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
Hungary's property market continues to heat up, and understanding where prices stand today is essential for anyone looking to buy or invest.
In this article, we break down current housing prices in Hungary, recent trends, and what forecasters expect for the coming years.
We constantly update this blog post to reflect the latest data and market shifts.
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 recorded property price growth of around 18% year-on-year in mid-2025, making it one of Europe's fastest-rising housing markets according to central bank data.
- The gap between Budapest and rural Hungary is widening: Budapest apartments now average HUF 1.35 million per square meter while smaller towns sit closer to HUF 500,000 per square meter.
- Debrecen's housing market is being reshaped by BMW's new electric vehicle plant, with surrounding neighborhoods seeing demand spikes from incoming workers and suppliers.
- Hungary's MNB base rate remains at 6.50% as of December 2025, keeping mortgage costs high and limiting how much buyers can borrow for property purchases.
- The government's "Otthon Start" subsidized loan program at 3% interest is pulling first-time buyers into the market, especially in the affordable apartment segment.
- Panel flats in Budapest are appreciating faster than detached houses because they remain the most financeable and liquid property type for average buyers.
- The Rákosrendező brownfield redevelopment in Budapest is expected to lift property values in adjacent District XIII and XIV neighborhoods over the next five years.
- Hungary's 5-year property price forecast points to cumulative growth of 22% to 34%, which translates to roughly 4% to 6% annual appreciation in nominal terms.
- Lake Balaton resort towns like Siófok and Balatonfüred command premium prices but carry higher volatility risk when financing conditions tighten.
- Real property prices in Hungary dipped after 2022 due to inflation, but have been climbing again since late 2023 as wages catch up with price levels.
What are the current property price trends in Hungary as of 2026?
What is the average house price in Hungary as of 2026?
As of early 2026, the average property price in Hungary stands at approximately HUF 45 million (around $125,000 USD or €115,000 EUR), though this figure blends together apartments, houses, and both new and second-hand stock across the entire country.
When you look at price per square meter, Hungarian properties average roughly HUF 850,000 per square meter (about $2,350 USD or €2,180 EUR), with Budapest running significantly higher at around HUF 1.35 million per square meter.
The realistic price range that covers about 80% of property purchases in Hungary falls between HUF 25 million and HUF 90 million ($70,000 to $250,000 USD or €65,000 to €230,000 EUR), depending heavily on whether you're buying in Budapest, a county seat like Debrecen or Szeged, or a smaller town.
How much have property prices increased in Hungary over the past 12 months?
Over the past 12 months in Hungary, property prices have increased by an estimated 12% to 18% nationally, with Budapest seeing even stronger growth in the 14% to 20% range.
This growth varied quite a bit by property type and location: apartments in Budapest's regeneration districts saw the sharpest rises, while detached houses in smaller villages experienced more modest gains of 6% to 12%.
The single biggest factor behind this price surge was the combination of tight housing supply and government-backed subsidized lending programs that pulled buyers into the market despite high interest rates.
Which neighborhoods have the fastest rising property prices in Hungary as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Hungary are Budapest's District XIII (Angyalföld and Újlipótváros), District VIII (Józsefváros, especially the Corvin Quarter area), and Debrecen's central and western residential zones near the new BMW plant.
These top performers are seeing annual price growth of roughly 18% to 25% in District XIII, 15% to 22% in District VIII's regeneration pockets, and 14% to 20% in Debrecen's most desirable family-friendly neighborhoods.
The main demand driver across all three is the same: strong job access combined with limited new supply, whether that's Budapest's urban appeal and transport links or Debrecen's industrial investment boom bringing thousands of new workers to the region.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Hungary.
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 property types are increasing faster in value in Hungary as of 2026?
As of early 2026, the ranking of property types by appreciation rate in Hungary places smaller apartments (especially panel flats) at the top, followed by family houses in commuter towns, new-build apartments in Budapest, and finally detached houses in rural areas.
The top-performing segment, affordable apartments in Budapest and major cities, is appreciating at roughly 15% to 20% annually because these units attract both first-time buyers benefiting from subsidies and investors seeking rental income.
The main reason apartments are outperforming is simple: they are the most financeable property type in a high-interest-rate environment, making them accessible to a broader pool of buyers who cannot stretch to larger homes.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
What is driving property prices up or down in Hungary as of 2026?
As of early 2026, the top three factors driving property prices in Hungary are government subsidies for first-time buyers, constrained new housing supply, and strong job creation in regional manufacturing hubs like Debrecen.
The single factor with the strongest upward pressure is the subsidized lending program offering 3% interest rates to first-time buyers, which is pulling demand into the market despite the MNB's base rate sitting at 6.50%.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Hungary here.
Get fresh and reliable information about the market in Hungary
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What is the property price forecast for Hungary in 2026?
How much are property prices expected to increase in Hungary in 2026?
As of early 2026, property prices in Hungary are expected to increase by approximately 6% to 10% over the course of the year, which represents a slowdown from the 15% to 18% growth seen in 2025.
Forecasts from different analysts range from a conservative 5% (if interest rates stay elevated longer) to an optimistic 12% (if rate cuts materialize and subsidies expand), with most estimates clustering around 7% to 8%.
The main assumption underlying most forecasts is that Hungary's central bank will begin easing rates modestly in the second half of 2026, which would improve affordability without triggering a new price surge.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Hungary.
Which neighborhoods will see the highest price growth in Hungary in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Hungary are Budapest's District XI (Újbuda), District IX (Ferencváros), and Debrecen's expanding western suburbs near the industrial zone.
Projected price growth for these top neighborhoods ranges from 10% to 15% for 2026, outpacing the national average by a significant margin due to their combination of demand depth and supply constraints.
The primary catalyst is job-driven demand: District XI and IX benefit from Budapest's service sector concentration, while Debrecen's growth is powered by the BMW plant and its supplier network ramping up operations.
One emerging neighborhood that could surprise with higher-than-expected growth is Budapest's District XIV (Zugló), particularly areas adjacent to the planned Rákosrendező redevelopment where visibility and planning momentum are building.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Hungary.
What property types will appreciate the most in Hungary in 2026?
As of early 2026, the property type expected to appreciate the most in Hungary is small to medium-sized apartments in Budapest and top county seats like Debrecen, Szeged, and Győr.
Projected appreciation for this top-performing segment is roughly 10% to 14% for the year, driven by strong rental demand and the fact that apartments remain the most liquid and financeable option for buyers.
The main demand trend is affordability-driven: with mortgage rates still elevated, buyers are gravitating toward smaller units they can actually finance rather than stretching for larger homes.
Luxury villas and large detached houses in premium Buda neighborhoods are expected to underperform in 2026 because their buyer pool is thinner and more sensitive to economic uncertainty and financing costs.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Hungary versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How will interest rates affect property prices in Hungary in 2026?
As of early 2026, the high interest rate environment is putting a ceiling on how much property prices can rise in Hungary because elevated mortgage costs limit what buyers can afford to borrow.
The MNB base rate currently sits at 6.50%, and most analysts expect it to remain above 6% through at least mid-2026, which means typical mortgage rates for Hungarian buyers will stay in the 7% to 9% range.
A 1% change in interest rates typically shifts property affordability by roughly 8% to 10% in Hungary, meaning that if rates were to drop by one percentage point, buyers could afford homes that are about 8% to 10% more expensive without increasing their monthly payment.
You can also read our latest update about mortgage and interest rates in Hungary.
What are the biggest risks for property prices in Hungary in 2026?
As of early 2026, the three biggest risks for property prices in Hungary are interest rates staying high for longer than expected, weaker-than-forecast economic growth reducing household purchasing power, and sudden changes to government housing subsidy programs.
The risk with the highest probability of materializing is that the MNB keeps rates elevated through most of 2026 due to persistent inflation concerns, which would squeeze affordability further and slow transaction volumes in the second half of the year.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Hungary.
Is it a good time to buy a rental property in Hungary in 2026?
As of early 2026, buying a rental property in Hungary makes sense if you focus on liquid, rent-friendly segments like small apartments in Budapest's Districts XI, XIII, or IX, or in strong regional cities such as Debrecen, Szeged, or Győr where rental demand is steady.
The strongest argument for buying now is that rental yields remain attractive relative to financing costs in well-located areas, and government subsidies can improve your entry price if you qualify as a first-time buyer.
The strongest argument for waiting is that interest rates remain high and could squeeze your cash flow, so if the rent you can realistically collect does not comfortably cover your mortgage and costs, you may be betting too heavily on future price appreciation.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Hungary.
You'll also find a dedicated document about this specific question in our pack about real estate in Hungary.
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.
Where will property prices be in 5 years in Hungary?
What is the 5-year property price forecast for Hungary as of 2026?
As of early 2026, cumulative property price growth in Hungary over the next five years is expected to land between 22% and 34%, depending on how quickly interest rates normalize and whether the economy maintains its current trajectory.
The range of 5-year forecasts spans from a conservative 20% (if rates stay elevated and growth disappoints) to an optimistic 40% (if Hungary sees strong wage growth and EU fund inflows), with most analysts clustering around 25% to 30%.
This translates to a projected average annual appreciation rate of roughly 4% to 6% per year over the next five years in Hungary, which is slower than the boom years of 2015 to 2022 but still represents solid real growth.
The key assumption most forecasters rely on is that Hungary's economy continues to converge toward Western European income levels, which supports housing demand even as the extraordinary post-pandemic surge fades.
Which areas in Hungary will have the best price growth over the next 5 years?
The top three areas in Hungary expected to have the best price growth over the next five years are Budapest's regeneration zones around Rákosrendező and Districts VIII and XIII, Debrecen and its commuter belt, and the Lake Balaton resort towns of Siófok and Balatonfüred.
Projected 5-year cumulative price growth for these top-performing areas ranges from 30% to 50%, outpacing the national average thanks to specific catalysts like infrastructure investment, industrial job creation, and lifestyle demand.
This outlook largely aligns with our shorter-term forecast but with one key difference: over five years, brownfield redevelopment projects like Rákosrendező have time to materially boost surrounding neighborhoods, which is not fully reflected in 2026 projections alone.
The currently undervalued area with the best potential for outperformance over five years is Székesfehérvár, which has strong industrial employers but has not yet seen the same price run-up as Debrecen or Győr.
What property type will give the best return in Hungary over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over five years in Hungary is mid-market apartments in Budapest and top regional cities like Debrecen, Szeged, and Győr, combining steady appreciation with reliable rental income.
Projected 5-year total return for this segment (appreciation plus rental income) is estimated at 45% to 65%, assuming 4% to 6% annual price growth plus rental yields of 5% to 7% in well-located areas.
The main structural trend favoring apartments is Hungary's ongoing urbanization: young professionals and families continue concentrating in Budapest and a handful of strong regional cities where apartments offer the best combination of access and affordability.
For buyers seeking a balance of return and lower risk over five years, energy-efficient family houses in Budapest's commuter towns like Budaörs, Érd, or Dunakeszi offer stable demand from families priced out of the city while carrying less volatility than inner-city investments.
How will new infrastructure projects affect property prices in Hungary over 5 years?
The top three major infrastructure projects expected to impact property prices in Hungary over the next five years are the Rákosrendező brownfield redevelopment in Budapest, continued expansion of Debrecen's industrial and transport infrastructure, and improvements to Budapest's M3 metro line and tram network extensions.
Properties near completed infrastructure projects in Hungary typically command a price premium of 10% to 20% compared to similar properties further away, though this effect builds gradually as projects move from planning to completion.
The neighborhoods that will benefit most from these infrastructure developments are Budapest's Districts XIII and XIV near Rákosrendező, Debrecen's western residential areas with improved road access to the industrial zone, and Budapest neighborhoods along the renovated M3 metro corridor.
How will population growth and other factors impact property values in Hungary in 5 years?
Hungary's national population is projected to decline slightly over the next five years, but property values will still be supported by internal migration patterns that concentrate demand in Budapest and a few high-opportunity regional hubs like Debrecen and Győr.
The demographic shift with the strongest influence on property demand in Hungary is the growing number of single-person and two-person households, which is increasing demand for smaller apartments even as overall population stagnates.
Migration patterns, including both domestic movement toward job centers and international arrivals attracted by Hungary's industrial investment, are expected to support property values in Budapest and Debrecen while leaving smaller towns more vulnerable to stagnation.
The property types and areas that will benefit most from these demographic trends are compact apartments in Budapest's well-connected districts and family houses in the commuter belts of cities with strong employment bases.
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 is the 10 year property price outlook in Hungary?
What is the 10-year property price prediction for Hungary as of 2026?
As of early 2026, cumulative property price growth in Hungary over the next 10 years is expected to reach between 34% and 63%, reflecting a normalization from the extraordinary gains of the past decade toward more sustainable long-term appreciation.
The range of 10-year forecasts spans from a conservative 30% (if Hungary faces prolonged economic headwinds or demographic decline accelerates) to an optimistic 70% (if income convergence with Western Europe proceeds faster than expected).
This translates to a projected average annual appreciation rate of roughly 3% to 5% per year over the next decade in Hungary, which is modest by recent standards but still represents meaningful wealth building for property owners.
The biggest uncertainty factor in making 10-year property price predictions for Hungary is the trajectory of interest rates and inflation, since even small differences in the long-run rate environment can compound into large differences in property values over a decade.
What long-term economic factors will shape property prices in Hungary?
The top three long-term economic factors that will shape property prices in Hungary over the next decade are real wage growth relative to inflation, the trajectory of interest rates and Hungary's risk premium, and the pace of industrial investment that determines which cities attract workers and housing demand.
The single factor with the most positive impact on property values will be continued income convergence with Western Europe, as rising wages allow Hungarian households to afford higher-priced homes and attract EU workers to the country.
The single factor posing the greatest structural risk is Hungary's demographic decline: if working-age population shrinks faster than expected and is not offset by migration or productivity gains, housing demand in many areas could weaken significantly.
You'll also find a much more detailed analysis in our pack about real estate 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 | Why it's authoritative | How we used it |
|---|---|---|
| Magyar Nemzeti Bank Housing Market Report (Nov 2025) | Hungary's central bank publishes the country's most detailed quarterly housing analysis. | We used it to anchor current price growth rates and market tightness. We also cross-checked our January 2026 estimates against MNB's latest quarterly readings. |
| Magyar Nemzeti Bank Housing Market Report (May 2025) | Same central bank series, useful for tracking trends across time. | We used it for trend continuity from late 2024 to early 2025. We treated it as the baseline for the pre-2025Q2 price acceleration. |
| Hungarian Central Statistical Office (KSH) Housing Prices Q1 2025 | Hungary's official statistics agency publishes transaction-based housing price data. | We used it for concrete price levels in Budapest, county seats, and the Balaton area. We grounded our neighborhood examples in KSH's city breakdowns. |
| KSH Methodology Page | It explains how Hungary's official housing price index is constructed. | We used it to describe why the numbers are reliable. We also justified our approach of combining levels from KSH with growth rates from MNB. |
| Eurostat House Price Index | The EU's official statistics office provides standardized cross-country housing data. | We used it to benchmark Hungary's growth against the EU average. We avoided over-relying on any single Hungarian source. |
| BIS Residential Property Price Statistics (Q2 2025) | The Bank for International Settlements harmonizes property price data across countries. | We used it to cross-check Hungary's long-run cycle and real vs nominal framing. We kept our 5 to 10 year outlook consistent with global housing logic. |
| FRED BIS Real House Price Index for Hungary | It republishes BIS data with transparent definitions and easy time-series access. | We used it as a long-history reference for real price trends. We triangulated it with KSH and MNB for directional confirmation. |
| European Commission Economic Forecast for Hungary | An official EU forecast widely cited for GDP and inflation assumptions. | We used it to anchor the 2026 macro backdrop. We framed risks around soft growth versus sticky inflation. |
| European Commission Hungary Country Report (2025) | An official Commission document with detailed country-level analysis. | We used it to support why demand might firm up with new manufacturing capacity. We corroborated 2026 growth assumptions. |
| MNB Monetary Council Press Release (Dec 2025) | The primary source for Hungary's policy rate decisions. | We used it to pin the January 2026 interest rate setting. We translated that into mortgage and affordability impacts. |
| Reuters on Hungary First-Home Buyer Subsidy | Major wire service reporting on a clearly defined government program. | We used it as evidence of policy-driven demand support. We treated it as a catalyst for entry-level segment growth. |
| Duna House Barometer | One of Hungary's largest brokerage networks publishing regular market snapshots. | We used it as a private-sector pulse check on buyer behavior. We only used it to complement KSH and MNB, not replace them. |
| RE/MAX Hungary Housing Market Report Q1 2025 | A large international brokerage with structured reporting on property segments. | We used it to cross-check per-square-meter levels. We used it for triangulation on which property types are moving faster. |
| Budapest Municipality Rákosrendező Project Page | Official city source for a major brownfield redevelopment pipeline. | We used it to justify a 5-year neighborhood tailwind. We incorporated it into our best growth areas section. |
| Reuters on BMW Debrecen Production Start | Reliable reporting on major investment timelines and spillover impacts. | We used it to support why Debrecen demand can stay strong. We connected it to which city submarkets benefit first. |
| BMW Group Official Debrecen Announcement | The company's primary source for project timing and scope. | We used it to cross-check production timelines. We translated industrial capacity into housing demand pressure. |
| Budapest Business Journal on MNB Rate Decision | Long-running business outlet that references underlying MNB statements. | We used it only as a secondary cross-check. We still treated the MNB press release as the source of truth. |
| MNB Statistics House Price Index Info Page | Official statistical hub for Hungary's central bank house price index series. | We used it to confirm the latest published reference quarter. We kept terminology consistent between nominal and real indices. |
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If you want to go deeper, you can read the following: