Bellevue Best Property Agents 2018

Kristall Spaces has been awarded the Bellevue magazine Best Property Agents 2018 seal of approval.  Only a select group of international real estate agents are awarded this title.

Branson Atterbury, Marketing Director at Kristall Spaces AG commented: “We had a compelling proposition for the Bellevue panel of judges.  We are the developer, agent and operator and thus provide a rare, end-to-end service: construction, marketing in German, Dutch and English, legal and financial advice to buyers and maintenance and a rental service on behalf of owners. Our key personnel are court sworn experts for the Bundesministerium für Justiz in planning, construction, engineering and property consultancy.”

It is this end-to-end proposition that allows us to understand all parts of the value chain and makes us even more effective at advising customers on acquiring their dream lifestyle investment.

Kristall Spaces AG has a current pipeline of developments worth in excess of €100m and an impressive portfolio of projects including:

  • All-Suite Resort Fieberbrunn (Skicircus Saalbach Hinterglemm Leogang / Kitzbühel Alps) All-Suite Resort Karwendel
  • All-Suite Residence Kühtai
  • Silva Peak Residences, Ischgl
  • All-Suite Resort Paznaun, Ischgl
  • All-Suite Resort Ötztal
  • Residenzen Gasthof Zwieselstein, Sölden
  • Mountain Spa Residences, St Anton
  • Mountain Lake Resort, Zell am See
  • Residenz Zwieselstein, Sölden
  • Residenz Sölden

Buying new build property in Austria

Austria is already the first choice for affordable ski properties, higher rental yields and authentic hospitality when compared to France and Switzerland but how does one decide on the type of property to buy: new-build or resale?

Here are some options to consider:

New-build or off-plan property in Austria normally comes with a higher price tag per m² and will further increase in value as soon as you take ownership.  Typically, we see a 4 to 5% annual growth on our ski apartments and this can be higher in some locations in Tirol thanks to scarcity restrictions to avoid the “cold beds” trends found in France and Switzerland.  According to the UBS Alpine Property Focus 2017, St Anton delivers best growth in the Alps at 8.2%.

So, you might have to increase your budget for a new-build but here’s a few reasons why it’s worthwhile.

New developments present an opportunity to buy into the project early increasing your chances of securing one of the best units at the lowest price and improving capital appreciation.  Note that developers can increase their prices year-on-year and as the project gains interest demand starts to rise.

Importantly, smart new build projects are carefully chosen by a developer for their location and access to ski lifts / pistes and restaurants and can command a rental premium over resale properties.

New property buyers aren’t in a chain and there is less reliance on the current owner / vendor which means less chance of the sale falling through.

Buying off-plan offers attractive payment schemes which don’t exist with resale properties: you pay for your apartment in stages.  The trustee will notify you in good time when each stage payment is due so you have time to prepare the transfer of funds – no need to transfer all at once.  This can be particularly advantageous when using a currency service.

There is also flexibility when dealing with the developer over factors such as parking spaces and choice of furniture packs and when there is joint ownership of the operating company for your apartments, it is possible for the developer to guarantee rental returns for a period during the operating agreement e.g. guaranteed 4% return on net purchase price for first 5 years.

When you buy off-plan in Austria, you get a certain amount of control over the interior of the apartment.  There is range of interior themes and styles to choose from and because you are dealing with the developer it is possible to make minor changes to the floor plans in the early stages of the project.

All new properties built in Austria use state-of-the-art, energy efficient methods and materials that you will simply not find in resale buildings.  Greener energy solutions, more efficient heating systems and some of the highest recycling standards in Europe not only reduce your carbon footprint but lower bills.

All Kristall Spaces’ developments use automatic central heating systems with air or water sourced heat pumps.  Energy is also captured from the spa and bathrooms areas to generate warmth in the underfloor heating systems via heat exchangers and our ventilation systems use the same heat recovery principles to pump fresh air into the apartments at the correct room temperature.  All this results in monthly heating cost savings for owners when compared to oil or gas and delivers a greener, more sustainable solution.

New properties in prime Austrian ski resort locations that come with a rental obligation when owners are not staying there themselves are exempt from VAT.  You can save a whopping 20% on the sales price when you opt for one of these apartments.

New properties come with building guarantees.  For example, we negotiate with tradesmen and suppliers for the following:

  • 10 years for the roof covering
  • 5 years for the mechanical systems (heating, electrics, lifts)
  • 5 years for the remaining works including the shell of the building
  • 2 years for electrical goods

Furthermore, Austrian Building Law allows for a 30-year Statute of Limitations for all hidden defects.

Please see our generic FAQ about buying and owning property in Austria or why not Contact us for advice on your Austrian property search.

St. Anton tourist numbers up Winter (3%) & Summer (10%)

The St. Anton tourist office recently confirmed a 3% rise in last winter’s visitors year on year and a 10% rise in summer visitors in 2017.

This double digit growth is down to the Austrian’s success at marketing themselves more effectively as a year-round destination, in turn attracting a more diverse visitor base (the Millennials in particular).

With all the ongoing infrastructure investment and demand from a more international customer base, there is room for upward price movement: 8.2% in St. Anton according to UBS.

At Kristall Spaces, we have been conservative in our Mountain Spa Residences St Anton rental projections and do not include any summer rental income in the average 3.6% return calculated.

9 aug 7 key

We have just loaded new photos to our website from some of the unsold 2 and 3 double bedroom apartments.

Please see the link

From these images, you can appreciate the 180 ͦ views from the apartments up and down the Rosanna valley: from the East and St Jakob, across the fields to the South and Rendl and finally to the West and the village.

The photos give a good sense of the position of Haus A and the unobstructed views over Haus B which is lower down the slope.  The photo below is taken from the old Haus A looking South West over Haus B towards Rendl (click to enlarge).


We are on schedule for handover at the beginning of the ski season in December 2017 and there is some hope from the meteorologists’ predictions of a colder winter this year!

Time will tell.

Kühtai apartments get highest customer reviews: 9.6 Exceptional

We are delighted to report that the Kühtai 2020 Residences built and sold by Kristall Spaces and operated by our sister company All-Suite Resorts have received the highest customer review scores in Kühtai in only their first 7 months of operation.

Kühtai 2020 Residences have scored 9.6 and been classified as Exceptional. 

An impressive result considering that the aparthotel is still in its first year establishing itself in the market.  All the customer comments have been 100% verified by as real customers and can be reviewed on this link

booking uk

A summary of the customer comments about the apartments is provided below:

  • The location of the apartments often scores 10 out of 10 (ski in and out, opposite ski shop and ski school and next to one of the best restaurants in the village)
  • Customers love the south-facing views and balconies
  • The quality of the interiors, the comfort and cosiness
  • Parquet floors and high-end finishes and equipment e.g. Miele kitchens, Hans Grohe bathrooms
  • Sound proofing and privacy – no noise from neighbours
  • Lift and free parking right outside


Summary of customer comments about the operator All-Suite Resorts and its service:

  • The professionalism and friendliness of the All-Suite Resorts staff
  • Cleanliness of the apartments
  • The quality of the free WIFI service
  • Large sauna and steam bath running from 17h00 to 20h00

There are 5 apartments still available which have not been rented out and are in pristine condition waiting for new owners to occupy them.

Our sister company All-Suite Resorts is offering a guaranteed 4% net return for first 3 years and with the winter and summer visits to Kühtai growing each year and future lift expansions planned, buyers can be assured of a low-risk and hassle free investment.

Please don’t hesitate to contact us should you have an interest in one of our last 5 apartments.

Key facts about Kühtai 2020 Residences:

  • 5 apartments left for sale and ready to be occupied
  • Completed December 2016
  • Luxury apartments in Austria’s highest ski village
  • Ski-in, ski-out
  • On-site wellness: sauna, steam room and relaxation area
  • Managed rental service to cover running costs
  • Prices start at € 379,890.00
  • Guaranteed 4% net return for first 3 years

Der Standard (Wien): Buy to let property in Austria is a “win-win”

A good analysis of the current buy-to-let model in the Austrian Alps and how many British, Germans, Austrians, Dutch and Belgian buyers are investing in Tourism Residences in Austria encouraged by returns of 4 to 4.5% and freedom to use their apartment and sell it in a market offering price growth.  (Knight Frank says property prices grew 4.6% in Q1 in Austria and Immodex is reporting a 34% increase in prices since 2010).

It’s becoming increasingly difficult to buy Leisure Residences in dual season resorts in Tirol and the buy to let model favours investors in these locations (Oetz and Fieberbrunn receive 45% of all their visitors in Summer) as well as the local councils.

Der Standard - 27 Juni 2017

Der Standard – 27 Juni 2017

According to the author, it is crucial that apartment owners and the Gemeinde (council) have an operator in place for at least 5 years to ensure year-round visitor numbers continue to grow and support continual investment in infrastructure and amenities.

According to Statistik Austria, professionally rented apartments are also the fastest growing category of accommodation sought by tourists at 9.4% growth year on year.

The management of Kristall Spaces has launched its own operator All Suite Resorts to provide an end-to-end management and rental service for buyers of our apartments.

All Suite Resorts is planning to offer guaranteed returns across all its project locations going forward.

Please contact us today for more information.

News: soft Brexit & Austrian property price growth (4.6%)  

Europe woke up to a surprise this morning.

The UK Conservative Party failed to gain a bigger majority in the UK General Election meaning its position and authority is automatically weakened in its plans to negotiate a hard Brexit (where the UK gives up full access to the single market and takes control of its borders).

This election was basically a public referendum on how the UK conducts its negotiations with the EU and now a softer Brexit deal is more likely.

A soft Brexit is preferred by many ‘Remainers’ in the UK (remember that the referendum to leave the EU resulted in a very narrow margin of 52% leave to 48% remain).

It increases the likelihood that the UK will continue to access the single market without tariffs and will remove many doubts over London’s financial hub status.

The status of EU nationals moving across boarders will probably remain unchanged, although this has never been a factor preventing buyers outside the EU buying and owning property in Austria.

We have many buyers from countries outside the EU e.g. Australia, South Africa, Norway and the US.

Economically, the UK and Europe are looking at a period of greater economic stability compared to the disruption of a hard Brexit.  The Pound will benefit and so will those buying Austrian property in Sterling.

Meanwhile, Austrian property’s reputation as a safe-haven investment has further been enhanced as it continues to record growth of 4.6% in Q1 2017.  It outperformed France (2.9%) and Switzerland (2.4%), according to the Knight Frank Global House Price Index.

knight frank

Kristall Group launches All Suite Resorts to operate owner apartments 

Buyers of apartments from Kristall Spaces now have the option to engage the services of our sister company – All Suite Resorts * who can manage the rental, marketing and servicing of your apartment.


This means you will have a fully integrated and seamless service from the moment you make the decision to purchase one of our apartments.

In early 2017, the management of Kristall Spaces (the real estate sales arm) and Kristall Group (on-the-ground holding company for construction and operations) made the decision to set up the new operator business, All Suite Resorts, to ensure an even higher standard of management and rental operation for our apartments.

We are already in the privileged position of advising apartment buyers as the developer and the sales agent and this has helped our teams to understand the intricacies of the customer journey more clearly.

Buyers prefer to deal direct with the developer and the in-house sales and marketing team –  as both internal teams work together to provide vital customer insight and feedback, enabling them to deliver a more flexible and individually tailored buying experience.

Through the team of multilingual professional advisors who handhold our EU and non-EU buyers through the research, buying and ownership process, we know that extending our proposition into management and rental provides even greater comfort and peace of mind to buyers and benefits all parties.

Investors feel more assured knowing that we (developer, agent and professional advisors) are involved with the resort and owners for 10 years after the handover of the property.

All Suite Resorts – our reputation is your peace of mind  

The Kristall Group has expanded its development arm very quickly over the last three years. Nobody builds and sells more ski apartments in Austria than us.

We are the industry leader with 8 ski resort apartment projects in planning or construction and 1,500 beds coming online in the next two years.

To meet the rise in customer demand for professionally managed rental apartments (currently growing at 9.4% per annum source STATISK AT), we aim to expand this to 5,000 beds in the next 5 to 7 years.

The management of All Suite Resorts is headed by an experienced and trained hotel specialist and a member of the largest hotelier family in the Ötztal.

In addition, All Suite Resorts has recruited a consultant from Michaela & Partner,, the leading advisor to the hospitality industry in Austria and engaged one of Austria’s leading Marketing and Public Relations companies, P8 in Innsbruck, to create our new website, develop brand recognition and manage our PR in the German-speaking world. 

All Suite Resorts has also retained a Luxury Travel and Property PR & Marketing Agency in London to oversee non German-speaking promotional activity.

We are committed to building the most successful operator of modern luxury apartments in the Austrian Alps, providing an unrivalled level of service to rental customers whilst delivering peace of mind for our partner-owners.

*This is an interim website until  a fully integrated web / hotel booking system goes lives (currently in development).