Authored by the expert who managed and guided the team behind the Hungary Property Pack
Everything you need to know before buying real estate is included in our Hungary Property Pack
Buying property in Hungary as a foreigner involves specific rules that differ based on your nationality and the type of property you want to purchase.
In this article, we cover everything you need to know about foreign ownership, visas, the buying process, mortgages, and all the costs involved in Hungary in 2026.
We constantly update this blog post to reflect current housing prices and regulations in Hungary.
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
- Non-EU buyers in Hungary must obtain a government permit before they can register ownership at the Land Registry, which can add 2 to 4 months to the purchase timeline.
- Agricultural and forestry land in Hungary remains largely off-limits to foreigners, even EU citizens, making countryside "bargain" listings a common trap for unprepared buyers.
- The 4% property transfer duty in Hungary is one of the highest buyer taxes in Central Europe, significantly increasing total closing costs compared to neighboring countries.
- Hungarian mortgage rates for foreigners in 2026 typically range from 6% to 9% APR, well above subsidized rates available only to Hungarian residents meeting specific criteria.
- Budapest's short-term rental market has faced a registration moratorium, meaning buyers planning Airbnb-style rentals should verify district-level rules before committing to a purchase.
- Unlike many countries, Hungary has no foreign ownership quota for apartments, so condos in Budapest remain the easiest property type for international buyers to acquire.
- Property ownership in Hungary only becomes legally secure once registered at the Land Registry, which requires a notarized deed or one countersigned by a qualified Hungarian lawyer.
- Annual property taxes in Hungary are set by municipalities and can range from nearly zero to around 1,100 HUF per square meter, depending on where you buy.
What can I legally buy and truly own as a foreigner in Hungary?
What property types can foreigners legally buy in Hungary right now?
Foreigners can legally buy most residential property types in Hungary, including apartments, houses, townhouses, and villas, as long as the land underneath is not classified as agricultural or forestry.
The most important condition is that non-EU and non-EEA buyers generally need a government permit before the Land Registry will register them as the owner, which adds extra time to the process.
EU and EEA citizens enjoy nearly the same rights as Hungarian nationals when buying standard residential properties, but they still cannot freely purchase agricultural land.
Holiday homes around Lake Balaton are popular with foreign buyers, though you should always verify the exact land classification because some listings sit on plots with restrictions that prevent clean registration.
Finally, please note that our pack about the property market in Hungary is specifically tailored to foreigners.
Can I own land in my own name in Hungary right now?
Yes, foreigners can own land in their own name in Hungary, but only if the land is not classified as agricultural or forestry land, which is largely restricted.
When you buy an apartment in Hungary, you automatically own your unit plus a co-ownership share of the building's common areas and the plot beneath it, which is perfectly normal and allowed for foreigners with the appropriate permit.
If you buy a house, you own both the building and the land it sits on, but again, the land must be classified as residential rather than agricultural for foreigners to qualify.
As of 2026, what other key foreign-ownership rules or limits should I know in Hungary?
As of early 2026, the most common rule affecting foreign purchases in Hungary is the permit requirement for non-EU and non-EEA buyers, which involves submitting documentation to the relevant government office and waiting for approval before registration.
Hungary does not impose a foreign ownership quota on apartments or condominiums, which means you can buy a unit in any building without worrying about whether foreigners already own too many units there.
One key registration requirement is that the sale contract must be notarized or countersigned by a qualified Hungarian lawyer before the Land Registry will accept it, so you cannot skip professional legal help.
There have been no major regulatory changes in 2025 or early 2026 that fundamentally alter how foreigners buy residential property in Hungary, though Budapest's short-term rental rules have tightened in some districts.
If you're interested, we go much more into details about the foreign ownership rights in Hungary here.
What's the biggest ownership mistake foreigners make in Hungary right now?
The single biggest mistake foreigners make in Hungary is buying a property that cannot be cleanly registered in their name, often because the land classification is not what they assumed or the paperwork is incomplete.
If you make this mistake, you could end up having paid for a property where you cannot prove legal ownership, which means you might lose your investment or face years of legal battles to resolve the title.
Other classic pitfalls in Hungary include ignoring existing liens or mortgages on the property, skipping the title excerpt check, and assuming a countryside "weekend house" is regular residential property when it actually sits on restricted agricultural land.
We have made this infographic to give you a quick and clear snapshot of the property market in Hungary. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Hungary?
Do I need a specific visa to buy property in Hungary right now?
You do not need a specific visa to buy property in Hungary, and you can legally negotiate and sign a purchase agreement even while visiting on a tourist visa, as long as all documentation and permit requirements are met.
For non-EU and non-EEA buyers, the main barrier is not the visa itself but rather obtaining the government acquisition permit and gathering the required paperwork, which can take time regardless of your immigration status.
You should expect to need a Hungarian tax identification number during the buying process, especially once property transfer duties and ongoing taxes come into play.
A typical document set for foreign buyers includes your passport, proof of address, the acquisition permit approval (if applicable), and any power of attorney if your lawyer will sign on your behalf.
Does buying property help me get residency and citizenship in Hungary in 2026?
As of early 2026, buying a home in Hungary does not automatically give you residency or citizenship, so you should not expect property ownership alone to secure your right to live there long-term.
Hungary does have a Guest Investor residence permit program that ties residency to specific investment criteria, but this is separate from simply purchasing an apartment or house for personal use.
If residency is your goal, you should start by looking at the immigration program requirements rather than assuming a property purchase will qualify you, and other pathways like employment, family reunification, or business ownership may be more relevant.
We give you all the details you need about the different pathways to get residency and citizenship in Hungary here.
Can I legally rent out property on my visa in Hungary right now?
Your visa status generally does not prevent you from renting out property you own in Hungary, and even non-residents can earn rental income and pay Hungarian taxes on it.
You do not need to live in Hungary to rent out your property there, though you will likely want a local property manager or contact person to handle tenant issues, repairs, and compliance obligations.
If you plan to do short-term rentals like Airbnb, be aware that Hungary has registration and reporting requirements through the NTAK system, and Budapest has district-level rules that have tightened in recent years, so always verify local regulations before buying.
We cover everything there is to know about buying and renting out in Hungary here.
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How does the buying process actually work step-by-step in Hungary?
What are the exact steps to buy property in Hungary right now?
The standard sequence to buy property in Hungary involves agreeing on price and terms, having your lawyer pull the title excerpt from the Land Registry, signing a sale contract that is notarized or lawyer-countersigned, applying for the acquisition permit if required, paying the deposit and balance as agreed, filing for registration, and then handling the property transfer duty with NAV.
You do not need to be physically present for every step in Hungary because many buyers use a power of attorney to let their Hungarian lawyer sign documents and file paperwork on their behalf.
The step that typically makes the deal legally binding is signing the sale and purchase agreement, especially once a deposit has been paid, though full legal security comes only when ownership is registered at the Land Registry.
The typical timeline from accepted offer to final registration in Hungary ranges from about 6 to 12 weeks for EU buyers, and longer (often 3 to 5 months) for non-EU buyers who need the acquisition permit.
We have a document entirely dedicated to the whole buying process our pack about properties in Hungary.
Is it mandatory to get a lawyer or a notary to buy a property in Hungary right now?
Yes, it is effectively mandatory to use a lawyer or notary in Hungary because the Land Registry will only accept a sale contract that is notarized or countersigned by a qualified attorney.
The main difference in Hungary is that a notary authenticates documents and can handle certain transactions, while a lawyer (often called "ugyvéd") typically drafts the contract, performs due diligence, and represents you throughout the process, making lawyers the more common choice for residential purchases.
One key item to include in your lawyer's engagement scope is the thorough review of the Land Registry title excerpt to verify ownership, check for liens, and confirm there are no legal barriers to your purchase.
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 checks should I run so I don't buy a problem property in Hungary?
How do I verify title and ownership history in Hungary right now?
The official registry you should use to verify title and ownership in Hungary is the Land Registry, which your lawyer can access electronically through the TakarNet system to pull current and historical records.
The key document you need is the title excerpt, called "tulajdoni lap" in Hungarian, which shows the registered owner, the property description, and any rights or encumbrances attached to it.
A realistic look-back period for ownership history checks in Hungary is typically 15 to 30 years, which helps identify any irregularities in past transfers that might affect your purchase.
One clear red flag that should stop or pause your purchase is finding unresolved ownership disputes, missing succession procedures, or multiple competing claims on the same property in the historical records.
You will find here the list of classic mistakes people make when buying a property in Hungary.
How do I confirm there are no liens in Hungary right now?
The standard way to confirm there are no liens or encumbrances in Hungary is to review the title excerpt from the Land Registry, which lists any mortgages, judicial notes, or other charges registered against the property.
One common type of lien to specifically ask about in Hungary is mortgage debt from the seller's bank, which must be cleared or released before you can receive clean title.
The best written proof of lien status is an up-to-date title excerpt pulled by your lawyer from TakarNet, ideally dated close to the signing date, which serves as the official record of what encumbrances exist.
How do I check zoning and permitted use in Hungary right now?
The authority you should use to check zoning and permitted use in Hungary is the local municipality, which maintains settlement plans and can confirm whether a property is classified as residential or has other restrictions.
The key document that confirms zoning classification is the local land use or settlement plan, combined with information from the Land Registry about whether the property is "belterület" (inside settlement boundaries) or "külterület" (outside, often more restricted).
A common zoning pitfall that foreign buyers miss in Hungary is purchasing what looks like a residential property but is actually classified as "zártkert" or sits on agricultural-adjacent land, which can prevent clean registration or limit what you can do with the property.
Buying real estate in Hungary can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Hungary, and on what terms?
Do banks lend to foreigners for homes in Hungary in 2026?
As of early 2026, Hungarian banks do lend to foreigners for home purchases, though approval is easier if you have Hungarian or EU residency, stable documented income, and the property is a straightforward collateral like a clean-title apartment.
The realistic loan-to-value range for foreign borrowers in Hungary typically falls between 50% and 70%, meaning you should expect to provide a substantial down payment of at least 30% to 50% of the purchase price.
The most common eligibility requirement that determines whether a foreigner qualifies is proof of stable income, which ideally should be documented in Hungary or the EU, though some banks consider income from other countries on a case-by-case basis.
You can also read our latest update about mortgage and interest rates in Hungary.
Which banks are most foreigner-friendly in Hungary in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Hungary include OTP Bank, K&H Bank, and Erste Bank, all of which have experience processing applications from non-Hungarian buyers.
The main feature that makes these banks more foreigner-friendly is that they offer English-language support and have staff familiar with foreign documentation, which simplifies an otherwise complex application process.
These banks can sometimes lend to non-residents, but approval is significantly easier if you have Hungarian residency or at least documented EU income, and non-resident applications typically face stricter requirements and lower LTV limits.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Hungary.
What mortgage rates are foreigners offered in Hungary in 2026?
As of early 2026, the typical mortgage interest rate range for foreigners in Hungary is approximately 6% to 9% APR for market-rate loans, while subsidized programs available to eligible Hungarian residents can offer rates as low as around 3%.
Fixed-rate mortgages in Hungary generally cost slightly more than variable-rate options, with the premium typically ranging from 0.5 to 1.5 percentage points, though many buyers prefer fixed rates for payment predictability over 5 to 10-year periods.
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 will taxes, fees, and ongoing costs look like in Hungary?
What are the total closing costs as a percent in Hungary in 2026?
The typical total closing cost percentage for buyers in Hungary in 2026 is approximately 5.5% to 7.5% of the purchase price for a straightforward residential transaction.
The realistic range can vary from about 5% on the low end to 8% or more on the high end, depending on property value, lawyer fees, and whether you are a non-EU buyer needing additional permit and documentation handling.
The specific fee categories that make up closing costs in Hungary include the property transfer duty (stamp duty), lawyer fees, Land Registry and administrative fees, and any permit or document translation costs for foreign buyers.
The single biggest contributor to closing costs in Hungary is the property transfer duty, which is set at 4% of the purchase price (and 2% on value above 1 billion HUF), making it the largest line item by far.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Hungary.
What annual property tax should I budget in Hungary in 2026?
As of early 2026, the typical annual property tax budget for a standard owner-occupied apartment in Hungary ranges from nearly zero to around 100,000 HUF (approximately 250 to 270 EUR or 270 to 290 USD), though many owners in Budapest pay little to nothing depending on their district.
Annual property tax in Hungary is assessed by municipalities under local discretion, with the law allowing a building tax of up to 1,100 HUF per square meter or up to 3.6% of an assessed value base, meaning rates vary significantly by location.
How is rental income taxed for foreigners in Hungary in 2026?
As of early 2026, the typical effective tax rate on foreigner rental income in Hungary is 15% personal income tax on the net rental amount, with most landlords using either documented expense deductions or the simpler 10% flat expense ratio option.
Foreign owners earning rental income from Hungarian property must file and pay Hungarian taxes on that income even if they live abroad, and they should register with NAV and follow the standard personal income tax filing requirements.
What insurance is common and how much in Hungary in 2026?
As of early 2026, the typical annual insurance premium for a standard apartment in Hungary ranges from about 45,000 to 115,000 HUF (approximately 120 to 300 EUR or 130 to 320 USD), while houses typically cost 75,000 to 230,000 HUF or more per year.
The most common type of property insurance coverage in Hungary is a combined homeowners policy that includes building insurance (required if you have a mortgage) plus optional contents and liability coverage.
The biggest factor that makes insurance premiums higher or lower in Hungary is the property's rebuild value and location, with Budapest properties and high-value villas costing more to insure than a countryside apartment.
Get the full checklist for your due diligence in Hungary
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Hungary, 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 |
|---|---|---|
| NAV (duties on property purchase) | Hungary's official tax authority for buyer taxes and payment rules. | We used it to establish the property transfer duty rate and payment obligations. We cross-checked this against other legal references to avoid misquoting. |
| NAV (foreign taxpayer registration) | Official guidance on how foreigners get a Hungarian tax ID. | We used it to explain when and why you need a tax identification number. We also used it to make the "can I buy without it" answer practical. |
| NAV (rental taxation booklet) | NAV's own explanatory booklet for rental income rules in Hungary. | We used it to describe how rental income is calculated, including the 10% expense ratio option. We relied on this as the anchor for rental tax guidance. |
| Hungarian Government Decree (foreign acquisition) | The in-force legal text database showing the decree on foreign purchases. | We used it to support the key rule that non-EU/EEA buyers need a permit. We translated the legal requirements into plain-language explanations. |
| Act C of 1990 on Local Taxes | The legal basis allowing municipalities to levy building and land taxes. | We used it to explain why property tax in Hungary is local and variable. We paired it with statutory cap summaries for realistic budget ranges. |
| Foldhivatal (Land Registry portal) | Official land office portal explaining land registration in Hungary. | We used it to describe the Land Registry structure and where registrations are handled. We grounded the title excerpt due diligence steps here. |
| TakarNet | Official network for electronic land registry data services in Hungary. | We used it to explain how lawyers pull title deed excerpts quickly. We made "verify title" concrete and practical using this source. |
| EU e-Justice Portal (Hungary) | EU's standardized official country overview of land registration. | We used it to confirm Hungary has a comprehensive land register covering the country. We treat it as a neutral cross-check of local sources. |
| DLA Piper REALWORLD (contract form) | Widely used legal reference curated by an international law firm. | We used it to confirm the rule that transfer deeds must be notarized or lawyer-countersigned. We justified why a lawyer is effectively mandatory. |
| Office of Immigration (Guest Investor) | Hungary's official immigration authority factsheet on investor permits. | We used it to separate residency-by-investment from simple home purchase. We kept the visa section accurate as of the first half of 2026. |
| Enter Hungary (residence portal) | Official government application and information portal for residence. | We used it to support practical visa process points like documentation expectations. We cross-checked to avoid overpromising what property purchase does. |
| MNB (Trends in Lending, Dec 2025) | Hungary's central bank and primary source for lending conditions. | We used it to estimate typical mortgage pricing in the market. We anchored our 2026 mortgage rate estimates on their aggregate data. |
| KSH (housing price index) | Hungary's official statistics agency for economic and housing data. | We used it to contextualize how active the Hungarian housing market has been. We kept property type discussions realistic using their data. |
| NTAK (accommodation registration) | Official information site for short-term accommodation compliance. | We used it to explain registration and reporting requirements for short-term rentals. We grounded the Airbnb compliance reality check here. |
| K&H Bank (home loans) | Major Hungarian bank publishing consumer-facing loan cost ranges. | We used it as a real-world pricing cross-check for mortgage APR ranges. We triangulated it with MNB data to avoid relying on one bank's marketing. |
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.