Authored by the expert who managed and guided the team behind the Hungary Property Pack
Yes, the analysis of Budapest's property market is included in our pack
If you're thinking about starting an Airbnb business in Budapest in 2026, you need to know that the rules have changed dramatically and the window for new hosts is essentially closed until at least 2027.
This guide covers the current legal landscape (including district-level bans and the citywide registration moratorium), realistic revenue expectations, operating costs, and which neighborhoods still work for short-term rentals.
We constantly update this blog post to reflect the latest regulations and market data, including current housing prices in Budapest.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Budapest.
Insights
- Budapest's District VI (Terézváros) became Hungary's first area to completely ban Airbnb rentals starting January 1, 2026, affecting roughly 2,700 active listings that must now shift to long-term rentals or be sold.
- No new short-term rental registrations are being issued anywhere in Budapest from January 2025 through December 2026, meaning only properties with existing permits can legally operate.
- District VII (Erzsébetváros), Budapest's party quarter, introduced strict regulations in September 2025 capping new commercial accommodations at 10% of any residential building's floor area.
- The flat-rate annual tax on short-term rentals in Budapest jumped from HUF 38,400 to HUF 150,000 in 2025, significantly reducing net returns for smaller apartments.
- Average Airbnb occupancy in Budapest runs between 65% and 77% annually, with top-performing hosts in prime districts achieving up to 85% through dynamic pricing.
- A typical Budapest Airbnb listing generates around 18,000 euros in gross annual revenue, with strong seasonal peaks during the Hungarian Grand Prix (July 24-26) and Sziget Festival (August 11-15).
- Properties with existing transferable STR permits now command significant price premiums, as the moratorium has created a two-tiered property market.
- Budapest property prices surged 19% year-on-year in Q1 2025, with average prices reaching 1.2 million HUF per square meter (around 3,000 euros).
Can I legally run an Airbnb in Budapest in 2026?
Is short-term renting allowed in Budapest in 2026?
As of the first half of 2026, short-term rentals remain legal in most of Budapest, but two major restrictions make it impossible for new hosts to enter the market.
The main legal framework involves NTAK registration, daily data reporting, and VIZA guest identification compliance, but the critical constraint is the citywide moratorium on new registrations.
No new short-term rental registrations are being issued anywhere in Budapest from January 1, 2025 through December 31, 2026, meaning you can only operate legally with an existing permit or by purchasing a property with a transferable license.
District VI (Terézváros) has implemented a complete ban effective January 1, 2026, and District VII introduced strict rules in September 2025 capping new accommodations at 10% of any residential building's floor area.
Violations in District VI can result in fines up to HUF 200,000 for individuals and HUF 2,000,000 for companies, plus temporary closure for up to 45 days.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Hungary.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Hungary.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Budapest as of 2026?
As of the first half of 2026, Budapest does not have a citywide minimum-stay requirement or maximum nights-per-year cap like Amsterdam or London.
These rules do not differ by property type or residency status, though the practical cap is entirely regulatory: without a new registration during the moratorium, you cannot legally operate at all.
In District VI, the "cap" is effectively zero nights because STR operation is prohibited entirely from January 1, 2026.
Hosts with valid NTAK registrations track activity through the VENDÉGEM application or other NTAK-compatible software for daily reporting.
Do I have to live there, or can I Airbnb a secondary home in Budapest right now?
In Hungary, short-term rental legality is not framed as a primary residence requirement, meaning you do not have to live in a property to rent it on Airbnb.
Secondary homes and investment properties can legally operate short-term rentals as long as the property is properly registered with NTAK and complies with VIZA requirements.
No additional permits target non-primary residence rentals, though the moratorium means new registrations are frozen regardless of whether it is your primary or secondary home.
The main practical difference is that acquiring new STR properties during the moratorium requires purchasing units that already hold transferable permits.
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Can I run multiple Airbnbs under one name in Budapest right now?
Operating multiple Airbnb listings is technically permitted in Budapest, but the moratorium makes adding newly registered units impossible until at least 2027.
There is no hard legal maximum on properties one person can list, though 2025 tax rules limit the favorable flat-rate itemized tax approach to roughly three properties.
The flat-rate tax on STRs jumped from HUF 38,400 to HUF 150,000 per property in 2025, significantly impacting profitability for multi-property hosts with smaller apartments.
Do I need a short-term rental license or a business registration to host in Budapest as of 2026?
As of the first half of 2026, Budapest requires hosts to complete a compliance stack including NTAK registration, daily guest data reporting, and VIZA guest identification compliance.
Normally, NTAK registration is straightforward and free, with the number issued automatically, though the 2025-2026 moratorium means new registrations are currently frozen.
Required documents include proof of property ownership or rental rights, identification, and property details for the NTAK system.
The annual flat-rate STR tax in Budapest now stands at HUF 150,000 (around 375 euros) per property.
Are there neighborhood bans or restricted zones for Airbnb in Budapest as of 2026?
As of the first half of 2026, District VI (Terézváros) has a complete ban on short-term rentals, while District VII (Erzsébetváros) has severe restrictions making new STR permits nearly impossible in residential buildings.
District VI covers Oktogon, Andrássy Avenue, and the Hungarian State Opera area, representing about 8% of the district's housing stock previously used for Airbnb.
The ban resulted from a local referendum where 54% voted to prohibit short-term rentals, driven by concerns about overtourism, noise, and housing affordability.
We made this infographic to show you how property prices in Hungary compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Budapest in 2026?
What's the average and median nightly price on Airbnb in Budapest in 2026?
As of the first half of 2026, the average nightly price for Airbnb listings in Budapest is approximately 67 to 80 euros (HUF 27,000 to 32,000 or 73 to 87 USD), with median around 70 euros.
The typical price range covering 80% of listings spans 45 to 140 euros (HUF 18,000 to 56,000), with studios at the lower end and Buda villas at the upper end.
The biggest factor impacting nightly pricing in Budapest is location relative to public transport and tourist attractions, with properties near metro and tram lines commanding significantly higher rates.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Budapest.
How much do nightly prices vary by neighborhood in Budapest in 2026?
As of the first half of 2026, nightly prices vary from around 45 euros in outer districts to over 140 euros in prime locations like District V (Belváros-Lipótváros) and District I (Castle District).
The highest-priced neighborhoods are District V at 90 to 140 euros, District I at 100 to 150 euros, and Buda hills (Districts II and XII) at 140 to 260 euros for houses and villas.
The lowest-priced areas are outer districts like XV, XVI, and XVII at 45 to 65 euros, though these still attract budget travelers and visitors to local relatives.
What's the typical occupancy rate in Budapest in 2026?
As of the first half of 2026, typical occupancy for Airbnb listings in Budapest averages 65% to 77% annually.
The realistic range spans 51% for entry-level properties to 85% for top performers, with median around 65% to 70% for well-managed central apartments.
Budapest's occupancy compares favorably to Central European competitors like Prague and Vienna, driven by strong tourism with over 11 million visitors annually.
The biggest factor for above-average occupancy is responsive hosting combined with dynamic pricing, especially during events like the Hungarian Grand Prix and Sziget Festival.
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What's the average monthly revenue per listing in Budapest in 2026?
As of the first half of 2026, average monthly revenue per Airbnb listing in Budapest is approximately 1,500 euros (HUF 600,000 or 1,630 USD).
The realistic range covering 80% of listings spans 800 to 2,400 euros, with studios at the lower end and well-located two-bedrooms at the higher end.
Top listings achieve 2,500 to 3,500 euros monthly during peak months. A two-bedroom at 120 euros per night with 80% occupancy generates roughly 2,880 euros monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Budapest.
What's the typical low-season vs high-season monthly revenue in Budapest in 2026?
As of the first half of 2026, low-season monthly revenue ranges from 800 to 1,100 euros, while high season generates 2,100 to 2,900 euros for well-positioned properties.
Low season runs late November through February (excluding Christmas markets), while high season spans late April through October, with peaks during the Hungarian Grand Prix (July 24-26) and Sziget Festival (August 11-15).
What's a realistic Airbnb monthly expense range in Budapest in 2026?
As of the first half of 2026, monthly operating expenses range from 450 to 1,000 euros for apartments and 650 to 1,400 euros for houses and villas.
The largest expense category is typically cleaning and laundry at 120 to 350 euros, followed by utilities including internet at 120 to 300 euros.
Hosts should expect to spend 30% to 50% of gross revenue on expenses if self-managing, rising to 50% to 70% with property management (15% to 25% of booking revenue).
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Budapest.
What's realistic monthly net profit and profit per available night for Airbnb in Budapest in 2026?
As of the first half of 2026, monthly net profit for self-managed Airbnbs ranges from 500 to 1,000 euros, with profit per available night averaging 17 to 33 euros.
The realistic range spans 300 euros for managed properties to 1,100 euros for well-optimized self-managed apartments in prime locations.
Net profit margins typically range from 30% to 50% for self-managed properties and 15% to 35% for professionally managed units.
Break-even occupancy sits around 35% to 45%, meaning hosts need roughly 11 to 14 booked nights monthly to cover operating costs.
In our property pack covering the real estate market in Budapest, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Hungary versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Budapest as of 2026?
How many active Airbnb listings are in Budapest as of 2026?
As of the first half of 2026, there are approximately 11,000 to 12,000 active short-term rental listings in Budapest, with roughly 90% holding valid NTAK registration numbers.
This number has remained stable due to the moratorium preventing new entrants, though the District VI ban removed roughly 2,700 listings. Prior to the moratorium, listings grew 10-15% annually since 2020.
Which neighborhoods are most saturated in Budapest as of 2026?
As of the first half of 2026, the most saturated neighborhoods are District V (Belváros-Lipótváros), District VII (Erzsébetváros), District VIII (Palotanegyed), District IX (inner Ferencváros), and District XIII (Újlipótváros).
These areas became saturated because they combine walkable access to main tourist draws with dense historic buildings and excellent public transport.
Relatively undersaturated neighborhoods include parts of District XI (Bartók Béla corridor), District II (Rózsadomb edges), and District XII (Buda hills for family travelers).
What local events spike demand in Budapest in 2026?
As of the first half of 2026, main demand-spiking events are the Hungarian Formula 1 Grand Prix (July 24-26), Sziget Festival (August 11-15), and Budapest Christmas Markets (late November through December).
During these peaks, bookings and nightly rates typically increase 30% to 80%, with Grand Prix and Sziget weeks seeing occupancy above 90% for well-positioned listings.
Hosts should adjust pricing 4 to 8 weeks before major events, setting higher minimum stays and premium rates for peak weeks.
What occupancy differences exist between top and average hosts in Budapest in 2026?
As of the first half of 2026, top-performing hosts achieve 75% to 85% occupancy, with some in Districts V and VII hitting 90% during peak months.
Average hosts see 60% to 65% occupancy, representing a 10 to 20 percentage point gap that translates to thousands of euros in lost annual revenue.
New hosts typically need 6 to 12 months to reach top-performer levels through building reviews, optimizing photos, and mastering dynamic pricing.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Budapest.
Which price points are most crowded, and where's the "white space" for new hosts in Budapest right now?
The most crowded price range is 55 to 95 euros, where most studios and one-bedroom inner-city apartments compete.
White space exists at 120 to 180 euros for family-friendly two-bedrooms near parks and transit, and 180 to 260 euros for quiet-luxury Buda properties targeting groups seeking calm and views.
Properties that succeed in underserved segments have two or more bedrooms, proximity to City Park or Margaret Island, strong Wi-Fi with workspace, and outdoor space like a balcony or garden.
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What property works best for Airbnb demand in Budapest right now?
What bedroom count gets the most bookings in Budapest as of 2026?
As of the first half of 2026, one-bedroom units and studios get the most bookings because Budapest remains a classic couples and friends city-break destination.
Studios and one-bedrooms capture roughly 55% to 60% of bookings, two-bedrooms take 30% to 35%, and three-bedroom-plus units account for 10% to 15%.
One-bedrooms perform best because the dominant traveler profile is couples or small groups seeking affordable weekend getaways, though two-bedrooms often generate higher total profit.
What property type performs best in Budapest in 2026?
As of the first half of 2026, renovated inner-city apartments in historic buildings (with modern updates like AC and self check-in) perform best, followed by new-build condos near metro and tram lines.
Central apartments achieve 68% to 77% occupancy, Buda houses and villas see 55% to 65%, and unique stays average 50% to 60% with higher ADR compensating.
Apartments outperform because they match traveler needs (convenient, affordable, walkable) and Budapest's historic buildings offer memorable experiences unavailable in hotels.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Budapest, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Airbnb Responsible Hosting in Hungary | Airbnb's own compliance guide, regularly updated when rules change. | We used it to confirm the Budapest-wide moratorium (2025-2026) and compliance steps. We cross-checked against NTAK/VIZA and district rules. |
| Terézváros (District VI) Official Notice | The District VI municipality's official communication to residents and operators. | We used it to confirm STRs are prohibited in District VI from January 1, 2026. We treated this as the hard boundary for neighborhood legality. |
| NTAK Official Information | Hungary's official tourism data system guidance for accommodation providers. | We used it to outline legal operation requirements (registration, daily reporting). We paired it with Airbnb's page for practical clarity. |
| VIZA Official Portal | The official site for Hungary's legally required guest-data system. | We used it to explain guest identity-data requirements. We cross-referenced NTAK's compliance wording. |
| AirDNA Budapest Market Page | Widely used STR data provider with transparent methodology. | We used it as baseline for occupancy, ADR, revenue, and listing counts. We triangulated into January 2026 estimates with seasonality adjustments. |
| Airbtics Budapest Data | Independent STR analytics with property-level detail. | We used it to validate AirDNA figures and add property type and bedroom breakdowns. |
| KSH (Hungarian Central Statistical Office) | Hungary's official statistics agency. | We used it to ground demand in official tourism activity. We sanity-checked STR occupancy assumptions. |
| KSH Housing Prices Publication | Official, methodologically documented housing price release. | We used it to contextualize property-market momentum and regulation pressure. |
| MNB Housing Market Report (May 2025) | Top-tier central bank source for housing and credit conditions. | We used it for Budapest price-per-sqm context and market dynamics. |
| Formula 1 Hungarian GP 2026 | The definitive schedule source. | We used it to anchor exact dates (July 24-26, 2026) for Budapest's biggest summer demand surge. |
| Sziget Festival Official Site | Official site for one of Europe's largest music festivals. | We used it to confirm dates (August 11-15) and model high-season revenue spikes. |
| Hungary Today | Major English-language Hungarian news outlet with direct legal coverage. | We used it to confirm the Supreme Court ruling upholding District VI's ban. |
| Balkan Insight | Reputable investigative journalism outlet covering Central Europe. | We used it for context on political dynamics behind the District VI ban. |
| Homever Market Analysis | Local property management firm with detailed Budapest rental market analysis. | We used it for tax increase details and market impact projections. |
| LeitnerLeitner Hungary | Recognized tax advisory firm analyzing Hungarian tax law changes. | We used it to corroborate 2025 tax changes affecting STR operators. |
| Global Property Guide Hungary | International property research platform with standardized methodology. | We used it for rental yield comparisons and long-term price trend context. |
| AirROI Budapest Report | STR analytics platform with performance percentile breakdowns. | We used it for occupancy distribution and ADR percentiles to quantify host performance gaps. |
| Eurostat Tourism Occupancy Metadata | Standardized, comparable tourism metrics across the EU. | We used it as a methodological cross-check for tourism and occupancy concepts. |
| Budapest Christmas Markets | Dedicated portal for Budapest's major winter tourism attraction. | We used it to identify Christmas markets as a winter demand spike. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Hungary. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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