach-Land, Völkermarkt and Wolfsberg. The statutory cities of Klagenfurt and Villach are shown separately from their surrounding districts, as price levels and property structures differ significantly. For price ranges not collected on a district-by-district basis, the following classification applies: Central area = Klagenfurt and Villach with surrounding areas; Lake and tourist areas = Wörthersee, Ossiacher See, Faaker See, Millstätter See, Klopeiner See and Pressegger See, Weißensee, Bad Kleinkirchheim, Nassfeld, Turracher Höhe; Upper Carinthia = the districts of Spittal and Hermagor, excluding lakeside locations; Central/Lower Carinthia = the districts of Feldkirchen, St. Veit, Völkermarkt and Wolfsberg.

Units and Definitions

Prices in € per m² of usable floor area (flats) or living space (houses) and € per m² of land area (building plot), in each case as average values, rounded.
Rents: net = basic rent excluding service charges and VAT; gross = including service charges and 10 per cent VAT, as is customary on property portals.
‘Actual’ refers to purchase prices recorded in the land register; ‘Asking price’ refers to advertised prices.

What is official – and what is an estimate

Data block	Source	Status	Verification status
Actual purchase prices by district	Statistik Austria, Average Property Prices (Land Register)	Reporting year 2025	Indicative value – cross-check against the original table
Segment values (year of construction, size, external areas)	Statistik Austria, House Prices	Reporting year 2025	official, adopted
Price index and update for 2026	Statistik Austria, House Price Index	2026 Q1: 103,58	official, adopted
Asking prices and letting rates	Portal analysis: willhaben, ImmoScout24, immowelt	until 06/2026	Market monitoring – updated periodically
Actual rents, benchmark	Statistik Austria Microcensus; BMJ	2025/2026	Indicative value – to be cross-checked against the original source
Population	Statistik Austria, Population figures	2025/2026	Villach: official valuation 2026; elsewhere: indicative value
Price indices by residential value and yields	WKO Property Price Index methodology, own derivation	2026	Derivation – compare with the current edition
Location, time on the market, outlook	Market knowledge: Lebensraum Immobilien	2026	Valuation

Source: The percentage estimates, ranges and forecasts are transparent market assumptions made by Lebensraum Immobilien e.U. and do not constitute official valuation coefficients.

General conditions

Market environment in Carinthia

Price trends in the three district areas are largely determined by supra-regional conditions:

Factor	Current status / Development	Impact on the market
ECB base rate	Deposit rate at 2.00 per cent since June 2025	Financing once again more predictable; demand for property picks up
House Price Index	Statistik Austria, existing dwellings: Q1 2026 = 103.58 (2025 = 100)	Prices are set to rise further in 2026; basis for the forecast in this report
KIM Regulation	expired on 30 June 2025; banks continue to grant loans in accordance with FMA standards	Greater flexibility regarding equity and term limits, particularly for first-time buyers
Exemption from fees	Exemption from land registry and charge registration fees (up to €500,000, principal residence) for purchases made between April 2024 and June 2026	Front-loading effects in the first half of 2026, followed by a return to normal
Tenancy law	Rent freeze in 2025 for regulated rents; 2026: max. +1 per cent, 2027: max. +2 per cent; new rent adjustment rules from 2026	Existing rents are being held back, whilst new lettings remain buoyant
Carinthia Guide Value	€7.81/m² (since April 2023), frozen in 2025, max. +1% in 2026	Upper limit within the full scope of application of the MRG (existing buildings)
New-build work	Planning permissions set to fall significantly between 2023 and 2025	A shortage of new-build supply from 2026/27 onwards is supporting prices and rents
Enquiry	In-migration to the central area (University, Villach technology hub, Koralmbahn railway); out-migration from peripheral valleys	Klagenfurt–Villach central region with structural demand
Koralmbahn	Fully operational since December 2025; Graz–Klagenfurt approx. 45 mins	Revaluation of Klagenfurt (and the surrounding area), the Völkermarkt/Kühnsdorf area and the Lavant Valley; axis towards Villach

Source: ECB; FMA/Financial Market Stability Board; BMF; Tenancy Law Inflation Mitigation Acts (RIS); Federal Ministry of Justice (guideline values); Statistics Austria – building permits; ÖBB Infrastructure. Data as at June 2026; check legal details for the latest information in each case.

Demographics

Population and Demand

Carinthia has a population of around 569,000. Whilst the central region is growing due to an influx of new residents, peripheral valleys in Upper, Central and Lower Carinthia are losing population; there, demand is driven by commuters travelling along the Koralmbahn railway line, as well as buyers of second homes and holiday properties in the lakeside areas.

District	Population (approx.)	Change 10 years	Area km²	Population per km²
Klagenfurt City	105.000	+5 %	120	875
Villach City	66.050	+7 %	135	489
Feldkirchen	30.000	+1 %	559	54
Hermagor	17.800	−4 %	808	22
Klagenfurt-Land	60.500	+3 %	765	79
St. Veit an der Glan	53.500	−2 %	1.493	36
Spittal an der Drau	75.500	−3 %	2.764	27
Villach-Land	65.500	+1 %	1.009	65
Völkermarkt	42.000	−1 %	907	46
Wolfsberg	53.000	−2 %	974	54

Source: Statistics Austria, Population figures; Province of Carinthia, Provincial Office for Statistics. Figures rounded.

Buyer groups by sub-market

Sub-market	Typical buyers
Klagenfurt/Villach metropolitan area	Owner-occupiers, commuters, influx of skilled workers, investors (retirement properties)
Lakeside and tourist locations	Second-home and holiday home buyers, pensioners, buyers from Germany, Vienna and the Netherlands
Upper Carinthia (Spittal, Hermagor)	Local owner-occupiers, purchases within the family circle, price-sensitive first-time buyers
Central/Lower Carinthia	Local owner-occupiers, commuters to the central area and to Graz (Koralmbahn), families looking for a house with a garden

Source: Lebensraum Immobilien’s own market observations.

Supply side

Asking prices on the platforms (purchase)

The asking prices reflect the terms on which properties are currently advertised on the major portals and websites. New-build projects are over-represented in the listings, which pushes up the overall average.

Flat, house and building plot prices by district (average €/m²)

District	Flat Portfolio	Flat New-build	Flat Total	House	Property type. Asking price	Building land
Klagenfurt City	3.150	5.100	3.700	3.250	520 T€	330
Villach City	2.950	4.700	3.450	2.850	450 T€	245
Feldkirchen	2.550	4.200	3.000	2.300	330 T€	110
Hermagor	2.300	4.000	2.750	1.900	260 T€	70
Klagenfurt-Land	3.300	5.500	3.950	3.000	480 T€	185
St. Veit an der Glan	2.300	3.900	2.700	2.050	290 T€	80
Spittal an der Drau	2.750	4.750	3.300	2.250	330 T€	105
Villach-Land	3.050	5.000	3.650	2.600	420 T€	150
Völkermarkt	2.350	4.000	2.800	2.150	300 T€	85
Wolfsberg	2.250	3.800	2.650	2.050	290 T€	85

Source: willhaben.at, ImmoScout24.at, immowelt.at, derStandard Immobilien, property developers’ and estate agents’ websites; own analysis, data as at June 2026, rounded.

Other types of property (offers, price ranges)

Type of property	Central area Klagenfurt/Villach	Lakeside and tourist locations	Upper Carinthia (Spittal, Hermagor)	Central/Lower Carinthia (FE, SV, VK, WO)	Unit
Terraced/semi-detached house (purchase)	2.800–3.600	3.200–4.800	2.100–2.800	2.000–2.700	€/m² of living space.
Multi-occupancy/let-out property (purchase)	1.700–2.700	2.000–3.500	1.000–1.800	900–1.700	€/m² net floor area, subject to condition
Holiday property / second home	5,500–9,000 (near Lake Wörthersee)	4.500–13.000	3,500–6,000 (Nassfeld, Mölltal)	3,500–6,500 (Lake Klopein, Turrach)	€/m², subject to zoning approval only
Office (Purchase)	2.000–3.400	–	1.500–2.300	1.400–2.200	€/m² Nfl.
Commercial premises (sale)	1.800–4.000	2.000–4.500	1.200–2.500	1.100–2.300	€/m², depending on location
Underground car park space (purchase)	18.000–32.000	20.000–35.000	10.000–18.000	9.000–16.000	€ per parking space
Agricultural grassland	4–10	5–15	2,5–6	3–7	€/m²
Forest	2–4	2–5	1,5–3,5	1,5–3,5	€/m²

Source: Portal analysis (see above), commercial property listings; agriculture and forestry: purchase price compilations, IMMOunited; rounded ranges, data as at June 2026.

Land Register

Actual purchase prices (Land Register)

Statistik Austria publishes average prices annually based on all sales contracts entered in the land register. These figures are the most reliable reference for valuation; however, they reflect the previous year and represent an average across a wide variety of locations.

Average prices paid in 2025

District	Flat €/m²	House €/m²	Building plot €/m²	Flat Typical purchase price	Detached house Typical purchase price
Klagenfurt City	3.050	2.550	290	215 T€	430 T€
Villach City	2.850	2.250	210	195 T€	370 T€
Feldkirchen	2.500	1.900	90	160 T€	280 T€
Hermagor	2.300	1.500	55	140 T€	220 T€
Klagenfurt-Land	3.250	2.350	150	240 T€	395 T€
St. Veit an der Glan	2.200	1.650	65	145 T€	240 T€
Spittal an der Drau	2.700	1.800	85	175 T€	260 T€
Villach-Land	2.950	2.050	125	225 T€	350 T€
Völkermarkt	2.250	1.700	70	150 T€	250 T€
Wolfsberg	2.150	1.650	70	140 T€	245 T€
Carinthia as a whole	≈ 2.600	≈ 1.950	≈ 100	≈ 180 T€	≈ 300 T€
Austria as a whole	≈ 4.100	≈ 2.900	≈ 230	≈ 260 T€	≈ 400 T€

Source: Statistics Austria, average property prices; typical purchase prices (median) based on RE/MAX ImmoSpiegel, using data from the Land Registry and IMMOunited. Rounded indicative figures.

Source: Statistics Austria, average property prices, building plots, rounded.

Segment values by year of construction, size and external surface areas

Statistik Austria also publishes house prices broken down by year of construction, size category and external floor area. For valuations, these segment figures are more accurate than the district average; the table is continually updated with further verified segments.

District	Segment	Year	Ø Price	Source
Villach City	Flat with outdoor areas, built before 1960, over 81 m²	2025	2.679 €/m²	Statistik Austria, House Prices 2025

Plausibility check

Comparison: Asking price and actual price

The difference between the advertised price and the Land Registry price is attributable to room for negotiation, inflated initial offers, the higher proportion of new-build properties in the market, and the time lag between current listings and transactions from the previous year.

District	Flat Asking price / actual	Discount	House Offer / actual	Discount	Building plot Offer / actual	Discount
Klagenfurt City	3.700 / 3.050	−18 %	3.250 / 2.550	−22 %	330 / 290	−12 %
Villach City	3.450 / 2.850	−17 %	2.850 / 2.250	−21 %	245 / 210	−14 %
Feldkirchen	3.000 / 2.500	−17 %	2.300 / 1.900	−17 %	110 / 90	−18 %
Hermagor	2.750 / 2.300	−16 %	1.900 / 1.500	−21 %	70 / 55	−21 %
Klagenfurt-Land	3.950 / 3.250	−18 %	3.000 / 2.350	−22 %	185 / 150	−19 %
St. Veit an der Glan	2.700 / 2.200	−19 %	2.050 / 1.650	−20 %	80 / 65	−19 %
Spittal an der Drau	3.300 / 2.700	−18 %	2.250 / 1.800	−20 %	105 / 85	−19 %
Villach-Land	3.650 / 2.950	−19 %	2.600 / 2.050	−21 %	150 / 125	−17 %
Völkermarkt	2.800 / 2.250	−20 %	2.150 / 1.700	−21 %	85 / 70	−18 %
Wolfsberg	2.650 / 2.150	−19 %	2.050 / 1.650	−20 %	85 / 70	−18 %

Source: Own calculation based on Chapters 5 and 6. Discount = (Offer − actual) / Offer.

Rental market

Asking rents for flats (€/m² per month)

District	Net (Average asking price)	Gross incl. service charges + VAT (Average offer)	New build / First occupation gross
Klagenfurt City	10,0	13,4	14,5–16,5
Villach City	9,5	12,8	13,5–15,5
Feldkirchen	8,2	11,2	11,5–13,5
Hermagor	7,4	10,2	10,5–12,5
Klagenfurt-Land	9,4	12,6	13,5–15,5
St. Veit an der Glan	7,6	10,4	11,0–13,0
Spittal an der Drau	8,0	11,0	12,0–14,0
Villach-Land	8,7	11,8	12,5–14,5
Völkermarkt	7,8	10,6	11,0–13,0
Wolfsberg	7,6	10,4	10,5–12,5

Source: willhaben.at, ImmoScout24.at, immowelt.at; own analysis, data as at June 2026, rounded.

Rents actually paid

According to the microcensus by Statistics Austria, the average basic rent in Carinthia, including service charges, is around 8.5–9 €/m², with around 10–11 €/m² for private rental flats and around 7–7.5 €/m² for social housing. Carinthia is thus just under €1 per square metre below the Austrian average. The gap between this figure and the market rent can be explained by long-term tenancy agreements and the high proportion of social housing.

Rental segment	Carinthia (average gross price in €/m²)	Note
All main tenanted dwellings	≈ 8,5–9,0	including service charges
Private rental flats	≈ 10,0–11,0	New contracts significantly higher
Non-profit housing associations	≈ 7,0–7,5	Cost-recovery principle (WGG)
Carinthia benchmark value (net)	€7.81 (+1% from April 2026)	Full application of the MRG, plus surcharges/discounts

Source: Statistics Austria, Housing Microcensus (housing costs); Federal Ministry of Justice, benchmark values in accordance with the RichtWG; rounded.

Commercial and parking space rents (net, €/m² per month)

Use	Klagenfurt	Villach	District towns (SP, SV, WO, VK, FE, HE)
Office	9,0–13,0	8,5–12,0	6,0–9,0
City centre commercial premises / 1a	12–25	10–22	6–14
Commercial premises in a secondary location	7–11	6–10	4,5–8
Warehouse / Industrial Unit	4,5–7,0	4,5–6,5	3,5–5,5
Underground parking space (€/month)	70–110	60–95	35–65
Free space (€/month)	35–60	30–50	20–40

Source: Commercial property portal analysis, WKO Property Price Index (classification system); rounded ranges.

Time series

Price trends 2020–2026

Following the sharp rise between 2020 and 2022, the shift in interest rates was followed by a two-year period of sideways movement. Since 2025, transaction prices have been rising moderately again; the house price index from Statistics Austria stood at 103.58 points in Q1 2026 (annual average for 2025 = 100).

Source: Statistics Austria, Average Property Prices, House Price Index. 2026*: 2025 figures extrapolated using Statistics Austria’s House Price Index for existing flats, 2026 Q1 = 103.58 (2025 = 100). Rounded indicative figures.

District	2020→2022	2022→2024	2024→2025	2020–2025 total
Klagenfurt City	+25 %	+0,7 %	+5,2 %	+33 %
Villach City	+25 %	+1,1 %	+4,8 %	+33 %
Feldkirchen	+27 %	+1,7 %	+4,6 %	+35 %
Hermagor	+26 %	+2,8 %	+4,1 %	+35 %
Klagenfurt-Land	+24 %	+1,0 %	+5,5 %	+33 %
St. Veit an der Glan	+26 %	+1,9 %	+3,8 %	+33 %
Spittal an der Drau	+28 %	+2,4 %	+5,5 %	+38 %
Villach-Land	+25 %	+1,1 %	+3,5 %	+31 %
Völkermarkt	+27 %	+2,4 %	+4,7 %	+36 %
Wolfsberg	+27 %	+2,0 %	+3,9 %	+34 %

Financing

Affordability, financing and service charges

Sample calculation for a 70 m² existing flat based on the average price actually paid: 20 per cent own funds plus approximately 10 per cent incidental purchase costs, fixed interest rate of 3.5 per cent over 30 years. This is compared with the gross rent for a comparable flat.

District	Purchase price 70 m²	Own funds including ancillary costs	Loan	Monthly instalment	Gross rent 70 m²
Klagenfurt City	213.500 €	64.050 €	170.800 €	767 €	938 €
Villach City	199.500 €	59.850 €	159.600 €	717 €	896 €
Feldkirchen	175.000 €	52.500 €	140.000 €	629 €	784 €
Hermagor	161.000 €	48.300 €	128.800 €	578 €	714 €
Klagenfurt-Land	227.500 €	68.250 €	182.000 €	817 €	882 €
St. Veit an der Glan	154.000 €	46.200 €	123.200 €	553 €	728 €
Spittal an der Drau	189.000 €	56.700 €	151.200 €	679 €	770 €
Villach-Land	206.500 €	61.950 €	165.200 €	742 €	826 €
Völkermarkt	157.500 €	47.250 €	126.000 €	566 €	742 €
Wolfsberg	150.500 €	45.150 €	120.400 €	541 €	728 €

Source: Own calculations (annuity loan) based on Chapters 6 and 8. Illustrative assumptions; no commitment to provide financing. For owner-occupied properties, service charges and a maintenance fund of approximately €2.5–3.5 per square metre per month are added.

Additional costs associated with property purchase in Austria

Items	Sentence	Note
Land Acquisition Tax	3,5 %	of the purchase price; special rules within the family
Land Registry entry: Ownership	1,1 %	Exemption up to €500,000 (principal residence) only for purchases made between April 2024 and June 2026
Registration of a charge	1,2 %	of the pledged amount, only in the case of financing
Drafting of contracts and escrow	approx. 1.0–2.0 %	plus 20 per cent VAT and out-of-pocket expenses
Buyer’s estate agent’s commission	max. 3.0%	plus 20% VAT; purchase price over €48,448
Certification, bank charges and valuation fees	approx. 0.3–0.8 per cent	depending on the bank and the contract

Source: Land Acquisition Tax Act, Court Fees Act, Estate Agents Regulation (RIS). Indicative total: approx. 9–11 per cent of the purchase price.

Regions

District profiles

Klagenfurt Stadt

3.050 €/m²Flat, in fact

3.700 €/m²Flat listing

290 €/m²Building plot, in fact

13,4 €/m²Gross rent

Regional capital with a university, administrative centres and service sector; increasingly in the spotlight due to the Koralmbahn railway. Highest land prices in the region, particularly in the west towards Lake Wörthersee (Waidmannsdorf, Europapark). The northern and eastern parts (St. Peter, Welzenegg) offer more affordable entry-level locations.

Villach Stadt

2.850 €/m²Flat, in fact

3.450 €/m²Flat listing

210 €/m²Building plot, in fact

12,8 €/m²Gross rent

Carinthia’s second-largest city with a strong labour market (semiconductor and technology cluster, technology park), a university of applied sciences and a transport hub. High demand for rental flats due to an influx of skilled workers. New-build development is concentrated in Lind, Völkendorf, Auen and Warmbad. The population grew by around 4.5 per cent to approximately 66,050 inhabitants between 2021 and 2026, whilst the number of flats for which planning permission was granted in the district fell by around 20 per cent between 2017 and 2022 – a structural factor supporting stable prices and rents.

Feldkirchen

2.500 €/m²Flat, in fact

3.000 €/m²Flat listing

90 €/m²Building plot, in fact

11,2 €/m²Gross rent

A district closely intertwined with Klagenfurt and Villach. The district town of Feldkirchen benefits from commuter demand; the northern shore of Lake Ossiach (Steindorf, Ossiach) and the Turracher Höhe constitute leisure and high-end residential areas. The Nockberge municipalities (Himmelberg, Gnesau) are affordable, though demand is lower.

Hermagor

2.300 €/m²Flat, in fact

2.750 €/m²Flat listing

55 €/m²Building plot, in fact

10,2 €/m²Gross rent

The district with the smallest population in Carinthia and the lowest price levels. Areas of demand include Lake Pressegger See, the Nassfeld ski resort with its holiday apartments, and the district town of Hermagor. Kötschach-Mauthen, Gitschtal and Lesachtal are characterised by low prices, long marketing times and a net outflow of residents.

Klagenfurt-Land

3.250 €/m²Flat, in fact

3.950 €/m²Flat listing

150 €/m²Building plot, in fact

12,6 €/m²Gross rent

The district with the highest house prices in the region, driven by Pörtschach, Krumpendorf, Maria Wörth and the Keutschacher Seental. Ferlach and the Rosental, as well as the eastern area (Grafenstein, Poggersdorf), are significantly more affordable and attractive to families and commuters.

St. Veit an der Glan

2.200 €/m²Flat, in fact

2.700 €/m²Flat listing

65 €/m²Building plot, in fact

10,4 €/m²Gross rent

A district covering a large area, comprising industrial and commercial sites (Treibach-Althofen) and the district town of St. Veit an der Glan as its centre. Lake Längsee and the proximity to Klagenfurt support the southern part of the district; Friesach, the Metnitz Valley and the Görtschitz Valley are experiencing population out-migration and low prices.

Spittal an der Drau

2.700 €/m²Flat, in fact

3.300 €/m²Flat listing

85 €/m²Building plot, in fact

11,0 €/m²Gross rent

Carinthia’s largest district by area, characterised by steep gradients. Lake Millstatt (Seeboden, Millstatt, Döbriach), Lake Weißensee and Bad Kleinkirchheim constitute high-price, tourism-oriented locations with strong demand from Germany, Austria and the Netherlands. The district town of Spittal has a stable housing market with good rail links. The Möll, Lieser and upper Drau valleys are characterised by low prices, longer time on the market and a tendency for residents to move away. Regulations governing second homes and land transactions are key factors in lakeside locations.

Villach-Land

2.950 €/m²Flat, in fact

3.650 €/m²Flat listing

125 €/m²Building plot, in fact

11,8 €/m²Gross rent

Highly varied: Velden am Wörthersee is one of the most expensive places in Austria, whilst Faaker See and Ossiacher See are well above the district average. By contrast, the surrounding Gail Valley area, Bad Bleiberg and the Drau Valley towards Paternion offer affordable entry-level prices. Commuter areas around Villach benefit from their proximity to the city.

Völkermarkt

2.250 €/m²Flat, in fact

2.800 €/m²Flat listing

70 €/m²Building plot, in fact

10,6 €/m²Gross rent

The district benefits particularly from the Koralm Railway: with the station in the Völkermarkt/Kühnsdorf area, Klagenfurt and Graz are within easier reach. Lake Klopein is a high-end tourist destination; the Jaun Valley around Bleiburg and Eberndorf offers affordable detached houses, with rising demand from commuters.

Wolfsberg

2.150 €/m²Flat, in fact

2.650 €/m²Flat listing

70 €/m²Building plot, in fact

10,4 €/m²Gross rent

The Lavant Valley, with its district town of Wolfsberg, is economically self-sufficient (industry, trade) and is directly linked to Graz and Klagenfurt via the Koralm Railway, with a station in the Lavant Valley. Prices are below the regional average; St. Andrä and St. Paul in the south are gaining population, whilst the upper Lavant Valley around Bad St. Leonhard is losing population.

Source: Summary of Chapters 5–9; location information for the Province of Carinthia.

Micro-location

Lagen und Seen-Premium

District averages mask the crucial differences in location. The overview shows indicative price ranges for flat asking prices and prices paid for building plots in selected municipalities and neighbourhoods across all districts.

Area	Municipality / Location	Flat listing €/m²	Actual building plot value €/m²
Klagenfurt City and County	Klagenfurt city centre	3.600–5.500	350–550
	Klagenfurt West, near the lake (Waidmannsdorf, Europapark)	4.200–6.500	400–700
	Klagenfurt North/East, Viktring	3.000–4.200	230–350
	Pörtschach am Wörthersee	6.000–12.000	450–1.000
	Krumpendorf	4.800–8.500	350–700
	Maria Wörth, Reifnitz	6.500–13.000	450–1.200
	Keutschach, Schiefling	4.000–6.500	180–350
	Grafenstein, Poggersdorf, Ebenthal, Moosburg	3.000–3.900	110–190
	Ferlach, Rosental	2.500–3.300	70–120
Villach City and County	Villach city centre, Lind, Völkendorf	3.200–4.800	220–320
	Villach Warmbad, Landskron	3.300–4.600	200–300
	Villach new-build penthouse, panoramic location (luxury segment)	up to approx. 7,000	–
	Velden am Wörthersee	6.000–12.000	400–900
	Faaker See (Finkenstein)	4.200–7.500	200–400
	South bank of Lake Ossiach (Treffen, Annenheim)	3.800–6.500	150–300
	Wernberg, Rosegg, St. Jakob im Rosental	3.000–4.200	100–180
	Arnoldstein, Nötsch, Bad Bleiberg, Paternion	2.200–3.200	60–120
Feldkirchen	Feldkirchen in Carinthia (town)	2.600–3.300	110–170
	North shore of Lake Ossiach (Steindorf, Ossiach)	3.800–6.500	150–300
	Turracher Höhe (Reichenau)	4.500–7.500	120–250
	Himmelberg, Glanegg, Gnesau	2.000–2.700	45–80
Hermagor	Hermagor-Pressegger See	2.400–3.600	60–130
	Nassfeld / Tröpolach	3.500–5.500	100–200
	Kötschach-Mauthen	2.100–2.900	40–80
	Lesachtal, Gitschtal	1.700–2.500	25–55
St. Veit an der Glan	St. Veit an der Glan (town)	2.500–3.200	90–150
	St. Georgen am Längsee, Liebenfels	2.600–3.500	80–140
	Althofen, Treibach	2.300–3.000	60–110
	Friesach, Metnitztal, Görtschitztal	1.700–2.500	30–70
Spittal an der Drau	Spittal an der Drau (town)	2.900–3.600	110–160
	Seeboden on Lake Millstatt	3.800–6.500	180–320
	Millstatt am See	4.000–7.000	200–350
	Radenthein / Döbriach	3.200–5.500	90–220
	Bad Kleinkirchheim	4.500–7.500	220–400
	Weißensee	4.500–8.000	150–300
	Mallnitz	2.800–4.500	60–120
	Ferndorf / Feistritz an der Drau	2.400–3.200	60–100
	Gmünd / Liesertal	2.300–3.000	50–80
	Upper Drau Valley (Greifenburg, Berg, Dellach)	2.000–2.800	40–70
	Mölltal (Obervellach, Winklern, Heiligenblut)	1.900–3.500	35–90
Völkermarkt	Völkermarkt (town)	2.400–3.100	70–120
	Lake Klopeiner (St. Kanzian)	3.800–6.500	130–300
	Bleiburg, Eberndorf, Jauntal	2.000–2.800	45–90
	Griffen, Ruden	2.000–2.700	45–80
Wolfsberg	Wolfsberg (town)	2.400–3.200	80–140
	St. Andrä, St. Paul im Lavanttal	2.200–3.000	60–110
	Bad St. Leonhard, Upper Lavant Valley	1.700–2.400	30–60
	Koralpe / Weinebene (Leisure)	2.800–4.500	50–120

Source: Portal analysis (offers); Statistics Austria – building plot prices at local authority level; IMMOunited collection of sales contracts; own market knowledge. Indicative price ranges, depending on the property and location.

Basis for valuation

Price index based on residential value for the valuation

When preparing valuation reports, a breakdown by residential value is more useful than a single average. The table follows the structure of the WKO Property Price Index and shows, for each district, the figures for normal and good residential value (€/m², purchase prices or monthly rents).

Purchase prices (€/m², standard / good)

District	Owner-occupied flat. First-time occupancy	Owner-occupied flat. Second-hand	Detached house	Terraced house	Building plot Detached house
Klagenfurt City	4.300 / 5.100	2.600 / 3.200	2.300 / 2.900	2.500 / 3.100	250 / 380
Villach City	4.000 / 4.800	2.400 / 3.000	2.000 / 2.600	2.300 / 2.800	180 / 280
Feldkirchen	3.700 / 4.300	2.100 / 2.700	1.700 / 2.200	1.900 / 2.400	70 / 130
Hermagor	3.400 / 4.200	1.900 / 2.500	1.350 / 1.850	1.600 / 2.100	40 / 90
Klagenfurt-Land	4.500 / 5.600	2.700 / 3.400	2.100 / 2.800	2.400 / 3.000	130 / 250
St. Veit an der Glan	3.400 / 4.000	1.800 / 2.400	1.450 / 1.950	1.650 / 2.150	50 / 100
Spittal an der Drau	3.800 / 4.700	2.200 / 2.900	1.600 / 2.200	1.900 / 2.400	70 / 150
Villach-Land	4.200 / 5.300	2.500 / 3.200	1.850 / 2.500	2.200 / 2.700	100 / 200
Völkermarkt	3.500 / 4.100	1.850 / 2.450	1.500 / 2.000	1.700 / 2.200	55 / 110
Wolfsberg	3.400 / 4.000	1.800 / 2.400	1.450 / 1.950	1.650 / 2.150	55 / 110

Rents (€/m² per month net, standard / good)

District	Rented flat	Office	Commercial premises
Klagenfurt City	8,5 / 10,5	8,5 / 12,0	9 / 20
Villach City	8,0 / 10,0	8,0 / 11,0	8 / 18
Feldkirchen	7,0 / 8,6	6,0 / 8,0	5,5 / 10
Hermagor	6,3 / 7,8	5,5 / 7,0	5 / 9
Klagenfurt-Land	8,0 / 10,0	7,0 / 10,0	7 / 13
St. Veit an der Glan	6,5 / 8,0	6,0 / 7,5	5 / 10
Spittal an der Drau	6,8 / 8,5	6,5 / 8,5	6 / 12
Villach-Land	7,5 / 9,2	6,5 / 9,0	6,5 / 12
Völkermarkt	6,7 / 8,2	6,0 / 7,5	5 / 10
Wolfsberg	6,5 / 8,0	6,0 / 7,5	5 / 10

Source: Based on the WKO Property Price Index (Professional Association of Estate and Asset Trustees), own derivation. For valuation reports, refer to the current edition of the price index.

Guideline values for investment properties

Property type	Klagenfurt	Villach	District towns (SP, SV, WO, VK, FE, HE)	Lakeside and tourist locations
Retirement flat (gross yield)	3,2–4,0 %	3,4–4,2 %	3,8–4,8 %	2,8–3,8 %
Rental property / Multi-occupancy block (gross yield)	4,0–5,5 %	4,5–6,0 %	5,0–7,0 %	3,5–5,0 %
Holiday lettings (gross yield)	–	–	4,5–7,0 %	4,0–7,0 %

Source: Derived internally from the purchase price and rent levels. Indicative figures; to be verified on a property-by-property basis.

Marketing

Time taken to sell

The time taken to sell a property, from the start of the advertising campaign to the signing of the contract of sale, depends heavily on location and pricing. Properties priced realistically tend to fall at the lower end of the price ranges.

Property type	Central area Klagenfurt/Villach	Lakeside and tourist locations	Upper Carinthia (Spittal, Hermagor)	Central/Lower Carinthia (FE, SV, VK, WO)
Flats	2–4 months	3–6 months	5–10 months	4–8 months
Detached house	3–5 months	4–8 months	6–12 months	5–10 months
Building plot	2–5 months	3–9 months	6–18 months	4–12 months
Investment property / block of flats	4–8 months	–	6–12 months	6–12 months

Source: Own experience at Lebensraum Immobilien; duration of listings on the portals.

Own properties

Reference properties: Lebensraum Immobilien

Current properties from our own portfolio demonstrate how significantly location, lake views and type of use determine price levels – here, using the district of Spittal an der Drau as an example.

Location	Property	Area	Asking price	€/m²
9871 Seeboden on Lake Millstatt	Multi-occupancy building, 260 m² of potential for further development	498 m²	548.000 €	≈ 1.100 €/m²
9702 Ferndorf	Property with lake views and two swimming pools	240 m²	2.500.000 €	≈ 10.420 €/m²
9873 Döbriach	Holiday home complex, two properties let out, 12 rooms	324 m²	1.536.000 €	≈ 4.740 €/m²
9871 Seeboden on Lake Millstatt	Terrace flat with lake views, as good as new, 2.5 rooms	136 m²	on request	–

Source: www.lebensraum-immo.at, Properties of the Week. Asking prices and floor areas as stated in the advert.

Valuation

Outlook and Recommendations

Outlook for the next 12 months

Segment	Central area Klagenfurt/Villach	Lakeside and tourist locations	Upper Carinthia (Spittal, Hermagor)	Central/Lower Carinthia (FE, SV, VK, WO)
Flats	+2 to +4 per cent	+2 to +4 per cent	±0 to +2 per cent	+1 to +3 per cent
Detached house	+1 to +3 per cent	+2 to +4 per cent	−2 to +1 per cent	±0 to +2 per cent
Building plot	+2 to +4 per cent	consistently high	sideways	±0 to +3 per cent (Koralmbahn corridor)
Rent (new tenancy)	+3 to +5 per cent	+2 to +4 per cent	+1 to +3 per cent	+2 to +4 per cent

Source: Lebensraum Immobilien valuation. Forecasts are, by their very nature, uncertain.

Recommendations for valuation and consultancy

Land Registry before the property is advertised. Comparative values from the collection of sales contracts form the basis; prices listed on property portals are used to assess supply pressure and competing properties.
Micro-location prior to district-level analysis. In the lake districts and along the Koralm Railway, individual locations deviate by more than 100 per cent from the district average.
Incorporate energy efficiency into the valuation. Properties with a poor HWB rating and fossil-fuel heating systems command significant price reductions; specify refurbishment costs in concrete terms.
Check the dedication. The designation as a second home or holiday home, as well as land transfer regulations, are decisive factors in determining the value of holiday properties.
A realistic asking price. Allow for a margin of around 20 per cent between the average asking price and the price realised; avoid price reductions during the marketing process.

Terminology

Glossary

Term	Explanation
Asking price	Price quoted in the advertisement; reflects the asking price, not the price realised.
Transaction price	The purchase price actually agreed and entered in the land register.
Median	Median value of a sorted series; less susceptible to outliers than the mean.
Usable floor area / Living area	Basis for €/m² values; usable floor area in accordance with the MRG/WEG, excluding cellars, lofts, balconies and terraces.
Net rent / Gross rent	Net: basic rent; gross: including service charges and 10 per cent VAT.
Indicative rent	Statutory base value per federal state for flats in older buildings falling within the full scope of the MRG, plus surcharges and discounts.
Gross yield	Annual net rent as a proportion of the purchase price, excluding service charges.
HWB / fGEE	Heating requirements and overall energy efficiency rating as stated on the energy performance certificate; these influence market value and financial viability.
Comparative value approach	Valuation based on the purchase prices of comparable properties (LBG, ÖNORM B 1802).
Income approach	Valuation based on sustainable income; common for investment properties.
Asset-based valuation method	Valuation based on land value and building value; common for owner-occupied houses.
Holiday home	In Carinthia, use as a second home or holiday home is subject to planning permission and authorisation.
Political district	Administrative unit; Carinthia has eight districts and the two statutory cities of Klagenfurt and Villach.

Traceability

Bibliography

Statistik Austria – Average property prices (houses, flats, building plots at district and local authority level)
https://www.statistik.at/statistiken/volkswirtschaft-und-oeffentliche-finanzen/preise-und-preisindizes/immobilien-durchschnittspreise
Statistik Austria – House Price Index / Residential Property Price Index
https://www.statistik.at/statistiken/volkswirtschaft-und-oeffentliche-finanzen/preise-und-preisindizes/haeuserpreisindex-und-oohpi
Statistik Austria – Housing, Housing Costs (Microcensus)
https://www.statistik.at/statistiken/bevoelkerung-und-soziales/wohnen/wohnkosten
Statistik Austria – Open Data (population, planning permissions)
https://data.statistik.gv.at/
Statistik Austria – List of local authorities, regional divisions
https://www.statistik.at/services/tools/regionale-internationale-daten/regionale-daten-und-gliederungen/regionale-gliederungen
Statistik Austria – Population figures
https://www.statistik.at/statistiken/bevoelkerung-und-soziales/bevoelkerung/bevoelkerungsstand
Statistik Austria – Building Permits
https://www.statistik.at/statistiken/industrie-bau-handel-und-dienstleistungen/bau-und-wohnbau
Oesterreichische Nationalbank – Property Market, Residential Property Price Index
https://www.oenb.at/Geldpolitik/Immobilienmarkt.html
WKO – Property Price Index, Professional Association of Estate and Asset Trustees
https://www.wko.at/oe/information-consulting/immobilien-vermoegenstreuhaender/immobilienpreisspiegel
RE/MAX Austria – ImmoSpiegel (Analysis of the sale contract and Land Register)
https://www.remax.at/de/immospiegel
IMMOunited – Collection of sales contracts / Land Registry data
https://www.immounited.com
willhaben – Property (properties for sale and to let)
https://www.willhaben.at/iad/immobilien
ImmoScout24 Austria – Property listings and price overview
https://www.immobilienscout24.at
immowelt.at – Property prices by location
https://www.immowelt.at/immobilienpreise
derStandard Immobilien
https://immobilien.derstandard.at
Federal Ministry of Justice – Guide values under the Guide Values Act
https://www.justiz.gv.at
RIS – Tenancy Law Act, Guide Value Act, Land Acquisition Tax Act, Estate Agents’ Regulations
https://www.ris.bka.gv.at
European Central Bank – Key interest rates
https://www.ecb.europa.eu/stats/policy_and_exchange_rates/key_ecb_interest_rates/html/index.en.html
FMA / Financial Market Stability Board – KIM Regulation
https://www.fma.gv.at
Province of Carinthia – Provincial Office for Statistics, KAGIS
https://www.ktn.gv.at/Service/Statistik
ÖBB Infrastructure – Koralm Railway
https://infrastruktur.oebb.at
Lebensraum Immobilien e.U. – our own properties and market expertise
https://www.lebensraum-immo.at

Check links for validity before sharing; providers’ website structures change regularly.

Legal

Legal notice and disclaimer

Lebensraum Immobilien e.U.

Thomas Morgenstern Platz 1
9871 Seeboden am Millstätter See, Kärnten
+43 699 18 000 209
office@lebensraum-immo.at
www.lebensraum-immo.at

Mag. Markus Unterdorfer-Morgenstern
Managing Director and Lawyer

Patrick Schmölzer
Property trustee / Estate agent

Michael Unterdorfer
Property trustee / Estate agent

This market report is intended for general information and guidance. It does not replace a market value report or an individual property valuation. All figures are rounded averages or indicative values based on the sources cited and our own market observations, and have been compiled with due care; no guarantee is given as to their accuracy, completeness or timeliness. Forecasts are estimates and do not constitute an assurance of future developments. Date: 12 October 2026; data as at June 2026.