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Bad Kleinkirchheim / Nockberge

166,000 - 303,000 EUR 

Ski in&out apartments in beautiful farmhouses



Austria (Carinthia)

ski resort:

Bad Kleinkirchheim


St. Oswald / Kirchleitn

allowed status:

investment apartments


+420 604 632 475

info @

(with the possibility of personal use)


34.57 – 69.47 m²


166,000 - 303,000 EUR

Basic information

The beauties of Carinthia were described on our website several times already. Thanks to the pleasant climate, crystal clear and warm lakes as well as the proximity of Italy and Slovenia, this southernmost state of Austria becomes a very popular vacation destination for Czech and Slovak tourists.

The true pearl of Carinthia is Bad Kleinkirchheim. Apart from being a popular spa town with year-round thermal baths Thermal Römerbad and Thermen St. Kathrein, it is also a renowned ski resort where the famous "emperor" Franz Klammer used to win World Cup downhill ski races. And also an ideal resort for a summer holiday, located at the foot of the Nockberge National Park, a UNESCO designated biosphere reserve.

Five kilometers from the center of Bad Kleinkirchheim, right next to the slope and the bottom station

of the Brunnach cable car, there are two idyllic villages with wooden farmhouses, looking as if they stand there from the beginning of the last century. This beautiful complex is used for year-round tourist accommodation, and the apartments within the individual houses are currently offered for sale.

The complex is fully operational and includes, among other things, a stylish restaurant,

a swimming pond (biotope) intended for swimming, a sauna, a yoga and fitness center, two children playgrounds, a dog meadow and many more. It is a classic case of a slow travel and slow food resort where the guests can enjoy harmony with nature, meet local people and enjoy local culture, traditions and gastronomic specialties.

The current offer (selection)

There are almost 100 apartments available for sale, from which we present the basic types. In case of specific interest, a complete overview of apartments including information about their size, orientation, capacity and price can be provided.

The standard price in the table below includes an apartment including the furniture, bathroom and kitchen equipment, as well as a parking space. The purchase of an apartment is exempt from VAT, additional costs connected with the acquisition (real estate transfer tax, stamp duty, legal fees for the preparation of contractual documentation and the custody account, brokerage commission) amount to approximately 9% of the purchase price.




(in m²)

Balcony / terrace

(in m²)


of rooms

Current price


TOP 3-1

ground floor




249,000 EUR


TOP 3-4


1st floor



263,000 EUR


TOP 9-1

ground floor




166,000 EUR


TOP 9-2

ground floor




166,000 EUR


TOP 16-1

ground floor




169,000 EUR


TOP 16-2

ground floor




176,000 EUR


Return on Investment / Personal use

The apartments are dedicated for the obligatory TOURIST RENTAL whereas the owner can use them for his private purposes for up to 4 weeks a year.

The buyer concludes a contract with a professional agency that provides the complete year-round management and administration, including, among others:

  • marketing and offer of apartments for accommodation purposes (Booking, Trivago, etc.),

  • reservation system and guest accommodation (check-in / check-out),

  • maintenance and repairs,

  • cleaning of apartments, rooms and common areas,

  • insurance.

The owner receives the guaranteed annual rental income of

  • 4% of the purchase price if, during the given year, the apartment is used by the owner for personal purposes, or

  • 5% of the purchase price if the owner does not use the apartment during the year.

This is the net income after deducting all operating costs.

Apartment equipment / available services

The apartments are located in partly wooden, partly brick farmhouses in the Austrian rustic style - the illusion of a hundred-year-old village building is flawless. The wood from original historic farms was used for the construction, so the apartments are scented with the pleasant smell of stone pine. 

Despite the fact that the interior evokes an old mountain farmhouse, the furnishings of the apartments are fully modern. You can find a beautiful tiled stove there, but also

  • a modern fully-equipped bathroom and

  • kitchenette with induction cooker, mini oven, dishwasher, capsule coffee machine and Italian design tableware.

High speed internet is a matter of course.

The resort has a stylish restaurant and a shop, a natural swimming pool (biotope) with a grassy beach, a spacious sauna, a yoga-fitness center, a playroom and two large outdoor playgrounds for children, a dog meadow, and many more. Also, a bicycle and ski storage room is available for guests. The parking lot is located in front of the entrance to the area, and the entire resort is thus designed as car-free.

Bad Kleinkirchheim and its surroundings

The ski resort of Bad Kleinkirchheim has 104 kilometers of groomed slopes, of which 18 km are blue, 78 km red and 8 km black. The area is served by a total of 25 modern cable cars and lifts. There are also 23 restaurants and mountain huts available. If you're lucky, you can meet the Olympic downhill champion and local legend - the "emperor" Franz Klammer on the slopes. It is it this resort where he organizes the so-called "Ski before 9" - a breakfast and morning skiing for a limited number of participants. Cross-country skiers can enjoy the groomed Römerloipe track with a length of 8 kilometers.

The common slogan used in Bad Kleinkirchheim is "from the slopes straight to the thermal baths".  And it is true that when it comes to the possibility of relaxation in thermal baths, this spa town belongs to the absolute top. After a day of skiing, you can relax in the pools of the Thermal Römerbad spa with 34-degree warm thermal water or visit its wellness center with thirteen saunas. The family spa St.Kathrein offers children's pools and one of the longest water slides in Carinthia.

In summer, Bad Kleinkirchheim is the starting point for wonderful hikes in the Nockberge mountains reminding of the Low Tatras or the mountain meadows of the Transcarpathian Ukraine. The Nockalmstrasse - winding along the ridges of the Nockberge - is probably the most beautiful panoramic road in Austria - and attracts thousands of cyclists and bikers. Fans of BMX and mountain bikes can try the longest flow country trail in Europe - the 15-kilometer downhill run with the largest slope of 8%, leading from the upper station of the Kaiserburg cable car to Bad Kleinkirchheim, and overcoming the elevation of 1 200 meters.

Only 20 kilometres from Bad Kleinkirchheim, you can find the Millstätter See - one of the largest lakes in Carinthia, renowned for its clean and pleasantly warm water (reaching to 27°C during summer months). The range of activities around Millstätter See includes water sports, cycling, hiking, fishing and gastronomy.


Another tourist magnet, distant 17 kilometers, is the village Feld am See and the lake Brennsee, which is a paradise for yachtsmen, windsurfers, fishermen and gourmets. In the summer there is a big fish festival directly in Feld am See. In winter, the frozen lake Brennsee is used for skating, ice sailing and curling.

For golf lovers, Bad Kleinkirchheim offers an 18-hole golf course.


Carinthia is very well accessible for visitors from Moravia and Slovakia. The shortest route to Bad Kleinkirchheim leads through Vienna and by the S6 expressway via Semmering and Bruck an der Mur, then up the Mur valley and over the Turracher Höhe pass. The journey from Bratislava is just 380 kilometers long and (depending on the traffic situation in Vienna) can be made in 4 - 4.5 hours. From Brno, the journey is by 60 kilometers longer and takes about 45 minutes more.


The fastest way from Prague leads through Linz and Salzburg, and then by the A10 highway to Millstätter See. The road to Bad Kleinkirchheim is 550 km long and lasts 6.5 hours.

The alternative route from Linz via Liezen and Murau is around 50 kilometers shorter, usually takes more time.


If you are interested in more details about the project (apartment plans, calculation

of the return on investment, information about the purchase process etc.) or in

a non-binding reservation, please do not hesitate to contact us.

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