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 real estate market in 2026 is one of the most dynamic in Central Europe, with Budapest property prices growing roughly 25% in nominal terms over the past year alone.
Whether you're looking at a Budapest apartment, a holiday home near Lake Balaton, or an investment property in a regional city like Debrecen, understanding the current housing prices in Hungary is essential before making any decision.
We constantly update this blog post to reflect the latest data and market conditions.
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.
How's the real estate market going in Hungary in 2026?
What's the average days-on-market in Hungary in 2026?
As of early 2026, the estimated average days-on-market for residential properties in Hungary is around 60 to 75 days in Budapest for correctly priced apartments, while the national average sits closer to 95 to 125 days depending on location and property type.
In practical terms, this means that a well-priced apartment in a good Budapest neighborhood can sell within two months, but a family house in a smaller regional town might take three to four months or longer to find the right buyer.
Compared to 2024, days-on-market in Budapest has actually improved significantly, with some reports indicating properties selling at speeds not seen in a decade, driven by strong buyer demand and the launch of subsidized mortgage programs like Otthon Start in mid-2025.
Are properties selling above or below asking in Hungary in 2026?
As of early 2026, the estimated average sale-to-asking price ratio for residential properties in Hungary is around 98% to 99% in Budapest for apartments, meaning sellers typically accept a discount of just 1% to 2% below their asking price.
Roughly speaking, the vast majority of properties in Hungary still sell at or below asking price, with only premium apartments in the best Budapest locations occasionally achieving full asking or slightly above, which makes Hungary different from overheated markets where bidding wars are common.
The property types and neighborhoods most likely to see minimal discounts or full-price sales in Hungary are renovated apartments in central Budapest districts like District V, District VI, and District VII, as well as new-build developments in well-connected areas of District IX and District XIII.
By the way, you will find much more detailed data in our property pack covering the real estate market in Hungary.
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.
What kinds of residential properties can I realistically buy in Hungary?
What property types dominate in Hungary right now?
In Hungary in 2026, the residential property market is roughly split between apartments and flats at about 55%, detached family houses at around 35%, semi-detached and row houses at roughly 6%, and luxury villas and new-build developer projects making up the remaining share.
Apartments dominate the market in Hungary, especially in Budapest where the majority of transactions involve urban flats, ranging from older "brick" buildings in central Pest to communist-era "panel" apartments in outer districts.
This pattern developed because Hungary experienced significant urbanization over the past century, and the housing stock in Budapest reflects both pre-war construction and the massive prefabricated housing programs of the socialist era, which created thousands of affordable panel apartments that remain liquid and popular today.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in Hungary right now?
In Hungary in 2026, new-build properties represent a relatively small share of total listings, estimated at around 10% to 15% nationally, because completions actually fell by about 14% in the first three quarters of 2025 even as demand surged.
As of early 2026, the neighborhoods with the highest concentration of new-build developments in Hungary are found in Budapest, particularly in District IX (Ferencvaros) which has the largest number of new projects, District XIII along the Vaci ut corridor, and District XI (Ujbuda), while outside the capital, cities like Debrecen and Gyor are seeing increased developer activity.
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Which neighborhoods are improving fastest in Hungary in 2026?
Which areas in Hungary are gentrifying in 2026?
As of early 2026, the top neighborhoods in Hungary showing the clearest signs of gentrification are concentrated in Budapest, particularly District VIII (Jozsefvaros) around the Corvin-negyed and Palotanegyed areas, District IX (Ferencvaros) in its inner sections, District XIII (Angyalfold and Ujlipotvaros edges), and parts of District XI (Ujbuda).
In these Budapest neighborhoods, the visible changes include the conversion of old industrial sites into mixed-use developments, the arrival of specialty coffee shops and co-working spaces, the renovation of pre-war apartment buildings with modern finishes, and a noticeable shift in residents toward younger professionals and international students.
Over the past two to three years, these gentrifying areas in Budapest have experienced price appreciation of roughly 30% to 50%, outpacing the citywide average, as investors and owner-occupiers compete for renovated properties in neighborhoods that were previously considered risky or undesirable.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Hungary.
Where are infrastructure projects boosting demand in Hungary in 2026?
As of early 2026, the top areas in Hungary where major infrastructure projects are boosting housing demand include the North Pest corridor along Vaci ut in Districts XIII and IV, South Buda transit-linked zones in Districts XI and XXII, and areas around major transport hubs like Kelenfold where the M4 metro line has improved connectivity.
The specific infrastructure projects driving demand in Hungary include the ongoing Budapest Mobility Plan investments in tram extensions and metro improvements, the planned tram line 3 extension to Pesterzsebet, and various road and public transport upgrades connecting outer Budapest districts to the city center.
Most of these major infrastructure projects in Hungary have varying timelines, with some already completed like the M4 metro line, while others are in planning or construction phases expected to finish between 2027 and 2030.
In Hungary, the typical price impact from infrastructure announcements ranges from 5% to 15% upon announcement, with an additional 10% to 20% uplift by the time projects are completed, particularly in areas where commute times to central Budapest are significantly reduced.
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.
What do locals and insiders say the market feels like in Hungary?
Do people think homes are overpriced in Hungary in 2026?
As of early 2026, the general sentiment among locals and market insiders in Hungary is that homes, especially in Budapest, feel expensive relative to typical Hungarian salaries, even though transaction volumes remain strong and demand continues to outpace supply.
When arguing that homes in Hungary are overpriced, locals typically point to the fact that the Hungarian National Bank itself has stated the market is roughly 19% above levels justified by fundamentals, and that housing prices have risen 234% since 2010, the steepest increase in the entire EU.
On the other hand, those who believe prices in Hungary are fair argue that Budapest remains 30% cheaper than comparable Central European capitals like Prague, that rental yields are still attractive at 4% to 5%, and that limited supply combined with government subsidies will keep pushing prices higher.
In Hungary, the price-to-income ratio in Budapest is among the highest in Central Europe, with average apartment prices requiring roughly 10 to 15 years of median household income to purchase, compared to a national average that is somewhat lower but still challenging for first-time buyers.
What are common buyer mistakes people regret in Hungary right now?
The most frequently cited buyer mistake that people regret in Hungary is underestimating building-level risks in older Budapest apartment blocks, particularly failing to check the HOA (kozos koltseg) financial health, planned facade or roof renovations, and whether the building has short-term rental conflicts that could affect resale value.
The second most common mistake buyers regret in Hungary is purchasing properties specifically for Airbnb income without researching district-level regulations, especially since District VI (Terezvaros) has banned short-term rentals starting 2026 and Budapest has frozen new Airbnb licenses citywide.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Hungary.
It's because of these mistakes that we have decided to build our pack covering the property buying process in Hungary.
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.
How easy is it for foreigners to buy in Hungary in 2026?
Do foreigners face extra challenges in Hungary right now?
In Hungary in 2026, foreigners face a moderate level of additional difficulty when buying property compared to local buyers, with EU citizens enjoying nearly the same rights as Hungarians while non-EU citizens must obtain a property acquisition permit that adds roughly 30 to 60 days to the process.
The specific legal requirements for foreign buyers in Hungary include the need for non-EU citizens to apply for a permit from the local government office where the property is located, pay an administrative fee of around HUF 50,000 (about 130 euros), and work exclusively through a Hungarian lawyer who is mandatory for all real estate transactions.
Beyond the legal requirements, foreigners in Hungary commonly encounter practical challenges such as navigating Hungarian-language documents and government systems, coordinating with utilities and tax authorities that have limited English support, and managing time-zone differences if purchasing remotely from outside Europe.
We will tell you more in our blog article about foreigner property ownership in Hungary.
Do banks lend to foreigners in Hungary in 2026?
As of early 2026, mortgage financing is available to foreign buyers in Hungary through major banks like OTP Bank, K&H Bank, and Raiffeisen Bank, though approval is more selective and documentation requirements are stricter than for Hungarian citizens.
Foreign buyers in Hungary can typically expect loan-to-value ratios of around 50% to 70% (meaning a minimum 30% down payment), with interest rates currently ranging from 6% to 10% for 20-year terms depending on the loan currency and the borrower's profile.
Banks in Hungary typically require foreign mortgage applicants to provide a valid residence permit, proof of stable income (Hungarian or EU income is easiest to verify), six months of bank statements, certified translations of all foreign documents, and a signed purchase contract.
You can also read our latest update about mortgage and interest rates 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.
How risky is buying in Hungary compared to other nearby markets?
Is Hungary more volatile than nearby places in 2026?
As of early 2026, Hungary is considered more volatile than neighboring Austria and Slovakia, but roughly comparable to other Central European markets like Poland and the Czech Republic, with Hungary experiencing some of the most extreme long-run price swings in the EU.
Over the past decade, Hungary has experienced dramatic price movements, with housing prices rising 234% since 2010, the steepest increase in the entire EU and more than four times the bloc's average of 55%, which contrasts with more stable appreciation patterns seen in Austria or Germany.
If you want to go into more details, we also have a blog article detailing the updated housing prices in Hungary.
Is Hungary resilient during downturns historically?
Hungary has shown moderate resilience during past economic downturns, with the housing market continuing to function even during crises, though prices can experience meaningful corrections of 10% to 20% in real terms during severe recessions.
During the most recent major downturn following the 2008 financial crisis, Hungary property prices fell roughly 15% to 25% in real terms and took approximately 7 to 10 years to fully recover, with the recovery finally accelerating after 2015 when the current boom began.
In Hungary, the property types and neighborhoods that have historically held value best during downturns are central Budapest apartments in established districts like District V, District VI, and District II, while outer suburban areas and regional towns tend to experience sharper declines and slower recoveries.
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How strong is rental demand behind the scenes in Hungary in 2026?
Is long-term rental demand growing in Hungary in 2026?
As of early 2026, long-term rental demand in Hungary is growing steadily at around 4% to 7% annually, supported by structural factors like rising home prices that push more Hungarians into renting and continued inflows of students and young professionals to Budapest.
The tenant demographics driving long-term rental demand in Hungary include university students (Hungary has over 280,000 enrolled), young professionals in their 20s and 30s who cannot afford to buy, and a growing number of international expats and remote workers attracted by Budapest's affordability relative to Western Europe.
The neighborhoods in Hungary with the strongest long-term rental demand right now are Budapest's District V, District VI, District VII (the "party district"), District IX near the universities, and District XIII along the business corridor, where vacancy rates are as low as 1% to 2%.
You might want to check our latest analysis about rental yields in Hungary.
Is short-term rental demand growing in Hungary in 2026?
The most significant regulatory change affecting short-term rentals in Hungary is that District VI (Terezvaros) has completely banned Airbnb-style rentals starting January 2026 following a Supreme Court ruling, and Budapest has implemented a two-year moratorium on new short-term rental licenses citywide.
As of early 2026, short-term rental demand in Budapest remains solid for existing licensed properties, though growth has slowed due to the regulatory restrictions, with the market essentially frozen for new entrants while existing operators benefit from reduced competition.
The current estimated average occupancy rate for short-term rentals in Budapest is around 75% to 76%, equivalent to roughly 275 booked nights per year, with central districts like District V and District VII achieving higher rates during peak tourist seasons.
The guest demographics driving short-term rental demand in Hungary are primarily European leisure tourists (especially from Germany, the UK, and neighboring countries), business travelers attending conferences and trade fairs, and a growing segment of digital nomads attracted by Budapest's combination of low costs and high quality of life.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Hungary.
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 are the realistic short-term and long-term projections for Hungary in 2026?
What's the 12-month outlook for demand in Hungary in 2026?
As of early 2026, the 12-month demand outlook for residential property in Hungary is positive, with strong buyer interest expected to continue thanks to government subsidized mortgage programs, recovering real wages, and limited housing supply keeping competition high.
The key factors most likely to influence demand in Hungary over the next 12 months include the continuation of the Otthon Start subsidized loan program, interest rate movements by the Hungarian National Bank, and potential political shifts as Hungary approaches a new policy cycle that could change housing incentives.
Based on current momentum, the forecasted price movement for Hungary over the next 12 months is an increase of roughly 8% to 15% nationally, with Budapest potentially seeing gains at the higher end of that range if supply remains constrained and lending conditions stay favorable.
By the way, we also have an update regarding price forecasts in Hungary.
What's the 3 to 5 year outlook for housing in Hungary in 2026?
As of early 2026, the 3 to 5 year outlook for housing prices and demand in Hungary is moderately positive, with continued appreciation expected but at a slower pace than the recent boom as new supply gradually catches up and affordability constraints begin to limit buyer pools.
The major development projects expected to shape Hungary over the next 3 to 5 years include the HUF 200 billion Housing Capital Program backed by the Hungarian Development Bank that could mobilize up to HUF 1 trillion in housing investments, plus ongoing Budapest Mobility Plan transit improvements and large-scale regeneration projects in districts like Ferencvaros.
The single biggest uncertainty that could alter the 3 to 5 year outlook for Hungary is a sharp change in government housing policy or subsidies, particularly if the political cycle in 2026 brings new leadership that takes a different approach to housing incentives and lending regulations.
Are demographics or other trends pushing prices up in Hungary in 2026?
As of early 2026, demographic trends in Hungary are having a mixed impact on housing prices, with an aging overall population offset by continued urbanization toward Budapest and university cities, plus growing international migration that adds demand for rental and purchase properties.
The specific demographic shifts most affecting prices in Hungary include internal migration from rural areas and small towns toward Budapest and its suburbs, an increasing number of young families forming households who qualify for government family support programs, and a notable rise in foreign buyers from China, Vietnam, and Middle Eastern countries attracted by Hungary's Golden Visa program.
Beyond demographics, non-demographic trends pushing prices in Hungary include strong investor interest driven by inflation hedging (Hungarians view property as protection against the forint's volatility), the growth of remote work allowing people to afford larger homes outside central Budapest, and continued foreign capital inflows seeking higher yields than Western Europe offers.
These demographic and trend-driven price pressures in Hungary are expected to continue for at least the next 3 to 5 years, though the pace may moderate as affordability constraints eventually limit domestic buyer pools and if stricter regulations reduce speculative investment activity.
What scenario would cause a downturn in Hungary in 2026?
As of early 2026, the most likely scenario that could trigger a housing downturn in Hungary would be a significant tightening of credit conditions, either through higher interest rates from the MNB to combat persistent inflation or through stricter lending standards that reduce buyer purchasing power.
Early warning signs that such a downturn might be beginning in Hungary would include a sharp rise in days-on-market across Budapest, widening discounts from asking prices (moving from the current 2% back toward 5% to 10%), declining mortgage application volumes, and developers pausing new project launches.
Based on historical patterns in Hungary, a potential downturn could realistically see prices decline 10% to 20% in real terms over 2 to 3 years, with outer Budapest districts and regional towns experiencing sharper drops while central Budapest prime locations would likely hold up better due to scarcity and international demand.
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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 |
|---|---|---|
| Hungarian Central Statistical Office (KSH) | KSH is Hungary's official national statistics agency, publishing standardized housing price indices that are comparable across the EU. | We used KSH data to anchor Hungary's price levels and growth rates in an EU-comparable framework. We also used their "2015=100" index to show how fast Hungary has risen versus peers. |
| Magyar Nemzeti Bank (MNB) Housing Market Report | The MNB is Hungary's central bank, and its Housing Market Report is the most comprehensive official assessment of prices, lending, and risks. | We used MNB reports to understand demand drivers, lending conditions, and supply dynamics. We relied on their overvaluation estimates and price growth projections for 2026. |
| ingatlan.com | ingatlan.com is Hungary's largest property portal with access to millions of listings and transaction data, making their analyses market-leading. | We used their transaction-based negotiation analysis to estimate sale-to-list ratios. We also drew on their days-on-market reporting for Budapest liquidity signals. |
| Eurostat | Eurostat provides standardized cross-country house price indices that allow fair comparisons between EU member states. | We used Eurostat data to benchmark Hungary's price growth against other European countries. We relied on their methodology to ensure our comparisons are accurate. |
| Bank for International Settlements (BIS) | BIS curates residential property price data used by central banks and researchers worldwide for historical analysis. | We used BIS data to frame Hungary's volatility and historical resilience during past downturns. We drew on their long-run series for context beyond the latest quarter. |
| Global Property Guide | Global Property Guide provides detailed property market analysis and rental yield data used by international investors. | We used their rental yield calculations and market forecasts. We also relied on their analysis of the Housing Capital Program's potential impact. |
| Hungary National Legislation Database (NJT) | NJT is the official repository for Hungarian laws, including the decree governing foreign property acquisition. | We used the legal text of Government Decree 251/2014 to accurately describe foreigner buying requirements. We avoided relying on third-party summaries for legal basics. |
| BKK Budapest Mobility Plan | BKK is Budapest's official transport authority, and their Mobility Plan outlines all major infrastructure investments. | We used BKK's infrastructure pipeline to identify neighborhoods likely to benefit from transit improvements. We linked these projects to potential price appreciation. |
| AirDNA | AirDNA is a widely used short-term rental analytics provider with transparent occupancy and rate metrics. | We used AirDNA to estimate Budapest Airbnb occupancy rates and revenue potential. We treated this as a complement to official tourism data. |
| Hungary Today | Hungary Today is a mainstream English-language news outlet reporting on specific Hungarian policy and court decisions. | We used their reporting on the District VI short-term rental ban to highlight a concrete regulatory shock. We treated this as a policy risk input rather than market data. |