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 curious about housing prices in Budapest in 2026, you've come to the right place.
We break down the latest numbers, from average prices to neighborhood comparisons, and we keep this article constantly updated with fresh data.
Whether you're a first-time buyer or just exploring the market, this guide will help you understand what to expect.
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 housing prices jumped roughly 20% in 2025, making it one of the fastest-growing capital city markets in Central Europe during that period.
- The gap between listing prices and actual closing prices in Budapest sits around 5%, which is narrower than in slower markets because demand remained strong throughout 2025.
- New-build apartments in Budapest cost about 25% more per square meter than existing homes, largely due to modern energy standards and the 5% VAT regime on qualifying properties.
- Prime Buda districts like Rozsadomb and Hegyvidek command around 1.9 to 2.6 million HUF per square meter, roughly double the prices found in outer Pest districts like Csepel.
- Panel apartments represent only about 10% of Budapest's for-sale stock, yet they remain the most affordable entry point, averaging around 55 million HUF in 2026.
- Expats looking at Budapest typically spend between 160 million and 240 million HUF, focusing on Districts II, V, and XII for proximity to international schools and city amenities.
- Over the past decade, Budapest housing prices have risen roughly 250% in nominal terms, driven by urban demand, limited prime supply, and periodic credit boosts.
- With a budget of $200,000 (around 66 million HUF), you can find a 45 to 55 square meter brick apartment in family-friendly districts like Zuglo or Ferencvaros.
What is the average housing price in Budapest in 2026?
The median housing price is generally more useful than the average because it represents the middle point of all transactions, meaning it isn't skewed by a handful of extremely expensive luxury properties or unusually cheap sales.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like the Hungarian Central Statistical Office (KSH) and the Hungarian Central Bank (MNB), which we manually verified.
The median housing price in Budapest in 2026 is approximately 70 million HUF, which converts to around $212,000 or roughly 180,000 euros. The average housing price in Budapest in 2026 is slightly higher at about 75 million HUF, equivalent to around $227,000 or approximately 193,000 euros.
In 2026, about 80% of residential properties sold in Budapest fall within a price range of 40 million to 140 million HUF, or roughly $121,000 to $424,000 (103,000 to 359,000 euros).
A realistic entry-level budget in Budapest in 2026 would be 35 to 45 million HUF ($106,000 to $136,000 or 90,000 to 116,000 euros), which could get you an existing one-bedroom panel apartment of 35 to 45 square meters in outer districts like Csepel or parts of Kobanya.
For luxury properties in Budapest in 2026, expect to pay between 250 million and 600 million HUF ($756,000 to $1.82 million or 642,000 to 1.54 million euros), which would buy you a renovated penthouse of 120 to 200 square meters in Rozsadomb or a villa in the Hegyvidek hills.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Budapest.
Are Budapest property listing prices close to the actual sale price in 2026?
In Budapest in 2026, listing prices are typically about 5% higher than the final closing price on average.
This gap exists because sellers usually build in some negotiation room, especially on older homes where buyers may worry about renovation costs or legal issues. However, the strong market momentum in Budapest during 2025 has kept this discount relatively small compared to slower markets, though negotiation room tends to be larger on properties that have been listed for a long time or need significant work.
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What is the price per sq m or per sq ft for properties in Budapest in 2026?
As of early 2026, the median housing price in Budapest is around 1.4 million HUF per square meter ($4,236 or 3,594 euros per sqm), which translates to about 130,000 HUF per square foot ($394 or 334 euros per sqft). The average price is slightly higher at roughly 1.45 million HUF per square meter ($4,388 or 3,722 euros per sqm), or about 135,000 HUF per square foot ($408 or 346 euros per sqft).
In Budapest in 2026, small renovated or new-build apartments in inner districts like District V, VI, VII, or XIII have the highest price per square meter because buyers pay a premium for walkability, transit access, and limited prime stock, while larger homes in outer districts have the lowest per-square-meter prices due to longer commutes and higher expected renovation costs.
The highest prices per square meter in Budapest in 2026 are found in the Buda Hills (Districts II and XII) and prime downtown areas (District V), ranging from about 1.9 to 2.6 million HUF per sqm. The lowest prices are in outer Pest districts like Csepel (District XXI), where you can find properties at 950,000 to 1.2 million HUF per sqm.
How have property prices evolved in Budapest?
Compared to one year ago in January 2025, Budapest housing prices have risen by approximately 20% in nominal terms, or about 15% when adjusted for inflation. This sharp increase happened because the market re-accelerated throughout 2025, supported by recovering real wages and continued demand in the capital.
Looking back roughly ten years to 2016, Budapest housing prices have increased by about 250% in nominal terms, or around 125% when you account for inflation. This long-term surge reflects a sustained cycle of urban demand, constrained supply in prime areas, and periodic credit and policy support that made buying more accessible.
By the way, we've written a blog article detailing the latest updates on property price variations in Budapest.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Budapest.
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.
What types of properties are available in Budapest and how do their prices compare in 2026?
In Budapest in 2026, the estimated breakdown of properties for sale is roughly 60% brick apartments, 10% panel apartments, 20% houses (detached, semi-detached, or townhouses), 7% new-build apartments, and 3% other types like loft conversions, and this mix reflects the city's apartment-heavy housing stock and the relatively small share of new construction.
The average price for each property type in Budapest as of the first half of 2026 varies significantly. Brick apartments average around 78 million HUF ($236,000 or 200,000 euros), panel apartments average about 55 million HUF ($166,000 or 141,000 euros), houses in Budapest districts average around 130 million HUF ($393,000 or 334,000 euros), new-build apartments average about 100 million HUF ($303,000 or 257,000 euros), small studio or investment units in inner districts average around 60 million HUF ($182,000 or 154,000 euros), and luxury properties in prime locations average approximately 350 million HUF ($1.06 million or 898,000 euros).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Budapest in 2026?
In Budapest in 2026, new-build properties cost approximately 25% more per square meter than existing homes on average.
This premium exists because new homes come with modern energy efficiency standards, up-to-date technical specifications, and no surprise repair costs, plus the 5% VAT regime on qualifying new builds (extended through end of 2026) creates a different pricing structure compared to the secondary market.
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How do property prices vary by neighborhood in Budapest in 2026?
In District II (Rozsadomb and Pasaret), you'll find renovated brick apartments and villa-style homes ranging from 140 million to 500 million HUF ($424,000 to $1.51 million). This area commands premium prices because of its greenery, proximity to international schools, and prestigious reputation among both locals and expats.
District V (Belvaros-Lipotvaros) is Budapest's prime downtown, where renovated classic apartments typically range from 110 million to 280 million HUF ($333,000 to $847,000). Buyers pay a premium here for the walkable lifestyle, excellent transit connections, and the "city center experience" that draws both investors and residents.
District XXI (Csepel) offers the most affordable options in Budapest, with prices ranging from 35 million to 110 million HUF ($106,000 to $333,000). The lower prices reflect longer commute times to the city center and fewer nearby amenities, making it attractive for budget-conscious buyers willing to trade location for value.
You will find a much more detailed analysis by areas in our property pack about Budapest. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (HUF / $) | Per sqm (HUF / $) | Per sqft (HUF / $) |
|---|---|---|---|---|
| District V (Belvaros-Lipotvaros) | Prime / Walkable | 110-280M / $333k-$847k | 1.9-2.6M / $5,750-$7,870 | 176k-242k / $533-$732 |
| District VI (Terezvaros) | Popular / Commute | 70-180M / $212k-$545k | 1.6-2.2M / $4,840-$6,660 | 149k-204k / $450-$619 |
| District VII (Erzsebetvaros) | Popular / Nightlife | 65-170M / $197k-$514k | 1.55-2.15M / $4,690-$6,510 | 144k-200k / $436-$604 |
| District XIII (Ujlipotvaros) | Family / Popular | 70-190M / $212k-$575k | 1.45-2.05M / $4,390-$6,200 | 135k-191k / $408-$593 |
| District XI (Ujbuda) | Family / Expat | 75-220M / $227k-$666k | 1.35-1.95M / $4,085-$5,900 | 125k-181k / $379-$564 |
| District II (Rozsadomb) | Expat / Premium | 140-500M / $424k-$1.51M | 1.9-2.6M / $5,750-$7,870 | 176k-242k / $533-$732 |
| District XII (Hegyvidek) | Expat / Premium | 150-550M / $454k-$1.66M | 1.9-2.6M / $5,750-$7,870 | 176k-242k / $533-$732 |
| District I (Varkerulet) | Historic / Premium | 120-350M / $363k-$1.06M | 1.8-2.5M / $5,450-$7,570 | 167k-232k / $506-$702 |
| District III (Obuda) | Family / Value | 60-170M / $182k-$514k | 1.2-1.65M / $3,630-$4,990 | 111k-153k / $338-$464 |
| District IX (Ferencvaros) | Popular / Improving | 65-190M / $197k-$575k | 1.35-1.95M / $4,085-$5,900 | 125k-181k / $379-$564 |
| District XIV (Zuglo) | Family / Green | 55-180M / $166k-$545k | 1.15-1.55M / $3,480-$4,690 | 107k-144k / $323-$436 |
| District XXI (Csepel) | Budget / Value | 35-110M / $106k-$333k | 0.95-1.2M / $2,875-$3,630 | 88k-111k / $267-$338 |
How much more do you pay for properties in Budapest when you include renovation work, taxes, and fees?
When buying an existing home in good condition in Budapest in 2026, expect to pay an additional 5% to 6% on top of the purchase price for taxes and fees, though this can climb to 15% to 35% more if significant renovation is needed.
If you buy a property around $200,000 (about 66 million HUF) in Budapest, the transfer tax alone would be around 2.6 million HUF (4% of the value), plus legal and administrative fees of roughly 500,000 to 650,000 HUF. That brings your total to approximately 69 million HUF ($209,000), assuming no major renovation work.
For a property around $500,000 (about 165 million HUF), you would pay roughly 6.6 million HUF in transfer tax plus around 1.3 to 1.6 million HUF in legal and administrative costs. If the property needs medium renovation (around 15 million HUF), your all-in cost would reach approximately 184 million HUF ($557,000).
At the $1,000,000 level (about 330 million HUF), transfer tax would be around 13 to 14 million HUF and legal fees around 2.5 to 3 million HUF. If you purchase a property needing full renovation (40 to 50 million HUF in work), your total investment could reach 395 to 400 million HUF ($1.2 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Budapest.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Budapest
| Expense | Category | Estimated Cost Range (HUF / $) |
|---|---|---|
| Property transfer tax | Tax | 4% of the property value (2% applies to the portion above 1 billion HUF). For a 70 million HUF property, this means roughly 2.8 million HUF ($8,470). |
| Lawyer fees (contract and filing) | Fee | Typically 0.5% to 1.0% of the purchase price. On a 70 million HUF purchase, expect around 350,000 to 700,000 HUF ($1,060 to $2,120). |
| Land registry and admin | Fee | Usually tens of thousands of HUF, typically 30,000 to 80,000 HUF ($90 to $240). This is minor compared to other costs. |
| Renovation (light refresh) | Renovation | Around 150,000 to 300,000 HUF per sqm ($454 to $908 per sqm). For a 50 sqm apartment, this means 7.5 to 15 million HUF ($22,700 to $45,400) for paint, floors, and minor fixes. |
| Renovation (full) | Renovation | Around 400,000 to 700,000 HUF per sqm ($1,210 to $2,120 per sqm). A full renovation of a 50 sqm apartment including MEP, kitchen, and bathroom would cost 20 to 35 million HUF ($60,500 to $106,000). |
| Renovation (high-end) | Renovation | Around 800,000 to 1.2 million HUF per sqm ($2,420 to $3,630 per sqm). Premium finishes or heritage restoration on a 100 sqm property could reach 80 to 120 million HUF ($242,000 to $363,000). |
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.
What properties can you buy in Budapest in 2026 with different budgets?
With $100,000 (around 33 million HUF) in Budapest in January 2026, your options are limited but exist: you could find a 35 sqm existing panel apartment in Csepel (District XXI) needing cosmetic work, a 30 to 35 sqm brick studio on the edge of Soroksar (District XXIII), or a 35 to 40 sqm existing panel in the outer parts of District XV or XVI.
With $200,000 (around 66 million HUF), you can afford a 45 to 55 sqm existing brick apartment in Zuglo (District XIV) in decent condition, a 40 to 50 sqm renovated brick apartment in Ferencvaros (District IX), or a 55 to 65 sqm existing panel apartment with a good layout in Obuda (District III).
With $300,000 (around 99 million HUF), your options expand to a 55 to 70 sqm existing brick apartment in good condition in Ujlipotvaros (District XIII), a 60 to 75 sqm existing brick apartment on family-friendly streets in Ujbuda (District XI), or a 50 to 60 sqm renovated inner-city brick apartment in Terezvaros (District VI).
With $500,000 (around 165 million HUF), you can purchase an 85 to 110 sqm renovated brick apartment in District II (not on an ultra-prime street), an 80 to 100 sqm new-build apartment in Ujbuda (District XI), or a 90 to 120 sqm existing house or townhouse in the outer parts of Zuglo (District XIV).
With $1,000,000 (around 330 million HUF), you're looking at a 130 to 180 sqm renovated villa-style home in Hegyvidek (District XII), a 120 to 160 sqm existing penthouse apartment in prime District V, or a 160 to 220 sqm existing house in District II in a premium micro-location.
With $2,000,000 (around 661 million HUF), the market becomes thin with fewer listings and very bespoke options: you could find a 220 to 350 sqm existing villa on a top street with views in District II, a 180 to 250 sqm ultra-prime penthouse in a landmark building in District V or I, or a 250 to 400 sqm new or custom-rebuilt luxury villa in the District XII hills.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Budapest.
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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Hungarian Central Statistical Office (KSH) | Hungary's official statistics agency publishes transaction-based housing price data and indices. | We used KSH as our ground truth for average transaction prices and HUF per square meter levels in Budapest. We also relied on their sub-area breakdowns to anchor neighborhood price ranges. |
| Hungarian Central Bank (MNB) House Price Index | The central bank's official house price index uses transaction-based methodology with formal standards. | We used MNB data to extend KSH levels forward by applying Budapest's latest growth rates. We validated that our January 2026 estimates align with 2025's acceleration pattern. |
| MNB Press Releases | Official central bank statements summarize the newest high-frequency data including preliminary figures. | We used these releases to calibrate how fast Budapest prices were rising into 2026. We cross-checked our estimates to ensure they weren't too conservative. |
| European Central Bank (ECB) | The ECB provides standard, verifiable official reference rates for euro foreign exchange conversions. | We converted all HUF amounts to EUR and USD using ECB's December 2025 rates. We kept all currency conversions consistent throughout the article using the same reference. |
| Hungarian Tax Authority (NAV) | Hungary's official tax authority explains VAT rules in clear, binding language. | We used NAV to estimate all-in costs for new builds where VAT applies. We explained why new-build pricing behaves differently from existing homes based on this guidance. |
| DLA Piper REALWORLD | A top-tier international law firm providing clear summaries of binding tax structures. | We used DLA Piper to estimate buyer closing costs including transfer tax and caps. We built our taxes and fees table based on their legally-grounded framework. |
| MNB Housing Market Report | The central bank's comprehensive housing market analysis covers affordability, policy, and trends. | We used this report to understand the factors driving price changes, including real wage recovery and policy support. We referenced it for context on market momentum. |
| Trading Economics | Aggregates official inflation data from national statistical offices in an accessible format. | We used Trading Economics to adjust nominal price changes for inflation. We calculated real (inflation-adjusted) price growth for both 1-year and 10-year comparisons. |
| KSH Hungarian Language Portal | The Hungarian-language version of KSH data often contains more detailed breakdowns. | We cross-referenced property type distributions and new versus existing home sales shares. We verified our market breakdown estimates against official transaction counts. |
| Major Budapest Real Estate Portals | Aggregated listing data reflects current market offerings and asking prices. | We used listing patterns to validate property type distributions in the for-sale market. We estimated the gap between listing and closing prices based on market observations. |
| Hungarian Land Registry (Foldhivatal) | Official registration body recording all property transactions in Hungary. | We referenced land registry fee structures for our closing costs table. We confirmed typical administrative costs for property transactions. |
| Local Budapest Construction Cost Surveys | Industry surveys track actual renovation and construction costs across the city. | We used these surveys to estimate renovation cost ranges per square meter. We differentiated between light refresh, full renovation, and high-end finishes. |
| Hungarian Bar Association Guidelines | Professional guidelines establish typical fee ranges for legal services in property transactions. | We referenced these guidelines to estimate lawyer fees as a percentage of purchase price. We provided realistic ranges for contract preparation and filing services. |
| International School Associations in Budapest | These associations track where expatriate families tend to settle in Budapest. | We used this information to identify the three most popular neighborhoods for expats. We explained why Districts II, V, and XII attract international buyers. |
| Budapest Urban Development Reports | City planning documents outline infrastructure and development trends affecting property values. | We used these reports to understand why certain districts command premiums. We explained the factors driving price differences between inner and outer districts. |
| Hungarian Banking Association Mortgage Data | Aggregated lending data shows mortgage availability and typical buyer financing. | We referenced mortgage trends to understand demand drivers in the market. We considered how financing availability affects price momentum. |
| Eurostat Housing Statistics | EU's official statistics office allows cross-country comparisons of housing metrics. | We used Eurostat to contextualize Budapest prices within Central European markets. We verified that growth rates align with regional trends. |
| Hungarian Energy Efficiency Regulations | Government regulations explain building standards affecting new construction costs. | We referenced these regulations to explain the new versus existing price premium. We noted that modern standards contribute to higher new-build prices. |
| Budapest District Municipality Websites | Local government sites provide neighborhood-specific development and zoning information. | We used district information to characterize each neighborhood's appeal. We labeled districts by their primary character (family, expat, budget, etc.). |
| Hungarian Real Estate Association (MAISZ) | Professional association representing real estate agents and providing market commentary. | We referenced agent perspectives on negotiation patterns and listing-to-sale gaps. We validated the 5% average gap between listing and closing prices. |
| OECD Housing Statistics | OECD provides standardized housing affordability and price metrics across member countries. | We used OECD data to validate long-term price trends in Hungary. We confirmed the 10-year price appreciation estimates against international benchmarks. |
| Hungarian Ministry of Finance Tax Guidelines | Official ministry guidance explains property-related tax obligations. | We verified transfer tax rates and thresholds against ministry documentation. We ensured our tax estimates reflect current regulations. |
| Budapest Chamber of Commerce Property Reports | Business chamber reports track commercial and residential property trends. | We referenced these reports for context on investor activity in Budapest. We noted how investor demand affects pricing in certain districts. |
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