Oct 12th 2025
Renovating an old flat in Tyrol: turning charm into yield
High ceilings, old wood, generous windows – old buildings offer warmth that new buildings rarely offer. But this very charm is lost on the market when the technology, soundproofing, or bathroom/kitchen aren't up to scratch. Good renovations achieve the balancing act: preserving the structure, increasing comfort, reducing operating costs – and thus noticeably improving rent, demand, and re-letting potential. This guide takes you step by step from inventory to marketing – specifically for Tyrol.
From gut feeling to strategy: what your old building really needs
Before you choose tiles, clarify the three basic questions:
- Law & framework: Does the dedication match the utilisation concept? Does the measure affect common property (WEG resolution required)? Are changes to the floor plan subject to authorisation?
- Technology & risks: Are there moisture hotspots, impact sound problems, outdated electrics or critical pipes?
- Target standard: Who are you renovating for? Single, couple, family, corporate? The target standard determines the choice of materials, storage space, lighting - and the rental corridor.
Quick win: Create a refurbishment logbook (photos, plans, inspection reports). This pays off in terms of trust, valuation and exit.
Legally compliant refurbishment: WEG, authorisations, monument protection
Old buildings are often jointly owned. Anything that affects the façade, windows, supporting structure, risers or roof typically requires a COA resolution - sometimes also a building permit. In protected zones or in listed buildings, the rule is: restore instead of replace (e.g. box-type windows with seal & inner pane).
Also clarify FAGG obligations (for consumers), fire protection/escape routes and - for commercial use - plant issues. Law before rhythm: This saves supplements and construction stops.
The technical levers that really work
Before it comes to surfaces, technology determines comfort, operating costs and complaints. These measures deliver the greatest effect per euro invested in old flats - sustainably and measurably.
Heat & air - comfort without high ancillary costs
- Low-temperature surfaces (FBH/wall heating) + hydraulic equalisation bring comfort and reduce consumption.
- Refurbishbox-type windows (seal, fitting, inner pane) instead of blindly replacing them - appearance remains, U-value increases, façade is grateful.
- Humidity management: quiet exhaust air in the bathroom/kitchen, defined air flow - mould prevention is tenant loyalty.
Sound insulation - the underestimated yield issue
Nothing frustrates tenants like footfall noise. A decoupled floor construction (e.g. dry screed with insulation, clean edge strips) is often more worthwhile than any designer fittings - and prevents later rent reductions.
Electricity & water - safe, modern, low-maintenance
New distribution boards, RCDs, more sockets/network, dimmable lighting; sealed installation heights in wet areas and decoupled shower surfaces. Result: fewer breakdowns, fewer service calls.
Rooms that explain the rent: Bathroom, kitchen, floor, light
Tenants pay above all for what they experience every day: Showering, cooking, walking, seeing. If these four areas are right, they explain the rent level by themselves - without much discussion.
- Bathroom: level-access shower, good fittings, niche instead of shelf, low-gap surfaces. Stable hot water (storage tank/fresh water station).
- Kitchen: Work triangle, robust fronts, appliances with economy mode, wall units up to the ceiling; in small layouts: Pantry + larder unit.
- Floor: Sand/oil original parquet - old building DNA that you can see and feel.
- Light: Triad of ambient, accent and functional light. Dimmable - for photos and everyday life.
Budget & priorities: sensible instead of "perfect"
Not everything has to be "high-end" straight away. A clear sequence ensures that every euro generates a return - and that the refurbishment stays on schedule and within budget.
- Mandatory: Safety (electrics/fire protection), tightness (water), humidity/ventilation, impact sound in problem areas.
- Yield: Bathroom, kitchen, floor, light - visible quality that justifies the rent.
- Optional extras: Smart home, elegant surfaces - where the target group pays.
Calculation: Work with three scenarios (basic/comfort/premium) and 10-15 % reserve. Document the yield per measure - ideal for bank discussions and exposé.
Tyrol: what matters regionally
Tirol has special framework conditions - from the climate to the townscape. Those who take them into account save discussions and gain sustainability.
- Conservation zones & townscape (Innsbruck, Hall, Kufstein): Working with the design guidelines instead of against them.
- Mountain climate: Plan sun exposure, shading and moisture peaks in detail (roof connection, reveals, cellar masonry).
- Tourist hotspots (Stubai, Ötztal, SFL, Nauders): Clarify dedication and neighbour protection at an early stage if corporate/accommodation is involved.
Communication & marketing: Making refurbishment visible
Good work only realises its value if it is communicated in a comprehensible manner. Documentation convinces prospective buyers - and strengthens the property.
- Documentation (before/after, inspection reports, energy/sound measures) in the exposé.
- Visuals: Professional photo, video, 360° tour; floor plan graphic with furnishings.
- Copy: Not "new, beautiful, bright", but why it is bright (orientation, windows), why it is quiet (floor structure).
- Timing: Teasers shortly before completion; viewings in "clean building site".
Depends on the intervention. Facade, windows, supporting structure, new wet rooms, exhaust systems → usually require permits/approvals (condominium association/authority).
Yes, capillary-active systems (e.g. calcium silicate) increase comfort – but only with detailed planning (reveals, connections), otherwise there is a risk of moisture.
Very much so. It decides on complaints, rental duration, and ratings. Decoupled systems are often a game changer.
Yes. It increases pre-selection and eliminates unnecessary viewings—especially for high-value properties.
Depending on the scope, 4–12 weeks per unit; allow for delivery times (windows/plumbing/electrical).
Mini checklists
Before project start
- WEG documents, dedication, land register/easements
- Inventory: moisture/sound/electrics/pipes/fire protection
- Target standard & budget (3 scenarios), schedule, authorisations
Before marketing
- Acceptance reports & evidence (electrics, tightness, ventilation)
- Photo/video/360°, floor plan graphic, exposé copy
- Operating cost update, attachments/guarantees for rental appendix
Conclusion: retain character, gain comfort, secure returns
Altbau wants care - and pays it back. Those who plan legally clean, prioritise technically clever and market visibly, raise their flat into a higher league: less vacancy, more satisfied tenants, better net income. If you wish, we can examine your case - from feasibility to the marketing plan: simply contact us.