{"id":11846999,"date":"2025-07-25T10:34:52","date_gmt":"2025-07-25T08:34:52","guid":{"rendered":"https:\/\/www.fma.gv.at\/?page_id=11846999"},"modified":"2025-12-15T13:18:51","modified_gmt":"2025-12-15T12:18:51","slug":"residential-real-estate-lending","status":"publish","type":"page","link":"https:\/\/www.fma.gv.at\/en\/banks\/residential-real-estate-lending\/","title":{"rendered":"Residential Real Estate Lending"},"content":{"rendered":"<?xml encoding=\"utf-8\" ?><p class=\"wp-block-paragraph\">Loans for residential real estate are financing agreements to retail customers for the purpose of the construction, purchase or renovation of residential property, that the borrower or family members will live in, as well as on occasions serving as an investment (in the form of a &ldquo;<span lang=\"de\">Vorsorgewohnung<\/span>&rdquo;).<\/p><p class=\"wp-block-paragraph\">They have become an area of supervisory focus for several reasons:<\/p><ul class=\"wp-block-list\">\n<li>they represent a significant part of the credit portfolio &ndash; making up approx. &euro; 134 bn in Austria as of year-end 2024, around one-third of all lending to companies and households,<\/li>\n\n\n\n<li>at the very least, they constitute one of the largest financial decisions taken by borrowers, and are of major significance across their lifetime,<\/li>\n\n\n\n<li>historically, credit-driven real estate bubbles have repeatedly led to banking crises that have severely affected the economy as a whole, as was the case from 2008 onwards in the USA, and European countries such as Ireland and Spain, and was also the case in the 1990s in Scandinavia, Japan or in eastern Germany.<\/li>\n<\/ul><p class=\"wp-block-paragraph\">For such reasons, principles have been established globally to prevent real estate bubbles from developing and borrowers from financially overextending themselves. In some countries, these principles are enshrined by law or by regulatory means, in others, for example, they are recommendations given by consumer protection organisations.<\/p><h2 class=\"wp-block-heading\">The FMA&rsquo;s current recommendations on residential real estate lending<\/h2><p class=\"wp-block-paragraph\">In Austria, it is primarily a matter for the <a href=\"https:\/\/fmsg.at\/en\" target=\"_blank\" rel=\"noopener\" class=\"external\">Financial Market Stability Board<\/a> (FMSG) chaired by the Federal Ministry of Finance (BMF), at which the Austrian Financial Market Authority (FMA), the <a href=\"https:\/\/oenb.at\/en\" target=\"_blank\" rel=\"noopener\" class=\"external\">Oesterreichische Nationalbank<\/a> (OeNB) and the <a href=\"https:\/\/www.fiskalrat.at\/en\/\" target=\"_blank\" rel=\"noopener\" class=\"external\">Fiscal Advisory Council<\/a> (Fiskalrat) are represented. The FMA is responsible for the implementation of FMSG Recommendations. In accordance with the FMSG&rsquo;s latest recommendation, the FMA currently views the following criteria as being authoritative for the sound granting of residential property loans:<\/p><ul class=\"wp-block-list\">\n<li>the maximum permitted loan-to-collateral ratio is 90%;<\/li>\n\n\n\n<li>the annual financial burden of a loan, should be a maximum 40% of annual net income (i.e. taking into account 13th and 14th month salaries);<\/li>\n\n\n\n<li>The loan&rsquo;s term should not exceed 35 years.<\/li>\n\n\n\n<li>As a rule, these rules should be applied to at least 80% of new lending volume.<\/li>\n\n\n\n<li>These rules do not apply to loans of under &euro;50,000 (or &euro;100,000 in the case of couples) as well as to bridging loans.<\/li>\n\n\n\n<li>The definitions of the criteria as well as details about them can be found in the <a href=\"https:\/\/www.fma.gv.at\/wp-content\/plugins\/dw-fma\/download.php?d=7539\" target=\"_blank\" rel=\"noreferrer noopener\">FMA Circular on sound private residential real estate lending<\/a> published on 26 June 2025, the <a href=\"https:\/\/www.fma.gv.at\/wp-content\/plugins\/dw-fma\/download.php?d=7746\">Guidance on Calculations for Complying with the Circular<\/a> (in German only), as well as the <a href=\"https:\/\/www.ris.bka.gv.at\/GeltendeFassung.wxe?Abfrage=Bundesnormen&amp;Gesetzesnummer=20005165\" target=\"_blank\" rel=\"noopener\" class=\"external\">Regulation on Asset, Income and Risk Statements (VERA-V; Verm&ouml;gens-, Erfolgs- und Risikoausweis-Verordnung)<\/a> (in German only).<\/li>\n<\/ul><p class=\"wp-block-paragraph\">Banks may deviate from these criteria and formulate their own lending standards &ndash; based on their own risk assessments and the respective risk appetite while observance all regulatory rules on sound granting of credit. These lending standards are checked during the FMA&rsquo;s ongoing supervision of credit institutions.<\/p><p class=\"wp-block-paragraph\">The FMA has summarised the most important facts about residential property loans in accordance with the KIM-V into a single document (in German only): <a href=\"\/wp-content\/plugins\/dw-fma\/download.php?d=7538&nonce=3a9cb00e70ca113e\" class=\"internal single-document-reference piwik_download\">Fakten zu Wohnbaukrediten nach der KIM-V (<span class=\"sr-only\">Format: <\/span>pdf, <span class=\"sr-only\">Size: <\/span>308,8 KB, <span class=\"sr-only\">Language: <\/span>German)<\/a>\n\n\n\n<\/p><p class=\"wp-block-paragraph\">Important information and hints by the FMA about mortgages and real estate loans can be found <a href=\"https:\/\/www.fma.gv.at\/en\/loans\/mortgages-and-real-estate-loans\/\" target=\"_blank\" rel=\"noreferrer noopener\">on this web page<\/a>.<\/p><p class=\"wp-block-paragraph\">Information about the Austrian real estate market can be found in the <a href=\"https:\/\/oenb.shinyapps.io\/wohnimmobilien_dashboard\/\" class=\"external\" target=\"_blank\" rel=\"noopener\">Oesterreichische Nationalbank&rsquo;s Residential Real Estate Dashboard<\/a> (in German only).<\/p><div style=\"height:30px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div><div class=\"card\">  <div class=\"card-header\" id=\"kimv\">    <h2 class=\"mb-0\">      <button class=\"btn btn-link btn-block text-left p-0 d-flex align-items-center justify-content-between\" type=\"button\" data-toggle=\"collapse\" data-target=\"#collapse-kimv\" aria-expanded=\"false\" aria-controls=\"collapse-kimv\">        <span>Regulation on Credit Institutions Real Estate Financing Measures (KIM-V) (2022-2025)<\/span>        <i class=\"fa-solid fa-chevron-down text-primary\" aria-hidden=\"true\"><\/i>      <\/button>    <\/h2>  <\/div>  <div id=\"collapse-kimv\" class=\"collapse\" aria-labelledby=\"kimv\">    <div class=\"card-body\"><p><!-- wp:paragraph --><\/p>\n<p>The FMA&rsquo;s Regulation on Credit Institutions Real Estate Financing Measures (KIM-V) was in force between July 2022 and June 2025. The background for the necessity of this Regulation was the overheating of the real estate market, which had prevailed since 2015 in Austria. Between 2010 and 2022 residential property prices doubled, while salaries only increased by around one-half. This reduced the affordability of residential property, necessitating increasingly higher loans in comparison with income. This development was driven by the long-term prevalence of the European Central Bank&rsquo;s easing of monetary policy. In countries like Austria, such monetary policy led to a significant surplus of liquidity, which flowed into the real estate market &ndash; for both resident and commercial immovable property to a large extent.<\/p>\n<p>International organisations, like the European Systemic Risk Board (ESRB) and the International Monetary Fund (IMF) repeatedly warned about the <a href=\"https:\/\/www.imf.org\/en\/Publications\/CR\/Issues\/2020\/01\/31\/Austria-Financial-Stability-Assessment-Press-Release-Staff-Report-and-Statement-by-the-49010\" class=\"external\" target=\"_blank\" rel=\"noopener\">risks of a real estate bubble<\/a> <a href=\"https:\/\/www.esrb.europa.eu\/pub\/pdf\/warnings\/2016\/161128_ESRB_AT_warning.en.pdf\" class=\"external\" target=\"_blank\" rel=\"noopener\">from 2016<\/a> onwards. <a href=\"https:\/\/fmsg.at\/dam\/jcr:72815182-8653-43ff-93e7-52532521dca4\/Advice-2-2016_additional-macroprudential-instruments.pdf\" class=\"external\" target=\"_blank\" rel=\"noopener\">Since<\/a> <a href=\"https:\/\/fmsg.at\/en\/publications\/press-releases\/2016\/Ninth-meeting.html\" class=\"external\" target=\"_blank\" rel=\"noopener\">the middle<\/a> <a href=\"https:\/\/fmsg.at\/en\/publications\/press-releases\/2018\/16th-meeting.html\" class=\"external\" target=\"_blank\" rel=\"noopener\">of the<\/a> <a href=\"https:\/\/fmsg.at\/en\/publications\/press-releases\/2018\/17th-meeting.html\" class=\"external\" target=\"_blank\" rel=\"noopener\">previous decade<\/a> <a href=\"https:\/\/fmsg.at\/en\/publications\/press-releases\/2019\/21st-meeting.html\" class=\"external\" target=\"_blank\" rel=\"noopener\">(2010s)<\/a>, the FMSG repeatedly <a href=\"https:\/\/fmsg.at\/en\/publications\/press-releases\/2021\/28th-meeting.html\" class=\"external\" target=\"_blank\" rel=\"noopener\">urged<\/a> Austrian credit institutions to observe sustainable lending standards, which did not however result in a change in practice. Increases in real estate prices and the parallel extension of lending, still accelerated.<\/p>\n<p>Finally, in 2022, the FMSG recommended the FMA to <a href=\"https:\/\/fmsg.at\/en\/publications\/warnings-and-recommendations\/2022\/recommendation-fmsb-2-2022.html\" class=\"external\" target=\"_blank\" rel=\"noopener\">adopt measures by means of a Regulation<\/a> to enforce the observance of sustainable lending standards for loans for residential real estate. The basis for the recommendation was an expert opinion by the OeNB, according to which, in the event of a crisis the risk existed of disruption in parts of the financial system due to increased losses from private residential real estate financings for the banking system with potential negative effects on the real economy. As a result, the FMA issued the <a href=\"https:\/\/www.fma.gv.at\/wp-content\/plugins\/dw-fma\/download.php?d=6368\">KIM-V<\/a>, in which the aforementioned standards were defined: a maximum 90% loan-to-collateral ratio, a maximum debt service-to-income ratio of 40% and a maximum term of 35 years.<\/p>\n<p>The enacting of the KIM-V occurred at the same time as the very sudden and strong tightening of monetary policy, that the ECB used to contain increasing inflation following Russia&rsquo;s invasion of Ukraine. This increase in interest rates, from 0 to 4.5% caused lending to fall massively throughout the Euro area &ndash; including in Austria. The increase in interest rates and the resulting strong fall in demand for real estate, placed real estate prices under pressure, while salary increased substantially due to increased inflation. Finally, high interest rates led to significantly improved profits and capital ratios for credit institutions.<\/p>\n<p>The composite effect of all these factors, led to the systemic risk in conjunction with real estate lending declining significantly, and therefore at the end of the period of the KIM-V being in force there was no longer any necessity to keep this Regulation. The KIM-V therefore ceased to apply on 30 June 2025.<\/p>\n<p>However, the FMSG continued to view risks as existing in this area, and therefore issued its expectation to the banks to continue to observe the lending criteria that had applied under the KIM-V. The FMSG requested the FMA and OeNB to draw up suitable measures to ensure this. The FMA Circular was considered the most suitable measure.<\/p>\n<p><!-- \/wp:paragraph --><\/p>    <\/div>  <\/div><\/div><div style=\"height:15px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div><h2 class=\"wp-block-heading\">Questions and Answers about the KIM-V and the FMA Circular<\/h2><div class=\"card\">  <div class=\"card-header\" id=\"heading-6a35f9640c1f5\">    <h3 class=\"mb-0\">      <button class=\"btn btn-link btn-block text-left p-0 d-flex align-items-center justify-content-between\" type=\"button\" data-toggle=\"collapse\" data-target=\"#collapse-heading-6a35f9640c1f5\" aria-expanded=\"false\" aria-controls=\"collapse-heading-6a35f9640c1f5\">        <span>Does the FMA hamper Austrian families&rsquo; wishes to own their homes?<\/span>        <i class=\"fa-solid fa-chevron-down text-primary\" aria-hidden=\"true\"><\/i>      <\/button>    <\/h3>  <\/div>  <div id=\"collapse-heading-6a35f9640c1f5\" class=\"collapse\" aria-labelledby=\"heading-6a35f9640c1f5\">    <div class=\"card-body\"><p><!-- wp:list --><\/p>\n<p>No. Such wishes are primarily thwarted by real estate prices having risen strongly. Getting heavily indebted as a response is not a valid solution.<\/p>\n<p>The FMA&rsquo;s lending standards are not strict but are in line with globally accepted standards.<\/p>\n<ul class=\"wp-block-list\"><!-- \/wp:list-item --><\/ul>\n<p><!-- \/wp:list --><\/p>    <\/div>  <\/div><\/div><div class=\"card\">  <div class=\"card-header\" id=\"heading-6a35f9640c2a2\">    <h3 class=\"mb-0\">      <button class=\"btn btn-link btn-block text-left p-0 d-flex align-items-center justify-content-between\" type=\"button\" data-toggle=\"collapse\" data-target=\"#collapse-heading-6a35f9640c2a2\" aria-expanded=\"false\" aria-controls=\"collapse-heading-6a35f9640c2a2\">        <span>Has the FMA extended the KIM-V in a roundabout manner?<\/span>        <i class=\"fa-solid fa-chevron-down text-primary\" aria-hidden=\"true\"><\/i>      <\/button>    <\/h3>  <\/div>  <div id=\"collapse-heading-6a35f9640c2a2\" class=\"collapse\" aria-labelledby=\"heading-6a35f9640c2a2\">    <div class=\"card-body\"><p>No, the KIM-V no longer applies. The circular provides banks with significantly more room for manoeuvre.<\/p>\n<p>The circular is not a unilateral act by the FMA, but was coordinated with the FMSG, to link the latter&rsquo;s guidance with existing requirements for sound lending practices from microprudential banking supervision.<\/p>    <\/div>  <\/div><\/div><div class=\"card\">  <div class=\"card-header\" id=\"heading-6a35f9640c340\">    <h3 class=\"mb-0\">      <button class=\"btn btn-link btn-block text-left p-0 d-flex align-items-center justify-content-between\" type=\"button\" data-toggle=\"collapse\" data-target=\"#collapse-heading-6a35f9640c340\" aria-expanded=\"false\" aria-controls=\"collapse-heading-6a35f9640c340\">        <span>If there are barely any cases of default for residential real estate loans, how can there be a systemic risk?<\/span>        <i class=\"fa-solid fa-chevron-down text-primary\" aria-hidden=\"true\"><\/i>      <\/button>    <\/h3>  <\/div>  <div id=\"collapse-heading-6a35f9640c340\" class=\"collapse\" aria-labelledby=\"heading-6a35f9640c340\">    <div class=\"card-body\"><p><!-- wp:list --><\/p>\n<p>It is true that the proportion of cases of default on residential real estate lending is low. The standards have been designed to have a preventive effect.<\/p>\n<p>Defaults on property loans are not an early warning indicator &ndash; on the contrary: When defaults begin to be observed on property loans, it is already too late, as was observed during the subprime mortgage crisis, and in Ireland and Spain.<\/p>\n<p><!-- \/wp:list --><\/p>    <\/div>  <\/div><\/div><div class=\"card\">  <div class=\"card-header\" id=\"heading-6a35f9640c3ea\">    <h3 class=\"mb-0\">      <button class=\"btn btn-link btn-block text-left p-0 d-flex align-items-center justify-content-between\" type=\"button\" data-toggle=\"collapse\" data-target=\"#collapse-heading-6a35f9640c3ea\" aria-expanded=\"false\" aria-controls=\"collapse-heading-6a35f9640c3ea\">        <span>Has the FMA exceeded its authority, either by the KIM-V or the Circular?<\/span>        <i class=\"fa-solid fa-chevron-down text-primary\" aria-hidden=\"true\"><\/i>      <\/button>    <\/h3>  <\/div>  <div id=\"collapse-heading-6a35f9640c3ea\" class=\"collapse\" aria-labelledby=\"heading-6a35f9640c3ea\">    <div class=\"card-body\"><p>No. Macroprudential measures like the KIM-V are precisely legally defined. The BMF approved the KIM-V as intended. In actual fact, the Ministry of Finance is more closely involved through the FMSG than in almost any other area of supervision by the FMA.<\/p>    <\/div>  <\/div><\/div><div style=\"height:15px\" aria-hidden=\"true\" class=\"wp-block-spacer\"><\/div><div id=\"reference-6a35f9640c4d5\" class=\"reference\"><h2 class=\"reference-heading\"><span class=\"fas fa-download\" aria-hidden=\"true\"><\/span>Downloads<\/h2><a href=\"\/wp-content\/plugins\/dw-fma\/download.php?d=7746&nonce=2e5970b92209675d\" class=\"internal single-document-reference piwik_download\">Anleitung zur Berechnung der Einhaltung des WIK-RS (<span class=\"sr-only\">Format: <\/span>pdf, <span class=\"sr-only\">Size: <\/span>133,5 KB, <span class=\"sr-only\">Language: <\/span>German)<\/a><\/div><h2 class=\"wp-block-heading\"><strong><strong>Literature (in German) unless specifically linked in English<\/strong><\/strong><\/h2><p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.fma.gv.at\/wp-content\/plugins\/dw-fma\/download.php?d=7538\">A one-page overview of the situation (in German only) can be downloaded here<\/a><\/p><p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.oenb.at\/Presse\/oenb-blog\/2024\/2024-12-03-kim-v-war-effektiv.html\" target=\"_blank\" rel=\"noopener\" class=\"external\">KIM-V war effektiv und l&auml;uft wie gesetzlich vorgesehen aus &ndash; Oesterreichische Nationalbank (OeNB)<\/a><\/p><p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.oenb.at\/Presse\/oenb-blog\/2024\/2024-11-25-kim-v-was-hat-sie-bewirkt-.html\" target=\"_blank\" rel=\"noopener\" class=\"external\">KIM-V: Was hat sie bewirkt? &ndash; Oesterreichische Nationalbank (OeNB)<\/a><\/p><p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.oenb.at\/Presse\/oenb-blog\/2024\/2024-05-10-wohnimmobilienkredite-gehen-uns-alle-etwas-an.html\" target=\"_blank\" rel=\"noopener\" class=\"external\">Wohnimmobilienkredite gehen uns alle etwas an &ndash; Oesterreichische Nationalbank (OeNB)<\/a><\/p><p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.sciencedirect.com\/science\/article\/abs\/pii\/S1051137716300237\" target=\"_blank\" rel=\"noopener\" class=\"external\">Housing finance and real-estate booms:<\/a><a href=\"https:\/\/www.sciencedirect.com\/science\/article\/abs\/pii\/S1051137716300237\" target=\"_blank\" rel=\"noopener\" class=\"external\"> A cross-country perspective &ndash; ScienceDirect<\/a><\/p><p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.ecb.europa.eu\/pub\/pdf\/scpops\/ecb.op220~47edfcc84d.en.pdf\" target=\"_blank\" rel=\"noopener\" class=\"external\">The impact of lending standards on default rates of residential real-estate loans<\/a> &ndash; ECB Occasional Paper<\/p><p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.oenb.at\/finanzmarkt\/makroprudenzielle-aufsicht\/massnahmen_und_methoden\/kreditnehmerinnenbezogene-massnahmen.html\" target=\"_blank\" rel=\"noopener\" class=\"external\">Kreditnehmer:innenbezogene Ma&szlig;nahmen &ndash; Oesterreichische Nationalbank (OeNB)<\/a><\/p><p class=\"wp-block-paragraph\">Interview by the trade publication A3 Bau (in German only) with <a href=\"https:\/\/a3bau.at\/die-kim-verordnung-wird-als-vorwand-benuetzt\" target=\"_blank\" rel=\"noopener\" class=\"external\">FMA Executive Director Helmut Ettl about the KIM Regulation<\/a> (12 March 2024)<\/p><p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.ecb.europa.eu\/press\/financial-stability-publications\/macroprudential-bulletin\/html\/ecb.mpbu202506_02.en.html\" target=\"_blank\" rel=\"noopener\" class=\"external\">A decade of borrower-based measures in the banking union (ECB Macroprudential Bulletin)<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Loans for residential real estate are financing agreements to retail customers for the purpose of the construction, purchase or renovation &#8230;<\/p>\n","protected":false},"author":20,"featured_media":0,"parent":2201,"menu_order":14,"comment_status":"closed","ping_status":"closed","template":"","meta":{"inline_featured_image":false,"footnotes":""},"class_list":["post-11846999","page","type-page","status-publish","hentry"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.8 - 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