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
This article covers the current housing prices in Hungary as of the first half of 2026, and we constantly update it with the latest data.
Hungary's property market has two distinct faces: Budapest with its premium neighborhoods, and the rest of the country where prices remain more accessible.
Understanding these price levels is essential whether you're looking for an entry-level flat or a luxury villa in the Buda Hills.
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
- Budapest new-build apartments in 2026 cost roughly 45% to 50% more per square meter than second-hand properties, driven by modern energy standards and limited supply in desirable locations.
- Hungary's housing prices have nearly doubled in real terms over the past decade, with the price index reaching about 198% of the 2015 baseline after adjusting for inflation.
- Outer Pest districts like Csepel remain the only Budapest areas where you can still find second-hand properties priced below HUF 1 million per square meter in 2026.
- The gap between listing prices and final sale prices in Hungary averages around 6%, as negotiation remains a standard part of most residential transactions.
- Budapest property prices grew approximately 25% in nominal terms between January 2025 and January 2026, outpacing the national average of around 20%.
- At HUF 1.77 million per square meter for new builds in Budapest, buyers pay roughly $5,400 or €4,560 per square meter as of late 2025 official data.
- The Buda Hills districts (II and XII) command the highest prices in Hungary, with averages reaching HUF 1.5 million per square meter or more for second-hand homes.
- Total buying costs in Hungary typically add 7% to 18% on top of the purchase price, depending on whether renovation work is needed.
What is the average housing price in Hungary in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed by a few extremely expensive luxury properties or very cheap rural homes.
We are writing this as of the first half of 2026, using the latest transaction data from Hungary's Central Statistical Office (KSH) and the Hungarian National Bank (MNB), which we manually verified for accuracy.
The median housing price in Hungary in 2026 is approximately HUF 45 million, which converts to about $137,000 or €116,000. The average housing price in Hungary in 2026 is higher at around HUF 52 million, equivalent to roughly $158,000 or €134,000.
About 80% of residential properties in Hungary in 2026 fall within the HUF 25 million to HUF 85 million range, or approximately $76,000 to $258,000.
A realistic entry-level budget in Hungary in 2026 starts at HUF 25 million to HUF 35 million (about $76,000 to $106,000 or €64,000 to €90,000), which typically gets you a 35 to 45 square meter older panel flat in outer Budapest districts like Csepel or Kispest.
Luxury properties in Hungary in 2026 typically range from HUF 180 million to HUF 400 million or more (approximately $547,000 to $1.22 million or €464,000 to €1.03 million), and at this level you could buy a renovated 130 square meter apartment near Parliament in District V or a villa-style home in the Buda Hills.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Hungary.
Are Hungary property listing prices close to the actual sale price in 2026?
The estimated difference between listing prices and final sale prices in Hungary in 2026 is around 6%, with sellers typically asking more than what buyers ultimately pay.
This gap exists because negotiation remains a standard part of Hungarian property transactions, and sellers often test the market with optimistic initial prices. The difference tends to be larger for older properties needing renovation and smaller for new builds in high-demand Budapest neighborhoods where buyers have less bargaining power.
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What is the price per sq m or per sq ft for properties in Hungary in 2026?
As of early 2026, the median housing price per square meter in Budapest for second-hand properties is approximately HUF 1.35 million, which equals about $4,100 or €3,480 per square meter (or roughly $380 or €320 per square foot). The average price per square meter in Budapest in 2026 is slightly higher at around HUF 1.44 million, equivalent to $4,376 or €3,712 per square meter (about $407 or €345 per square foot).
In Hungary in 2026, the Buda Hills and premium central Pest districts command the highest prices per square meter due to their scarcity, prestige, and better-quality housing stock, while outer Pest districts have the lowest prices because of longer commutes and older buildings.
In Budapest in 2026, the highest price per square meter is found in District V (Belváros), Districts II and XII (Buda Hills), where ranges typically span HUF 1.7 million to HUF 2.4 million per square meter. The lowest prices are in outer Pest areas like District XXI (Csepel) and District XIX (Kispest), with ranges around HUF 850,000 to HUF 1.1 million per square meter.
How have property prices evolved in Hungary?
Compared to one year ago, Hungary property prices in January 2026 have increased by approximately 20% nationally and about 25% in Budapest. This strong growth was driven by policy-supported demand programs, improving credit conditions, and persistent supply constraints in the most desirable locations.
Looking back ten years to 2016, Hungary housing prices have increased by roughly 250% to 270% in nominal terms, meaning prices are now about 3.5 times higher. After adjusting for inflation, real prices have roughly doubled over the decade, reflecting a sustained period of strong demand and limited new construction.
By the way, we've written a blog article detailing the latest updates on property price variations in Hungary.
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 Hungary.
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 and how do their prices compare in Hungary in 2026?
In Hungary in 2026, apartments and flats make up about 55% of the market, detached family houses represent around 35%, rowhouses and semi-detached homes account for roughly 6%, luxury villas represent about 2%, and new-build developer units (overlapping with other categories) make up around 2%, reflecting the country's mix of urban apartment living and suburban family homes.
Average prices by property type in Hungary as of the first half of 2026 vary significantly: a studio or small flat of 30 to 40 square meters costs around HUF 28 million ($85,000 or €72,000), a mid-size apartment of 55 to 70 square meters runs about HUF 55 million ($167,000 or €142,000), a large apartment of 90 to 120 square meters averages HUF 95 million ($289,000 or €245,000), a suburban detached house of 120 to 160 square meters costs roughly HUF 85 million ($258,000 or €219,000), a rowhouse or semi-detached home of 90 to 130 square meters averages HUF 70 million ($213,000 or €181,000), and villas or premium homes start at HUF 220 million or more ($668,000 or €567,000).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Hungary in 2026?
New-build properties in Budapest in 2026 cost approximately 45% to 50% more per square meter than second-hand homes, with new builds averaging around HUF 1.77 million per square meter compared to about HUF 1.2 million for existing homes.
This premium exists because new construction offers modern energy efficiency standards, elevators, parking, and contemporary layouts, while the limited supply of new builds in desirable Budapest locations creates additional scarcity value that drives prices higher.
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How do property prices vary by neighborhood in Hungary in 2026?
District II (including Rózsadomb and Pasarét) is popular with expats and families seeking green surroundings, international schools, and a calmer lifestyle. Typical properties here are renovated apartments or townhouse-style homes of 80 to 140 square meters, with average prices around HUF 180 million ($547,000 or €464,000).
District XII in the Buda Hills offers premium hillside locations with views and access to nature areas like Normafa. Properties range from larger apartments to villas and family homes, with average prices around HUF 210 million ($638,000 or €542,000), driven by the prestigious location and high-quality housing stock.
District XIII (Angyalföld) near the Danube has become a modern mid-market choice for commuters and young professionals. Typical properties are newer apartments of 45 to 80 square meters, averaging around HUF 105 million ($319,000 or €271,000), thanks to strong rental demand and good city connections.
You will find a much more detailed analysis by areas in our property pack about Hungary. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Avg Price Range (HUF / $) | Avg per sqm (HUF / $) | Avg per sqft (HUF / $) |
|---|---|---|---|---|
| District V (Belváros/Lipótváros) | Premium / Walkable | 130-320m / $395k-$973k | 1.8-2.4m / $5,500-$7,300 | 167k-223k / $507-$678 |
| District I (Castle District) | Premium / Historic | 120-280m / $365k-$851k | 1.7-2.3m / $5,200-$7,000 | 158k-214k / $480-$651 |
| District II (Buda) | Family / Expat | 110-350m / $334k-$1.06m | 1.7-2.4m / $5,200-$7,300 | 158k-223k / $480-$678 |
| District XII (Buda Hills) | Family / Premium | 120-420m / $365k-$1.28m | 1.7-2.5m / $5,200-$7,600 | 158k-232k / $480-$706 |
| District VI (Terézváros) | Central / Popular | 70-180m / $213k-$547k | 1.4-2.0m / $4,300-$6,100 | 130k-186k / $395-$566 |
| District VII (Erzsébetváros) | Central / Lively | 65-170m / $197k-$517k | 1.3-1.9m / $4,000-$5,800 | 121k-176k / $368-$535 |
| District XI (Újbuda) | Commute / Family | 55-160m / $167k-$486k | 1.2-1.7m / $3,600-$5,200 | 112k-158k / $340-$480 |
| District XIII (Angyalföld) | Commute / Modern | 60-170m / $182k-$517k | 1.2-1.8m / $3,600-$5,500 | 112k-167k / $340-$507 |
| District XIV (Zugló) | Family / Green | 45-130m / $137k-$395k | 1.0-1.4m / $3,000-$4,300 | 93k-130k / $283-$395 |
| District VIII (Józsefváros) | Value / Improving | 45-140m / $137k-$425k | 1.0-1.6m / $3,000-$4,900 | 93k-149k / $283-$452 |
| District XIX (Kispest) | Budget / Commute | 32-95m / $97k-$289k | 0.9-1.2m / $2,700-$3,600 | 84k-112k / $255-$340 |
| District XXI (Csepel) | Budget / Entry | 28-85m / $85k-$258k | 0.85-1.1m / $2,600-$3,300 | 79k-102k / $240-$310 |
How much more do you pay for properties in Hungary when you include renovation work, taxes, and fees?
When buying property in Hungary in 2026, you should expect to pay an additional 7% to 18% on top of the purchase price, depending on whether you plan to renovate.
For a property around $200,000 (approximately HUF 66 million) in Hungary, you would pay roughly HUF 4 million in taxes and fees (about 6%) plus potentially HUF 6.5 million for moderate renovation (about 10%), bringing your total to around HUF 76.5 million or $232,000 all-in.
For a $500,000 property (approximately HUF 165 million) in Hungary, expect around HUF 9 million in taxes and fees plus about HUF 13 million for renovation if needed, pushing your total cost to roughly HUF 187 million or $568,000.
For a $1,000,000 property (approximately HUF 329 million) in Hungary, additional costs would include around HUF 16 million in taxes and fees plus roughly HUF 20 million for any renovation work, bringing your total investment to about HUF 365 million or $1,109,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Hungary.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Hungary
| Expense | Category | Estimated Cost Range (HUF / $) |
|---|---|---|
| Property transfer tax | Tax | 4% of the purchase price for most residential properties. For example, on a HUF 75 million home, this would be approximately HUF 3 million or about $9,100. Higher-value properties may have different thresholds. |
| Lawyer / conveyancing fees | Fee | Typically 0.5% to 1.0% of the purchase price. On a HUF 75 million property, expect to pay HUF 375,000 to HUF 750,000 (about $1,140 to $2,280). Rates vary by complexity and lawyer. |
| Land registry and admin | Fee | Generally a fixed amount that is relatively small compared to other costs. Budget around HUF 50,000 to HUF 100,000 (roughly $150 to $300) for standard registration and administrative fees. |
| Technical inspection | Fee | A professional property inspection typically costs HUF 60,000 to HUF 200,000 (about $180 to $600). This is optional but recommended, especially for older buildings or properties requiring renovation. |
| Light renovation | Renovation | HUF 40,000 to HUF 120,000 per square meter ($120 to $365 per sqm). This covers cosmetic updates like painting, flooring, and minor fixture replacements without major structural work. |
| Full renovation | Renovation | HUF 150,000 to HUF 400,000 per square meter ($455 to $1,215 per sqm). This includes complete system replacements, structural updates, new kitchens and bathrooms, and full interior redesign. |
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 Hungary in 2026 with different budgets?
With $100,000 (approximately HUF 33 million) in Hungary in January 2026, you could buy a 40 square meter panel flat in District XXI (Csepel) in basic condition, a 35 square meter studio in District XIX (Kispest) in an older building, or a 50 to 60 square meter small house in the outer Budapest suburbs that needs some work.
With $200,000 (approximately HUF 66 million) in Hungary in January 2026, you could purchase a 55 square meter brick apartment in District XIV (Zugló) in decent condition, a 60 square meter apartment in District XI (Újbuda) with good commuter access, or a 110 to 130 square meter detached house in the Budapest agglomeration suitable for a family.
With $300,000 (approximately HUF 99 million) in Hungary in January 2026, you could afford a 70 square meter renovated apartment in District XIII, a 65 square meter renovated flat in a better part of District VIII, or a 140 square meter family house in Budaörs or a similar suburb in good condition.
With $500,000 (approximately HUF 165 million) in Hungary in January 2026, you could buy a 90 square meter renovated apartment in central District VI, an 85 square meter new-build apartment in District XIII with higher finishes, or a 160 square meter townhouse or family home on the Buda side of the city.
With $1,000,000 (approximately HUF 329 million) in Hungary in January 2026, you could purchase a 130 square meter premium renovated apartment in District V near Parliament, a 220 square meter villa-style home in District II with garden and views, or a 150 square meter luxury new-build penthouse in a top Budapest location.
With $2,000,000 (approximately HUF 658 million) in Hungary in January 2026, you enter the thin luxury segment where options include a large villa in District XII on a prime hillside plot, a prestige penthouse in District V with landmark views, or a trophy historic apartment in District I or V that has been fully restored.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Hungary.
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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Hungarian Central Statistical Office (KSH) | Hungary's official national statistics agency that publishes verified transaction-based housing data. | We used KSH's transaction prices, price-per-sqm levels, and housing price index to anchor our baseline figures. We applied their Buda versus Pest price bands to establish neighborhood-level ranges. |
| Hungarian National Bank (MNB) | Hungary's central bank publishes detailed housing market monitoring based on comprehensive market data. | We used MNB's reported national and Budapest growth rates to extrapolate from Q1 2025 KSH levels to January 2026. We also used their new-build price data for the existing versus new comparison. |
| European Central Bank (EUR/HUF) | The ECB provides transparent, widely-used official reference rates for currency conversions. | We used the late December 2025 EUR/HUF rate of approximately 388 as our practical January 2026 conversion proxy. We applied this consistently across all price conversions in the article. |
| European Central Bank (EUR/USD) | The ECB's EUR/USD reference rate is an official benchmark that ensures consistent dollar conversions. | We used the late December 2025 rate of approximately 1.18 EUR/USD to convert euro values to dollars. We derived the HUF/USD rate of roughly 329 from these ECB reference points. |
| Eurostat HICP via FRED | Eurostat's harmonized inflation index provides standardized, comparable inflation data for EU countries. | We used the HICP index to calculate inflation-adjusted (real) price changes over the decade. We referenced the 2015 baseline to explain how real prices have roughly doubled since then. |
| ingatlan.com Adatbank | Hungary's largest property portal with extensive listing data that reflects what buyers actually see on the market. | We used ingatlan.com as a market temperature check for asking-price dynamics. We also shaped realistic property examples based on their listing patterns and typical offerings. |
| CMS Law | CMS is an international law firm that publishes detailed, professionally-verified guides on real estate transaction costs. | We sourced the 4% property transfer tax rate and tax threshold information from their Hungary guide. We used this to calculate realistic total buying costs for different price levels. |
| Bacskó Law Office | A Hungarian law firm that publishes transparent information about legal fees for property transactions. | We used their fee schedule to estimate the 0.5% to 1.0% range for legal and conveyancing costs. We applied these percentages when calculating total transaction expenses. |
| Budapest contractor market rates | Current pricing from active renovation contractors provides real-world cost estimates for property improvements. | We gathered renovation cost ranges from multiple contractor quotes in the Budapest market. We categorized these into light and full renovation tiers to help buyers plan realistic budgets. |
| KSH Housing Price Index methodology | The official methodology ensures price index calculations are standardized and comparable over time. | We referenced KSH's index showing prices at 3.4 times the 2015 baseline to quantify the decade-long price increase. We used their real versus nominal distinctions for inflation-adjusted comparisons. |
| MNB Q2 and Q3 2025 growth reports | Quarterly central bank reports capture the most recent market momentum and price acceleration signals. | We used MNB's reported 17.9% Q2 2025 growth and Q3 acceleration signals to project forward to January 2026. We applied these growth rates to KSH baseline figures for our estimates. |
| KSH Buda/Pest geographic price bands | Official geographic breakdowns provide verified price differentials across Budapest's distinct market areas. | We used KSH's data showing Buda Hills at approximately HUF 1.5 million per sqm versus outer Pest below HUF 1 million. We built our neighborhood price table to align with these official bands. |
| ECB daily reference rate archives | Historical daily rates allow precise date-specific currency conversions for accuracy. | We selected the December 22-23, 2025 ECB rates as our practical January 2026 proxy. We documented the exact rates used to ensure full transparency in our conversions. |
| KSH new-build versus second-hand data | Official transaction data captures the real premium buyers pay for new construction properties. | We compared KSH's Q1 2025 second-hand average of HUF 1.2 million per sqm against new-build levels. We calculated the 45-50% premium based on these official transaction figures. |
| MNB new-build Budapest benchmark | Central bank monitoring specifically tracks new construction pricing in the capital city. | We used MNB's reported HUF 1.77 million per sqm for new builds in Budapest as of Q3 2025. We cited this as the official new-build reference point in our comparison analysis. |
| KSH district-level transaction patterns | Official data on transaction volumes by area reveals where buyers are actually purchasing properties. | We analyzed transaction patterns to determine the 55% apartment versus 35% house market split. We used location data to identify which districts represent entry, mid-market, and premium segments. |
| ingatlan.com listing distributions | Active listing data shows the current supply of properties across different types and price points. | We cross-referenced listing distributions to validate our property type breakdown estimates. We used typical listing descriptions to create realistic property examples for each budget level. |
| Hungarian land registry fee schedules | Official government fee schedules provide accurate administrative cost information. | We referenced standard registration fees to estimate the land registry cost component. We categorized these as fixed costs that are relatively small compared to percentage-based expenses. |
| Budapest property inspection market | Current market rates from inspection companies reflect actual costs buyers face. | We gathered pricing from Budapest inspection services to establish the HUF 60,000 to 200,000 range. We noted this is optional but recommended, especially for older properties. |
| MNB affordability and demand analysis | Central bank research explains the drivers behind price movements with economic rigor. | We cited MNB's analysis of policy-supported demand and credit conditions as price drivers. We used their supply constraint observations to explain why prices accelerated in 2025. |
| KSH real versus nominal price index | Inflation-adjusted indices reveal true purchasing power changes over time. | We referenced KSH's finding that real prices reached 198% of the 2015 baseline by Q1 2025. We rounded this to approximately doubled real prices over the decade for clarity. |
| Budapest expat community market patterns | Established patterns among international buyers reveal which neighborhoods attract foreign purchasers. | We identified Districts II, XII, and XIII as expat-popular based on community patterns and school locations. We tailored property descriptions to match what international buyers typically seek. |
| Hungarian property portal aggregated data | Combined data from multiple listing sources provides a comprehensive view of market offerings. | We used aggregated portal data to validate price ranges across neighborhoods and property types. We ensured our budget-based examples match properties that buyers would actually find listed. |
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