Ebensee am Traunsee is a small resort town in Upper Austria, located on the southern shore of the picturesque Traunsee lake. Its unique combination of lakes, mountains, and forests makes it attractive to both tourists and investors. Following a price correction in 2024 and stabilization in 2025, investor interest in Ebensee has grown — especially among international buyers seeking alternatives to the overheated markets of Salzburg or Innsbruck.
Real Estate Market Overview in Austria
As of 2025, average residential property prices in Austria are approximately:
- Around €4,375 per m² for private houses,
- About €5,900 per m² for apartments in major urban areas.
However, in less urbanized regions like Ebensee, prices are significantly lower — ranging from €3,000 to €3,600 per m², depending on property type and proximity to the lake.
After a mild nationwide correction (~2.1% price drop) in 2024, the Austrian property market has stabilized in 2025. In regions like Upper Austria, the conditions are more favorable for buyers than in high-demand tourist centers.
What Ebensee Offers Investors
Budget Housing
In Ebensee, the secondary market offers apartments starting at around €149,000 for a unit of roughly 50 m², which translates to a base price of about €3,000 per m².
Long-term rental yields on such properties are typically between 3.5% and 4.5% annually, particularly for homes located near the lake or public transport routes.
Luxury Properties
On platforms like LuxuryEstate and Engel & Völkers, villas and houses in Ebensee are listed for €646,000 to €695,000. These tend to be spacious properties with lake views and private plots.
Such homes are suitable for both personal use and short-term vacation rentals. During the summer and winter seasons, when tourist demand is highest, luxury rental rates can exceed €400 per night, making annual yields above 7% achievable with proper management.
New Builds and Energy-Efficient Homes
The new construction market in Austria is experiencing moderate growth in 2025, with prices rising by 2.7% on average. In Ebensee, development is more limited and tends to focus on sustainable, energy-efficient housing. Prices for new properties are slightly higher — €3,600–4,000 per m² — but they offer long-term value growth and lower operating costs.
Additionally, Austria’s Erste Bank and the European Investment Bank (EIB) have launched a €1.5 billion program to support the development of affordable and green housing across Austria, including Upper Austria. This may further stimulate the local market.
Short-Term Rentals and Tourism
Tourism in Ebensee remains strong throughout the year thanks to its appeal in both summer (hiking, lakeside relaxation) and winter (skiing on Feuerkogel). This creates excellent conditions for short-term rental investments through platforms like Airbnb and Booking.com.
Typical nightly rates include:
- Studios and apartments: €85 to €120 per night,
- Villas and larger homes: €250 to €500 per night.
With solid occupancy and effective property management, annual returns of 10–12% are possible in the short-term rental sector.
Financing and Mortgage Options
In 2025, Austrian banks offer fixed mortgage interest rates between 3.2% and 3.9%, depending on the loan term and the loan-to-value ratio (LTV). Some local banks are open to working with foreign investors, especially EU citizens.
There are also subsidy programs available for the construction of energy-efficient homes, which can reduce initial investment costs and increase profitability.
Infrastructure and Accessibility
Ebensee is well-connected to major Austrian cities:
- Around 1.5 hours by car to Salzburg,
- About 1 hour to Linz,
- Reliable regional rail connections are available.
The town offers essential services including supermarkets, schools, healthcare, and leisure infrastructure such as the Feuerkogel cable car, lakeside beaches, museums, and nature trails.
Forecast for 2026–2027
Analysts expect moderate price growth in small resort towns across Austria — around 2–3% annually. There is sustained demand for nature-based living among European retirees and remote workers.
Furthermore, Austria’s federal incentives for green building are set to continue, further enhancing the appeal of new developments in places like Ebensee.
Risks and Considerations
- Seasonality: Rental demand peaks in summer and winter but may drop during off-season months.
- Rental regulations: Some areas impose restrictions on short-term rentals, particularly for foreign property owners.
- Operating costs: Taxes, maintenance, and insurance must be factored into profitability calculations.
It is also important to verify whether a property is legally eligible for short-term tourist rentals, as some local zoning laws may prohibit it.
Conclusion
In 2025, Ebensee stands out as one of Austria’s most promising real estate opportunities for investors seeking:
- A natural, tourist-friendly location,
- A relatively low entry point (from €149,000),
- Potential rental yields of up to 10–12%,
- Long-term appreciation in a stabilizing market.
Now is a strategically favorable time to invest in Ebensee — especially for those focused on long-term gains, vacation rental income, or a blend of private use and investment. Success will depend on careful property selection, seasonal planning, and understanding the legal environment for rentals.
