Data as of April 7, 2026. METROX internal data.
TL;DR — Key Findings
- Highest METROX Demand Index: Simmering (52), Alsergrund (47), Hietzing (42)
- Lowest METROX average prices: Rudolfsheim-Fünfhaus (€5,670/m²), Meidling (€5,769/m²), Simmering (€5,988/m²)
- Premium segment: Döbling (METROX avg. €8,851/m²), Innere Stadt (METROX avg. €17,055/m²)
- ECB deposit rate: 2.00% since June 2025 (Source: ECB)
- 📊 Full price data for all 23 districts → Vienna Property Prices 2026 by District
📖 What is the METROX Demand Index?
The METROX Demand Index is a proprietary, experimental metric (0–100 scale) measuring buyer activity in each Vienna district. It is a proprietary AI-derived score based on aggregated public market signals, search-interest indicators, advertising indicators, macro context, published market research and METROX estimates. Values above 45 signal elevated buyer activity. As of April 2026.
Why this article: demand, not average prices
We have already analyzed average prices for all 23 Vienna districts in detail — see Vienna Property Prices 2026 by District. This article answers a different question: In which districts is buyer activity strongest right now?
High demand is not the same as high yield or strong price growth — but it is an early indicator of market activity, liquidity, and future price momentum. That is exactly what the METROX Demand Index measures.
Top 5 Vienna Districts by METROX Demand Index
Ranking based on METROX internal data, as of April 7, 2026.
| Rank | District | Demand Index | METROX avg. €/m² | Activity |
|---|---|---|---|---|
| 🥇 1 | Simmering (11th) | 52 | €5,988 | 32 |
| 🥈 2 | Alsergrund (9th) | 47 | €8,611 | 45 |
| 🥉 3 | Hietzing (13th) | 42 | €7,716 | 52 |
| 4 | Mariahilf (6th) | 40 | €7,117 | 43 |
| 5 | Penzing (14th) | 39 | €6,699 | 38 |
As of April 7, 2026. METROX internal data.
1️⃣ Simmering — Demand Index 52, €5,988/m², 32 days
Simmering shows the highest demand of all 23 Vienna districts with a Demand Index of 52/100, at a METROX average price of €5,988/m² and the fastest average sales time in the city (32 days).
This combination of low entry price and high activity is rare in Vienna. Simmering is undergoing structural change: new developments around the Gasometer complex, public transport expansion, and growing urban demand. External analysis reports ~6.8% price growth in 2024 (Source: vienna-property.com).
Investor profile: Buy-and-hold with cashflow focus. Estimated gross yield range: 4.0–5.5% (outer ring, see yields section).
2️⃣ Alsergrund — Demand Index 47, €8,611/m², AKH-anchored
Alsergrund reaches a Demand Index of 47/100 at a METROX average price of €8,611/m² — stable demand driven by institutions, not speculation.
The 9th district houses the AKH (Europe's largest medical complex) and the Medical University of Vienna. This institutional presence creates continuous tenant demand from students, doctors, researchers, and medical staff. Public market analyses report price ranges of €7,000–9,000/m² in prime locations — our METROX data sits in the upper half of this range.
Investor profile: Low vacancy risk, stable tenant quality. Estimated gross yield range: 3.5–4.5% (inner ring).
3️⃣ Hietzing — Demand Index 42, €7,716/m², established premium location
Hietzing reaches a Demand Index of 42/100 at a METROX average price of €7,716/m². The longer longer marketing duration (52 days) indicate selective, non-speculative buyers.
The 13th district offers proximity to Schloss Schönbrunn, the zoo, and extensive green spaces. The profile appeals to buyers who prioritize capital preservation and quality of life over rapid appreciation.
Investor profile: Long-term oriented, capital preservation. Estimated gross yield range: 3.5–4.0% (inner ring).
4️⃣ Mariahilf — Demand Index 40, €7,117/m², urban central
Mariahilf reaches a Demand Index of 40/100 at a METROX average price of €7,117/m². U3/U4 connectivity and proximity to Mariahilfer Straße are primary demand drivers.
The 6th district is popular with young buyers and first-time investors. Lifestyle elements (cafés, museums, shopping) combined with central location meet more moderate prices compared to Neubau (7th) or Innere Stadt (1st).
Vienna for Families: 7 Districts That Actually Work
Investor profile: Urban-central entry, stable tenant demand. Estimated gross yield range: 3.5–4.5%.
5️⃣ Penzing — Demand Index 39, €6,699/m², value segment
Penzing reaches a Demand Index of 39/100 at a METROX average price of €6,699/m² — an attractive price-to-demand ratio in western Vienna.
The 14th district benefits from gentrification trends in the neighboring districts of Ottakring and Hernals. Proximity to the Wienerwald and improved infrastructure support demand. aggregated market velocity with moderate demand indicates a functioning market without overheating.
Investor profile: Value-oriented, moderate entry. Estimated gross yield range: 4.0–5.0%.
Premium Segment: Döbling and Innere Stadt
The Top 5 are selected by Demand Index, not premium status. Two premium districts deserve separate mention for lifestyle investors.
Döbling (19th) — METROX avg. €8,851/m², Index 29
Döbling is Vienna's greenest district: Heuriger (wine taverns), vineyards, Wienerwald access. The low Demand Index (29/100) does not reflect weakness but selective demand — premium demand is qualitative, not quantitative.
New-build example: The project The Shore on Hackinger Schlosspark shows the premium potential of Döbling: modern architecture, waterfront location, direct access to green space. (Website: theshore.at — Project in partnership with METROX-affiliated developers)
Innere Stadt (1st) — METROX avg. €17,055/m²
Our METROX average reflects publicly advertised asking prices. For the transaction and luxury segments, external analyses cite significantly higher values — Global Property Guide reports average prices of ~€24,977/m² in February 2025, with peak values above €30,000/m² (Source: Global Property Guide).
The discrepancy is explained by different data bases: METROX aggregates publicly advertised asking-price benchmarks; Global Property Guide analyzes transactions and premium segments.
Estimated Yields: Quick Overview
Detailed yield analysis for all 23 districts is covered in the pillar article: 📊 → Yields & Prices for all 23 Districts
Brief summary (estimated gross yields, as of April 2026):
| Segment | Typical Districts | Yield Estimate |
|---|---|---|
| Premium inner | Innere Stadt, Wieden, Neubau | 2.25–3.0% (Estimate) |
| Inner ring | Mariahilf, Alsergrund, Josefstadt | 3.5–4.5% (Estimate) |
| Outer ring | Simmering, Favoriten, Ottakring | 4.0–5.5% (Estimate) |
All yields are estimates based on Investropa Rental Yields Analysis, EHL Investment Property Report and OTTO Immobilien Market Updates. Gross yields do not account for operating costs, maintenance, vacancy, or taxes. Net yields are typically 1.5–2 percentage points lower.
Frequently Asked Questions
Which Vienna district has the highest demand in 2026 according to METROX data? Simmering (11th) with a Demand Index of 52/100. As of April 7, 2026. The METROX Demand Index is an experimental proprietary metric and not an official market consensus.
How is the METROX Demand Index calculated? The index (0–100) is a proprietary AI-derived score based on aggregated public market signals, search-interest indicators, advertising indicators, macro context, published market research and METROX estimates. Data source: aggregated public market signals.
Does a high Demand Index automatically mean "buy"? No. The index is a market sentiment indicator and does not replace property valuation. Investment decisions require individual analysis of property, micro-location, financing, and personal goals.
Where can I find detailed price data for all 23 districts? In our pillar analysis: Vienna Property Prices 2026 by District. It contains the full price table, yield details, and methodology.
Why does Döbling show low demand values despite premium status? The Demand Index measures buyer activity (search volume, sales velocity). Premium districts have qualitatively high but quantitatively selective demand. Low index ≠ weak market position.
Is 2026 a good time to invest in Vienna real estate? The market shows stabilization signals after the 2023–2024 correction. The ECB deposit rate at 2.00% improves financing conditions. Investment quality depends on district, segment, property, and goals. This analysis does not replace individual advice.
Can I track the METROX Demand Index in real time? Yes, via the METROX Dashboard for all 23 Vienna districts. Data is updated daily.
Live Data for All 23 Districts
Demand Index, asking prices, and trends for all Vienna districts — updated daily. As of April 2026.
Methodology & Data Sources
METROX internal data (as of April 7, 2026): Asking prices from aggregated public market signals, Demand Index (proprietary experimental metric), aggregated market velocity indicators.
External sources: ECB Key Interest Rates (dofollow); Statistik Austria HPI (dofollow); Global Property Guide (dofollow); EHL Investment Property Report (dofollow); Investropa Market Analysis (nofollow — competitor); OTTO Immobilien (nofollow — competitor); vienna-property.com (nofollow — competitor).
Disclaimer
This article is provided for informational purposes only and does not constitute financial, investment, or legal advice.
Regarding METROX data: All METROX price data represents asking-price benchmarks based on publicly available data, not transaction prices. Transaction prices are typically 3–6% below asking prices according to Statistik Austria HPI. The METROX Demand Index is an experimental, proprietary metric and not an official market statistic.
Regarding market assessments: Premium segments can reach significantly higher prices than the averages shown. All values marked as "Estimate" (especially yields) are not guarantees. Gross yields do not account for operating costs, maintenance, vacancy, or taxes.
Regarding external sources & copyright: All cited external sources remain the property of their respective rights holders. References serve transparency purposes under Austrian citation law (§42f UrhG). Market data can change rapidly — please verify against current sources.
Commercial disclosure (UWG): The mention of the project The Shore (theshore.at) refers to a project within partnership arrangements with METROX-affiliated developers. This reference is not editorially independent under the Austrian Unfair Competition Act (UWG).
For investment decisions, consult qualified professionals (property valuers, tax advisors, lawyers) and official sources (Statistik Austria, OeNB). METROX assumes no liability for investment decisions made based on this data.
