Gartenidyll I 2 Kfz Plätze I Nahe Ais American International School I Terrasse & Garten

OWNERSHIP APARTMENT: SALMANNSDORFER STRASSE 43A, 1190 VIENNA

SELLING PROPERTY?

► Limited-time offer: If you commission us as the owner of an apartment in Vienna to sell your property between October 1, 2026, and October 31, 2026, the seller’s costs amount to 0.5% of the purchase price plus 20% VAT. For the sale of a house in Vienna, the seller’s costs are 0.8% of the purchase price plus 20% VAT during this period. Conditions for Lower Austria (NÖ) available upon request.

INFO:
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VIDEO of the entire apartment including garden available upon REQUEST!

ABOUT THE FURNITURE: The furniture belongs to the tenant and will be removed upon their departure. The cabinet in front of the guest WC, the washing machine, the dryer, the shelves in the storage room, a single-door refrigerator with freezer, and a cabinet dismantled and stored in the cellar belong to the seller and are included in the purchase price, remaining in the apartment or cellar after the tenant leaves. The ceiling lamps and a small lawn mower also belong to the seller and are included in the purchase price.

This apartment is rented until July 31, 2028 (the tenant is a non-smoking household) – net rental income for the owner is currently about EUR 1,867.89 per month; the tenant pays about EUR 2,978.80 gross monthly. Please request our apartment VIDEO showing the entire apartment from entrance to garden if interested. Personal viewings are possible and coordinated with the current tenant.

EXCLUSIVE GARDEN APARTMENT IN NEUSTIFT AM WALDE – LIVING WITH GREEN VIEWS WITHIN WALKING DISTANCE (approx. 3 minutes) to the AMERICAN INTERNATIONAL SCHOOL

Elegant garden idyll in Neustift am Walde – modern living near the American International School

This exclusive ground-floor apartment (built around 2004) combines spaciousness with the tranquility of one of Vienna’s most sought-after green locations. With perfect north-south orientation and a ceiling height of about 2.70 m, it offers top-level living comfort.

Property overview:
- Living area: approx. 150.31 m²
- Outdoor areas: approx. 61.58 m² terrace & approx. 92.77 m² private garden
- Rooms: 4 (including 3 bedrooms)
- Parking spaces: 2 garage spots, No. 3 + No. 4
- Status: Apartment including garage spot No. 3 rented until July 31, 2028 (net main rent apartment + garage spot No. 3: net EUR 1,867.89/month; gross approx. EUR 2,979.80/month). Garage spot No. 4 is currently vacant and can increase rental income.

Layout & Highlights:
From the inviting entrance hall, you enter the heart of the apartment: the impressive, approx. 57 m² bright living kitchen. The kitchen is partially separated by a partition wall, providing clear structure without losing openness.
From here, you access the sunny south terrace and adjoining garden – a green oasis with a wonderful view, perfect for relaxing.

Detailed features:
- Noble materials: high-quality oak herringbone parquet and modern tiles
- Comfort: underfloor heating (gas central heating), alarm system, and barrier-free elevator access directly from the underground garage
- Wellness & Privacy: 2 bathrooms (bathtub & showers), 3 WCs, plus a separate wardrobe room and storage room for optimal organization
- Extras: a spacious storage room and a communal bicycle room

Location & Infrastructure:
The apartment impresses with its prime location in Neustift am Walde in the 19th district, offering a perfect blend of nature and urban connection:
- Education: only about 3 minutes on foot to the American International School (AIS) – ideal for families and expats
- Nature & Leisure: forest edge and numerous city hiking trails reachable within about 6 minutes on foot. The recreational area Salmannsdorfer Höhe is practically at your doorstep
- Culinary & Shopping: the famous Neustift wine taverns (Heurigen) are just 3 minutes by car. Supermarkets (Billa, SPAR-Gourmet) are conveniently reachable within 4-5 minutes by car
- Transport: Bus line 35A (approx. 6 minutes on foot) takes you directly to U6 Nußdorfer Straße or S-Bahn Krottenbachstraße

Summary: A valuable property for investors or owner-occupiers seeking something special – spacious areas, private garden, and a top address in the 19th district!

Please note: If you require financing through a bank, only purchase offers submitted together with a written, binding financing commitment from the bank will be forwarded to the seller. Purchase offers with ”subject to bank financing approval” cannot be forwarded. We recommend starting talks with your financing bank early. For financing assistance, Mr. Mag. René Schipits, MSc., is available at:
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APARTMENT DETAILS:
- Location: Salmannsdorfer Straße 43a, 1190 Vienna
- Purchase price apartment: EUR 799,000 (fixed price)
- Purchase price for 2 garage spaces: EUR 35,500 each = EUR 71,000 (must be purchased additionally to the apartment) (fixed price)
- Vacant possession: No – rented until July 31, 2028. Available from August 1, 2028
- Non-smoking household: Yes – tenant is a non-smoking household
- Availability: after tenant moves out (latest July 31, 2028), thus from August 1, 2028
- Rent apartment including garage spot No. 3: approx. EUR 1,867.89 net/month (EUR 2,979.80 gross/month). Garage spot No. 4 is currently vacant and could be rented by the new owner
- Living area: approx. 150.31 m²
- Terrace area: approx. 61.58 m²
- Garden area: approx. 92.77 m²
- Floor: Ground floor
- New building: Yes – built approx. 2004
- Rooms: 4 – 3 rooms are legally designated as storage rooms (according to consensus plan and utility value report)
- Elevator: Yes – from underground garage to ground floor
- Barrier-free: Ground floor is accessible without barriers
- Condition: Used apartment, very well maintained, non-smoking household – currently rented
- Furnishing: Furniture belongs to tenant and will be removed upon tenant’s departure. Seller’s property included in purchase price: cabinet in front of guest WC, washing machine, dryer, shelves in storage room, single-door fridge with freezer, dismantled cabinet in cellar, ceiling lamps, small lawn mower
- Kitchen: Used kitchen with built-in appliances including sink, large dishwasher, electric stove, extractor hood, oven, fridge and freezer
- 2 Bathrooms:
- Bathroom 1: shower, 2 sinks, WC, washing machine with dryer
- Bathroom 2: bathtub, WC, bidet, 2 sinks, shower
- Separate WC: Yes, with hand basin
- Wardrobe room: Yes
- Storage room: Yes, room in front of separate WC
- Entrance hall: Yes
- Corridor: Yes
- Washing machine connection: Yes, in one bathroom (currently stacked washing machine and dryer included in purchase price)
- Floors: oak herringbone parquet, tiles
- Air conditioning: No
- Cooling: Prepared for floor cooling system via 2 vertical pipes in shaft (information non-binding, from original construction description)
- Sun protection: partially external blinds
- Cable connection: Yes, in building
- Garage ramp: heated (information non-binding, from original construction description)
- Heating: Gas central heating with underfloor heating
- Fireplace: emergency chimney present (for open fireplaces) – chimney sweep inspection required (chimney pre-assessment); information non-binding
- Windows: double glazing
- Ceiling height: approx. 2.70 m
- Video intercom: Yes
- Alarm system: Yes
- Water connection on terrace: Yes
- Storage room: approx. 4.59 m² according to utility value report
- Bicycle room: Yes
- Energy certificate (HWB): 57 kWh/m²a – fGEE: 0.94
- Energy class: C – B
- Nearby recreational areas: Location in Neustift am Walde is excellent, approx. 3 minutes walk to American International School Vienna, approx. 6 minutes to forest edge and city hiking trails. Recreational areas Salmannsdorfer Höhe, Schwarzenbergpark, Pötzleinsdorf are quickly accessible.
- Shopping options: By car, Billa market (Rathstraße) approx. 4 minutes, SPAR Express (Krottenbachstr.) approx. 5 minutes, SPAR Gourmet (Neuwaldegger Str. 1) approx. 5 minutes. Numerous wine taverns (Heurige) in Rathstraße approx. 3 minutes by car.
- Transport connections: Bus 35A Salmannsdorf approx. 6 minutes walk; bus takes approx. 19 minutes to U6 Nußdorfer Str. or approx. 12 minutes to S-Bahn Krottenbachstraße. Buses 43B and 43A approx. 5 minutes walk.

PURCHASE PRICE & ADDITIONAL COSTS:
- Purchase price apartment: EUR 799,000 (fixed price)
- Purchase price 2 garage spaces: EUR 35,500 each = EUR 71,000 (must be purchased additionally) (fixed price)
- Purchase incidental costs: Real estate transfer tax 3.5% + land registry entry fee 1.1% of purchase price
- Contract and escrow handling costs: borne by buyer, 1.2% of purchase price plus 20% VAT (excluding notary fees, including possible lien costs and escrow handling) plus flat fee of EUR 250 plus 20% VAT. Contract drafter & trustee: Attorney Mag. Bettina List, Mariahilfer Str. 62/35, 1070 Vienna
- Broker commission: 3% of purchase price plus 20% VAT

MONTHLY COSTS APARTMENT (as of 01.01.2026):
- Operating costs: approx. EUR 366.74 net/month plus 10% VAT
- Elevator operating costs: approx. EUR 88.48 net/month plus 10% VAT
- Collection fee: approx. EUR 0.73 net/month plus 20% VAT
- Repair reserve: approx. EUR 203.59/month (gross for net, no VAT)
- Elevator repair reserve: approx. EUR 22.12/month (gross for net, no VAT)
- VAT 10%: approx. EUR 45.52/month
- VAT 20%: approx. EUR 0.15/month
- Total: approx. EUR 727.33 gross/month

MONTHLY COSTS GARAGE SPOT NO. 3 (as of 01.01.2026):
- Operating costs: approx. EUR 9.65 net/month plus 20% VAT
- Elevator operating costs: approx. EUR 2.32 net/month plus 20% VAT
- Garage operating costs: approx. EUR 14.16 net/month plus 20% VAT
- Repair reserve: approx. EUR 5.36/month (gross for net, no VAT)
- Elevator repair reserve: approx. EUR 0.58/month (gross for net, no VAT)
- VAT 20%: approx. EUR 5.22/month
- Total No. 3: approx. EUR 37.29 gross/month

MONTHLY COSTS GARAGE SPOT NO. 4 (as of 01.01.2026):
- Operating costs: approx. EUR 9.65 net/month plus 20% VAT
- Elevator operating costs: approx. EUR 2.32 net/month plus 20% VAT
- Garage operating costs: approx. EUR 14.16 net/month plus 20% VAT
- Repair reserve: approx. EUR 5.36/month (gross for net, no VAT)
- Elevator repair reserve: approx. EUR 0.58/month (gross for net, no VAT)
- VAT 20%: approx. EUR 5.22/month
- Total No. 4: approx. EUR 37.29 gross/month

TOTAL FOR 2 GARAGE SPOTS: approx. EUR 74.58 gross/month

MONTHLY HEATING & HOT WATER COSTS APARTMENT (as of 01.01.2026):
- Heating costs: approx. EUR 92.11 net/month plus 20% VAT
- Hot water costs: approx. EUR 47.58/month plus 10% VAT
- VAT 10% & 20%: approx. EUR 23.18/month
- Total: approx. EUR 162.87 gross/month

PLUS ELECTRICITY COSTS APARTMENT: depending on consumption

RESERVE FUND BALANCE AS OF 01.01.2026: approx. EUR 36,708.08

There is an economic close relationship.

The broker acts as a dual agent.

Near American International School (AIS)