Gartentraum I Nahe American International School (Ais) I Zwei Garagenplätze I Terrasse & Garten

OWNERSHIP APARTMENT: SALMANNSDORFER STRASSE 43A, 1190 VIENNA

Are you considering SELLING your property?

All information about selling real estate:

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ABOUT THE FURNITURE: The furniture belongs to the tenant and will be removed when the tenant moves out. The cabinet in front of the guest WC, the washing machine, the dryer, the shelves in the closet room, a single-door refrigerator including freezer, and a cabinet that was dismantled and is located in the basement are the seller’s property and will be sold with the apartment. They are included in the purchase price and will remain in the apartment or basement after the tenant moves out. The ceiling lamps and a small lawn mower belong to the seller and are also included in the purchase price.

VIDEO of the entire apartment including garden available UPON REQUEST!

Do you prefer your exposé in ENGLISH? Click here:

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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 to the owner. Please also request our VIDEO showing the entire apartment from the entrance to the garden if interested. Personal viewings are possible and will be 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 a perfect north-south orientation and a ceiling height of about 2.70 m, this property 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 and No. 4
- Status: Apartment including garage spot No. 3 rented until 31.07.2028 (net main rent apartment + garage spot No. 3: net EUR 1,867.89 per month; gross approx. EUR 2,979.80 monthly rental income). Garage spot No. 4 is currently vacant and can be rented out to increase income.

Layout & Highlights:
From the inviting entrance hall, you enter the heart of the apartment: the impressive, approx. 57 m² bright and sunny living kitchen. The kitchen is cleverly 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 closet room and storage room for optimal organization
- Extras: a spacious storage room and a communal bicycle room available

Location & Infrastructure:
The apartment impresses with its prime location in Neustift am Walde in the 19th district. Here you enjoy the 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 in about 6 minutes on foot. The recreational area Salmannsdorfer Höhe is practically on the doorstep
- Culinary & Shopping: the famous Heurigen of Neustift are just 3 minutes by car. Supermarkets (Billa, SPAR-Gourmet) are conveniently reachable in about 4-5 minutes by car
- Transport: Bus line 35A (about 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, please contact Mr. Mag. René Schipits, MSc., at:

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APARTMENT INFORMATION:
- Location: Salmannsdorfer Straße 43a, 1190 Vienna
- Purchase price apartment: EUR 849,900
- Purchase price for 2 garage spaces: EUR 35,000 each = EUR 70,000 (must be purchased additionally to the apartment)
- Free of encumbrances: No – currently rented until 31.07.2028. There are no side agreements or extension options to the lease.
- Non-smoking household: Yes, tenant is a non-smoking household.
- Available: After tenant moves out (latest 31.07.2028). No side agreements or extension options.
- Rent apartment including garage spot No. 3: approx. EUR 1,867.89 net per month (EUR 2,979.80 gross). 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 bedrooms (consensus plan) and one as storage according to the 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 the tenant and will be removed upon tenant’s departure. The cabinet in front of the guest WC, washing machine, dryer, shelves in the closet room, single-door fridge with freezer, and a cabinet in the basement belong to the seller and are included in the purchase price.
- 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
- Closet 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 washer and dryer included in purchase price)
- Floors: Oak herringbone parquet, tiles
- Air conditioning: No
- Cooling: Prepared for cooling in the underfloor system via 2 vertical ducts in the shaft (information non-binding, from original building description)
- Sun protection: Partial external blinds
- Cable connection: Yes, in the building
- Garage ramp: Heated (information non-binding, from original building description)
- Heating: Gas central heating with underfloor heating
- Fireplace: Emergency chimney available (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 performance certificate (HWB): 57 kWh/m²a – fGEE: 0.94
- Energy class: C – B
- Nearby recreational areas: The location in Neustift am Walde is excellent, about 3 minutes on foot to the American International School Vienna and about 6 minutes to the forest edge and various city hiking trails. Recreational areas Salmannsdorfer Höhe, Schwarzenbergpark, and 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 Heurigen in Rathstraße approx. 3 minutes by car.
- Transport connections: Bus 35A Salmannsdorf approx. 6 minutes on foot; bus takes about 19 minutes to U6 Nußdorfer Str. or about 12 minutes to S-Bahn Krottenbachstraße. Buses 43B and 43A approx. 5 minutes on foot.

PURCHASE PRICE & ADDITIONAL COSTS:
- Purchase price apartment: EUR 849,900
- Purchase price 2 garage spaces: EUR 35,000 each = EUR 70,000 (must be purchased additionally)
- Purchase incidental costs: Real estate transfer tax 3.5% + land registry entry fee 1.1% of purchase price
- Contract and escrow handling costs: Buyer pays 1.2% of purchase price plus 20% VAT (excluding notary fees, including possible lien costs and escrow handling) plus a flat cash expense 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: net approx. EUR 366.74 per month plus 10% VAT
- Elevator operating costs: 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)
- Elevator 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: approx. EUR 727.33 gross per month

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

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

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

MONTHLY HEATING & 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: approx. EUR 162.87 gross per 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)