Buying real estate in Hungary?

We've created a guide to help you avoid pitfalls, save time, and make the best long-term investment possible.

Can you become a permanent resident (or a citizen) in Hungary after buying a property? (2026)

Last updated on 

Authored by the expert who managed and guided the team behind the Hungary Property Pack

buying property foreigner Hungary

Everything you need to know before buying real estate is included in our Hungary Property Pack

If you are a foreigner considering buying property in Hungary, you are probably wondering whether that purchase can help you stay in the country long term or even become a Hungarian citizen.

The rules in Hungary are not as straightforward as in some other countries, but there are real pathways worth understanding.

We constantly update this blog post to reflect the latest regulations and official sources from Hungary's immigration and tax authorities.

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 Hungary.

Insights

  • Hungary does not offer a "buy any apartment and get residency" program, so simply purchasing a home in Budapest or elsewhere will not grant you the right to live in the country.
  • The guest investor residence permit in Hungary requires a minimum investment of EUR 250,000 in a qualifying Hungarian real estate fund, not direct property ownership.
  • Hungary's investor permit is valid for up to 10 years and can be renewed for another 10 years, making it one of the longest initial validity periods in the European Union.
  • To qualify for the real estate fund route in Hungary, at least 40% of the fund's assets must be invested in Hungarian residential property, and your investment must be held for at least 5 years.
  • Holders of the Hungarian guest investor permit can work in Hungary without any restrictions, including both employment and self-employment.
  • Hungary is a Schengen member, so a Hungarian residence permit allows you to travel freely across the 29 Schengen countries for up to 90 days in any 180-day period.
  • The pathway from temporary residency to permanent residency in Hungary typically requires at least 3 years of continuous legal residence, plus proof of stable housing and income.
  • Hungarian citizenship through naturalization requires 8 years of continuous residence, a clean criminal record, proof of livelihood, and passing a constitutional studies exam in Hungarian.
  • Non-EU buyers purchasing property in Hungary must obtain a permit from the local government office, and agricultural land is generally off-limits to foreigners.
  • The standard property transfer duty in Hungary is 4% of the purchase price, which buyers should factor into their total investment budget.

Can buying property help me get permanent residency in Hungary?

Does buying a property qualify or at least help for residency in Hungary?

As of early 2026, buying a residential property in Hungary does not automatically give you the right to live there, because Hungary does not have a simple "buy a home, get residency" rule.

If you want residency linked to investment, Hungary's guest investor residence permit requires a minimum of EUR 250,000 (roughly HUF 100 million or USD 265,000) invested in units of a real estate fund registered with the Hungarian National Bank, not a direct home purchase.

Beyond the investment amount, the fund must have at least 40% of its net assets in Hungarian residential real estate, and you must keep your fund units for a minimum of 5 years.

Owning property in Hungary can still help you indirectly, because it serves as valid proof of accommodation when applying for other visa categories like work permits, family reunification, or student visas.

Sources and methodology: we cross-referenced the official factsheets from Hungary's National Directorate-General for Aliens Policing (OIF) with the Hungarian Citizenship Act and NAV tax guidelines. We also integrated our own market analyses to ensure accuracy. All thresholds and conditions were verified against official government publications.

Is there any residency visa directly linked to property ownership in Hungary right now?

Hungary does not currently offer a residency visa that you can obtain simply by buying any apartment or house in your own name.

If you buy a primary residence (your main home) in Hungary, it will not qualify you for residency on its own, though it can support your application for other permit types by proving you have accommodation.

Similarly, purchasing a rental or investment property in Hungary will not directly grant you residency, because the only investment-linked route requires buying shares in a regulated real estate fund rather than owning physical property.

Sources and methodology: we reviewed the OIF guest investor factsheet, the OIF main portal, and guidance from the European Land Registry Association (ELRA). Our team also maintains internal databases tracking program changes. We verified that no direct property-to-residency program exists as of early 2026.

What exactly do I get with a property-based residency in Hungary?

Is this residency temporary or permanent in Hungary right now?

The guest investor residence permit in Hungary grants temporary residency at first, not permanent status.

The official name for this permit is the "Residence Permit for Guest Investor," which is a specific category under Hungarian immigration law designed for qualifying investors.

The key difference in Hungary is that temporary residency must be renewed periodically and can be revoked if conditions are not met, while permanent residency (like the National Residence Card) offers indefinite stay rights once granted.

Despite being temporary, the guest investor permit in Hungary comes with strong benefits, including unrestricted work rights and the ability to include family members on your application.

Sources and methodology: we relied on the OIF guest investor factsheet and the National Residence Card factsheet for status definitions. We also consulted the EU residence card factsheet to clarify long-term options. Our analysis includes proprietary tracking of permit categories.

How long is the initial residency permit valid in Hungary in 2026?

As of early 2026, the guest investor residence permit in Hungary is issued for up to 10 years, which is exceptionally long compared to most European investor visa programs.

This 10-year validity period has been in place since Hungary launched the current guest investor program and has not changed recently.

The validity period typically begins from the date the residence permit card is issued, not from the date you entered Hungary or submitted your application.

Hungarian authorities recommend starting your renewal application several months before your permit expires, ideally at least 60 to 90 days in advance, to avoid any gaps in your legal status.

Sources and methodology: we confirmed the 10-year validity directly from the OIF guest investor factsheet and cross-referenced with the OIF portal. We also reviewed employment permit guidelines for comparison. Our team tracks validity periods across EU investor programs.

How many times can I renew residency in Hungary?

The guest investor residence permit in Hungary can be extended for up to another 10 years, giving you a potential total of 20 years of renewable temporary residency.

Each renewal period in Hungary mirrors the original permit length, so you can expect another 10-year term if you meet the conditions.

Renewal conditions in Hungary remain consistent, requiring you to maintain your qualifying investment and meet standard requirements like valid accommodation and no serious criminal issues.

The most common reason renewal applications are rejected in Hungary is failing to maintain the required investment, for example if your real estate fund shares were sold or transferred before the 5-year holding period ended.

Sources and methodology: we used the OIF guest investor factsheet which explicitly states the extension terms. We also referenced the National Residence Card factsheet for comparison with permanent options. Our internal analyses track renewal patterns and rejection reasons.

Can I live and work freely with this residency in Hungary?

Holders of the guest investor residence permit in Hungary can live and work in the country without any restrictions, including both employment with a Hungarian company and self-employment or business activities.

Unlike some investor visa programs that limit you to passive investment income, Hungary's guest investor permit explicitly allows you to take up employment and start businesses.

There are no specific professions or sectors officially restricted for guest investor permit holders in Hungary, though some regulated professions (like medicine or law) require separate professional licensing regardless of your visa status.

You do not need an additional work permit on top of your guest investor residence permit in Hungary, as the permit itself authorizes unrestricted work.

Sources and methodology: we verified work rights from the OIF guest investor factsheet, which states holders can work "without restrictions." We also compared with the employment permit factsheet and OIF portal guidelines. Our team analyzes work authorization rules across permit types.

Can I travel in and out easily with residency in Hungary?

Traveling in and out of Hungary with a guest investor residence permit is generally easy, especially because Hungary is a full member of the Schengen Area.

While there is no strict day-count minimum stay for the guest investor permit itself, spending extended periods outside Hungary or the EU can affect your eligibility for permanent residency or citizenship later.

Your Hungarian residence permit allows visa-free travel throughout the 29 Schengen countries for up to 90 days in any 180-day period, which is a significant benefit for business travelers and tourists.

When re-entering Hungary after traveling abroad, you must carry your valid residence permit card along with your passport to pass through border control smoothly.

Sources and methodology: we consulted the OIF EU residence card factsheet for travel and absence rules, plus the guest investor factsheet for permit conditions. We also referenced Schengen regulations via official EU sources. Our analyses include Schengen travel implications for all permit types.

Does this residency lead to permanent residency in Hungary eventually?

Yes, holding a guest investor residence permit in Hungary can eventually lead to permanent residency if you meet the eligibility criteria for the National Residence Card.

The general rule in Hungary is that you need at least 3 years of continuous legal residence before you can apply for permanent residency status.

Beyond the time requirement, you must also demonstrate stable housing, sufficient income or financial resources, health insurance coverage, and that your permanent residence serves Hungary's interests.

Once you obtain permanent residency in Hungary, you are no longer required to maintain the original real estate fund investment, though you must continue meeting general residency conditions.

Sources and methodology: we cross-referenced the National Residence Card factsheet with the guest investor factsheet for the pathway timeline. We also reviewed the Hungarian Citizenship Act for context. Our team tracks transition rates from temporary to permanent status.

What conditions must I keep to maintain residency in Hungary?

Do I need to keep the property to keep residency in Hungary?

If your residency is based on the real estate fund investment route in Hungary, you must maintain that investment to keep your permit valid, and the fund shares should be held for at least 5 years.

If you sell your fund shares before your permit expires or before the 5-year holding period ends, you risk losing your residency status when it comes time to renew.

Hungary does allow you to reinvest in another qualifying fund if needed, but you should verify with the immigration authority that the new investment meets all program requirements before making changes.

When you apply to renew your guest investor permit in Hungary, authorities will check that you still hold the qualifying investment, typically through documentation from the fund manager or the Hungarian National Bank registry.

Sources and methodology: we relied on the OIF guest investor factsheet for investment maintenance rules. We also checked Hungarian National Bank (MNB) reports on fund registration requirements and the OIF portal. Our internal data tracks compliance patterns.

Is there a minimum stay requirement per year in Hungary?

The guest investor residence permit in Hungary does not impose a strict minimum number of days you must spend in the country each year, but extended absences can cause problems for future applications.

Hungarian authorities do not actively track your daily movements, but they may review your travel history if you apply for permanent residency or citizenship and find that you were rarely present in the country.

If you spend too much time outside Hungary or the EU, you may struggle to prove "continuous residence" when applying for the National Residence Card or citizenship, which could lead to your application being denied.

The physical presence expectation becomes much stricter when you pursue citizenship in Hungary, which requires 8 years of continuous residence, meaning Hungary should realistically be your primary home during that period.

Sources and methodology: we analyzed the EU residence card factsheet for absence rules and the Hungarian Citizenship Act (NJT) for continuous residence definitions. We also consulted the National Residence Card factsheet. Our analyses include case studies on presence enforcement.

Can I rent out the property and keep residency in Hungary?

Since Hungary's guest investor residency is based on fund shares rather than a specific property you own, renting out any personal real estate you buy will not affect your residency status.

There are no restrictions in the guest investor program on whether you rent your personal property short-term (like Airbnb) or long-term, as long as you comply with Hungary's rental regulations and local licensing rules.

Rental income from property in Hungary is taxable, and you will need to declare it and pay Hungarian income tax, but earning rental income does not jeopardize your residence permit.

If you do rent out property in Hungary, you must register the rental activity with the local tax authority (NAV) and comply with any local municipality rules, especially for short-term tourist rentals in cities like Budapest.

Sources and methodology: we reviewed the OIF guest investor factsheet and NAV tax guidelines for rental income rules. We also consulted the OIF portal for accommodation requirements. Our team tracks rental compliance issues for foreign property owners.

Can residency be revoked after approval in Hungary right now?

Yes, Hungary can revoke your guest investor residence permit after approval if you violate the conditions, such as disposing of your qualifying investment, providing false information, or committing serious crimes.

The official process typically involves the immigration authority (OIF) notifying you of the grounds for revocation and giving you an opportunity to respond before a final decision is made.

You do have the right to appeal a revocation decision in Hungary through administrative and judicial channels, though the process can take several months.

If your permit is revoked, Hungary generally provides a grace period (often 30 to 90 days) for you to leave the country or regularize your status through another permit category if eligible.

Sources and methodology: we examined revocation grounds in the National Residence Card factsheet and the EU residence card factsheet, which list explicit withdrawal triggers. We also reviewed the guest investor factsheet. Our internal analyses include revocation case patterns.

Can real estate investment lead to citizenship in Hungary?

Can property investment directly lead to citizenship in Hungary?

Hungary does not offer a direct "citizenship by investment" program, so you cannot buy property or invest a certain amount and immediately become a Hungarian citizen.

Investing more money in Hungary will not accelerate your citizenship timeline, because Hungarian naturalization is based on years of residence, integration, and meeting legal requirements, not on investment amounts.

The typical timeline from initial property-linked investment (via the guest investor permit) to citizenship eligibility in Hungary is at least 8 years of continuous residence, plus the time needed for application processing.

The key difference is that citizenship-by-investment programs (which Hungary does not have) grant citizenship quickly in exchange for money, while Hungary requires you to actually live in the country for years and integrate into society before you can naturalize.

Sources and methodology: we verified citizenship rules in the Hungarian Citizenship Act (NJT) and compared with the OIF guest investor factsheet. We also consulted the Hungarian Embassy Washington guidance. Our analyses track citizenship pathways across EU countries.

Is citizenship automatic after long-term residency in Hungary?

Citizenship in Hungary is never automatic, even after many years of legal residency, because you must submit a formal application and meet specific requirements to be approved.

Under standard naturalization rules in Hungary, you need at least 8 years of continuous legal residence before you become eligible to apply for citizenship.

Beyond the residency requirement, you must pass a constitutional studies exam in Hungarian, prove you have stable income and housing, have a clean criminal record, and demonstrate that granting you citizenship does not harm Hungary's public security.

Processing times for Hungarian citizenship applications vary, but once you meet all requirements and submit your application, decisions typically take several months to over a year depending on complexity and caseload.

Sources and methodology: we relied on the Hungarian Citizenship Act (NJT) for the 8-year rule and exam requirements. We also consulted the Hungary e-Government portal and government office information. Our team monitors naturalization processing trends.

What are the real requirements to become a citizen in Hungary?

Do I need physical presence for citizenship in Hungary right now?

Hungary requires 8 years of continuous residence before you can apply for citizenship, which strongly implies you need substantial physical presence in the country during that period.

The "continuous residence" requirement in Hungary is assessed based on your entire 8-year period, not calculated as a strict number of days per calendar year, but long absences can break continuity.

Hungarian authorities verify your residence history through address registration records, border crossing data, and supporting documents you provide with your citizenship application.

There are some exemptions for spouses of Hungarian citizens and people with Hungarian ancestry who may qualify for simplified naturalization, but standard applicants must demonstrate genuine long-term presence in Hungary.

Sources and methodology: we analyzed the Hungarian Citizenship Act (NJT) for continuous residence definitions. We also consulted the Hungarian Embassy Washington for practical guidance and the government office portal. Our analyses include case studies on presence verification.

Can my spouse and kids get citizenship too in Hungary in 2026?

As of early 2026, your spouse and children can potentially obtain Hungarian citizenship, but they generally need to qualify through their own residency period or through family-based pathways like marriage to a Hungarian citizen.

Minor children can often be included in a parent's citizenship application or apply shortly after, but adult family members typically need to meet residency requirements independently.

Children under 18 can usually be included as dependents, while those over 18 are considered adults and must apply separately based on their own eligibility.

Spouses of Hungarian citizens may qualify for simplified naturalization after 3 years of marriage (if the marriage has lasted at least 3 years and they have lived together), but they still must demonstrate the ability to communicate in Hungarian.

Sources and methodology: we reviewed family provisions in the Hungarian Citizenship Act (NJT) and practical guidance from the Hungarian Embassy Washington. We also consulted the Hungary e-Government portal. Our team tracks family naturalization patterns.

What are the most common reasons citizenship is denied in Hungary?

The most common reason citizenship applications are denied in Hungary is failing to demonstrate truly continuous residence, often because the applicant spent too much time outside the country during the required 8-year period.

Two other frequently cited reasons for denial are criminal record issues (including pending proceedings) and failing the constitutional studies exam, which must be passed in Hungarian.

If your citizenship application is denied in Hungary, you can generally reapply once you have addressed the reason for denial, though there may be a waiting period and you should consult official guidance.

The single most effective step to avoid citizenship denial in Hungary is to plan ahead by genuinely living in the country as your primary home for the full 8 years, learning Hungarian, and maintaining a clean legal record throughout.

Sources and methodology: we identified denial reasons from the Hungarian Citizenship Act (NJT), which lists explicit grounds for refusal. We also consulted the Hungarian Embassy Washington and the OIF National Residence Card factsheet for related context. Our analyses include aggregated denial patterns from legal practitioners.