The document discusses ensuring effective regulation of next generation access (NGA) networks in Austria. It describes the regulator's dilemma of balancing competition, innovation, and investment. It provides an overview of the Austrian unbundling market and regulatory decisions taken. This includes defining relevant markets, analyzing competition, and imposing remedies on the incumbent operator with significant market power. It introduces the concept of "virtual unbundling" as a new wholesale product and describes its technical implementation in Austria as an intermediate remedy to promote NGA investment and competition.