What does a holiday rental in Tyrol earn?
On stock Terrivio tracks, gross yield in Tyrol is typically 4–6% and net yield 1.5–3.5% after operating costs and purchase costs. The gap is the whole story: platform fees, cleaning, management, energy, insurance, community charges and local tourist tax often absorb 35–50% of gross revenue.
Worked example: a property at €410,000 let at €195 per night with 44% occupancy books about 161 nights and €31,395 of annual revenue (7.7% gross yield). After 28% variable costs and €5,200 of fixed costs, NOI is about €17,404 — 3.9% net on a total investment of €451,000.
Seasonality — do not annualise a peak week
Winter (December–March) is the business; summer hiking is a smaller second season. Many resorts are quiet in May and November. 40–50% annual occupancy is an honest ski-apartment case if letting is even legal on that plot.
Ask the Gemeinde in writing whether the cadastral plot allows a Freizeitwohnsitz and short-term letting before any reservation. A 44% occupancy model on a banned plot is a 0% model. Acquisition costs ~10% (3.5% GrESt + registry + agent).
Purchase costs and tax in Tyrol
Budget about 10% above the asking price for acquisition costs in Austria. Main item: 3.5% Grunderwerbsteuer + 1.1% registration + ≈3% agent. These costs are gone on day one — that is why Terrivio divides NOI by total investment, not by asking price.
Rental profit is taxed at progressive income-tax rates (0–55%) after 1.5% depreciation; tourist letting with services may fall under 10% VAT. Property tax (Grundsteuer) is low.
Tourist tax: Vienna 3.2% of the room rate · Ortstaxe €1–3.5 per night in resorts. Usually collected from guests, but it still sits inside your competitive nightly rate.
Short-term rental rules in Tyrol
Holiday letting is generally only allowed where a Freizeitwohnsitz (or equivalent) designation exists. Commercial lodging may need a Gewerbe. Ortstaxe is a few euros per night. Vienna's 90-day rule does not apply here — do not copy it onto Tyrol, and do not copy Tyrol onto Vienna.
Country overlay (Austria): Since July 2024 Vienna allows short-term letting in residential zones for a maximum of 90 days a year unless a special permit is granted. Tyrol and Salzburg only allow holiday letting where a Freizeitwohnsitz designation exists.
Popular towns include Innsbruck, Kitzbühel, Mayrhofen, Sölden and St. Anton. Each has a different seasonality and licence map — Terrivio scores regulation for the exact city on a listing analysis.
How to calculate yield in Tyrol
- Estimate annual revenue. Use a blended ADR and annual occupancy, not a peak-week rate. Booked nights = 365 × occupancy. Then revenue = ADR × booked nights.
- Subtract operating costs. Variable costs (platform, cleaning, management) plus fixed costs (insurance, utilities, community fees, maintenance). A starting point in Tyrol is 28% variable plus the fixed costs in the calculator.
- Add purchase costs to the price. Include transfer tax, notary, registry and agency — about 10% in Tyrol.
- Divide NOI by total investment. That is net yield. Compare it with your mortgage rate and with a long-term rental fallback before you bid.
Frequently asked questions
Is a holiday home in Tyrol a good investment in 2026?
It depends on licence, micro-location and whether you need the weeks yourself. Typical net yields are 1.5–3.5%. Always underwrite net, never gross, and never assume a peak-week rate runs 365 days.
How do I calculate rental yield in Tyrol?
Net yield = (annual revenue − variable costs − fixed costs) ÷ (purchase price + acquisition costs). Annual revenue is ADR × 365 × occupancy. The calculator on this page does that with Tyrol defaults.
What are purchase costs in Tyrol?
Plan about 10% of the price: 3.5% Grunderwerbsteuer + 1.1% registration + ≈3% agent, plus notary, registry and any agency fee.
Do I need a licence to let in Tyrol?
Holiday letting is generally only allowed where a Freizeitwohnsitz (or equivalent) designation exists. Commercial lodging may need a Gewerbe. Ortstaxe is a few euros per night. Vienna's 90-day rule does not apply here — do not copy it onto Tyrol, and do not copy Tyrol onto Vienna.