Vienna

In Vienna, approximately 76% of homes are rented, while only about 24% are owner-occupied. Over half of Vienna’s rental stock—around 55%—is publicly owned either by the city or by non-profit housing associations, reflecting the city’s unique and robust public housing tradition. Median prices to buy an apartment citywide average around 5,500 euros per square meter, with higher-end districts reaching nearly 25,000 euros per square meter. Median rental prices have risen, reaching 14.87 euros per square meter in 2024, with projections to nearly 16 euros in 2025; more general averages are around 10 euros per square meter, depending on apartment type and location.

Publicly owned housing is central to Vienna’s market, providing security, stable rents, and a moderating effect on private sector prices. “Social housing” in Vienna broadly includes both municipal (city-owned) apartments and cooperative, limited-profit housing. While both are publicly regulated to ensure affordability, municipal housing is directly owned by the city, whereas cooperative housing is administered by non-profit providers under strict regulation. Together, they cover roughly 43–55% of Vienna’s housing stock. Social and public housing are not strictly identical but are closely related; both play a vital role in long-term affordability and social stability for Vienna’s residents.

Vienna is experiencing an intensifying housing crisis marked by rapidly rising rents, high demand, and a shortage of new housing construction. Over the past five years, rents in Vienna have soared by about 30%, with an accelerated 9% increase in the latest 12-month period. Rent for investment apartments reached nearly 14.90 euros per square meter in 2024 and is expected to approach 16 euros in 2025. Vacancy rates are historically low, especially for studios and one-bedroom apartments, driven by a steady influx of new residents and young professionals, as Vienna’s population continues to grow by almost 30,000 people annually.

The housing shortage is aggravated by a dramatic 60% drop in residential construction between 2024 and 2025, which sharply limits the supply of new apartments. This scarcity has also affected different market segments: suburban districts are starting to see accelerated rent increases as central areas become less affordable for average income earners.

Financial strain extends beyond renters. Prospective buyers face high purchase prices and stricter lending requirements, pushing more young people and families into the competitive rental market. The rising cost of rent and living is displacing small businesses and eroding social cohesion.

Those hardest hit by the crisis include low-income households, newcomers, students, and young professionals who struggle with upfront fees, rising monthly costs, and barriers to entering either cooperative or municipal housing. Social divides are deepening as better-off residents retain access to the most attractive subsidized apartments, while groups with greater need often find themselves excluded or relegated to lower quality housing.

Vienna's city administration is proactively addressing affordable and sustainable housing through a coordinated mix of ambitious targets and diverse programs. The city is currently pursuing the “Housing Offensive 2024+” initiative, aiming to deliver 22,200 new subsidized apartments for over 45,000 people, backed by a €2.8 billion investment. In addition, two-thirds of newly zoned land is reserved for social housing development to secure long-term affordability and counteract market pressures.

Sustainability is deeply integrated into current policy: Vienna has mandated rooftop solar panels for all new buildings and extensions, is converting public housing away from natural gas to electric heat pumps and geothermal systems, and is investing in major building retrofits. The goal is to cut citywide climate emissions to zero by 2040, using social housing as a testing ground for large-scale green innovation.

Concrete programs include ongoing redevelopment of brownfield sites like aspern Seestadt—Europe’s largest urban development project—emphasizing climate-friendly construction, mixed-income diversity, and extensive green and recreational spaces. The city’s revolving public housing fund, land acquisition strategies, annual subsidies, and low-interest loans for non-profit developers also support continuous construction and maintenance. Transparent allocation criteria, mixed-use neighborhood planning, and targeted support for vulnerable groups further strengthen inclusivity and resilience.

Vienna’s administration also operates a citywide “gentle urban renewal” program for renovating existing housing and supports “Housing First” strategies to address homelessness, ensuring inclusive solutions across the housing spectrum.

Housing cooperatives in Vienna—operating under the legal form of “non-profit building associations”—play a central role in the city’s housing supply, owning or managing approximately 223,500 rental and cooperative apartments and 44,330 owner-occupied units. This sector produces about 5,190 new dwellings annually, covering 30% of total residential construction in the city, and is a pillar of Vienna’s multi-layered social housing framework. Cooperative and non-profit stock has, over the past five decades, increased strongly, and now the combined share of municipal and cooperative non-profit housing stands at more than half of Vienna’s rental sector, with the cooperative sector alone representing a substantial segment, though often intertwined with the broader “social housing” category in statistics.

Recently, the sector is experiencing a marked slowdown in new-build output: 2024 saw 13% fewer completions than the previous year, and construction volumes have fallen below ten-year averages. Rising construction costs, land scarcity, cuts in subsidies, and inflation-related rent caps have contributed to these constraints. Vienna’s city government supports cooperative housing by reserving a significant share of newly zoned land for social and cooperative development, offering annual subsidies, and providing low-interest loans for non-profit projects. The city’s sustainability strategy and investments in energy renovation also prioritize cooperative stock, ensuring its continued relevance for housing affordability and urban stability. However, sector representatives warn that current regulatory and economic pressures are endangering the level of new construction and needed modernization.