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 is not the Wild West, but it is a place where your risk level depends heavily on whether you follow registry-first rules and refuse any shortcut paperwork.
Prices have had a strong multi-year run, with Budapest property values rising approximately 25% in 2025 alone, while the central bank has been tracking a policy-driven "wait-and-see" dynamic in housing loans that changes negotiation power and how desperate some sellers or agents may feel.
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.
How risky is buying property in Hungary as a foreigner in 2026?
Can foreigners legally own properties in Hungary in 2026?
As of early 2026, foreigners can legally buy residential property in Hungary, but the rules split clearly between EU/EEA citizens (who are treated almost like locals for non-agricultural property) and non-EU buyers (who need a government permit before they can register ownership).
The main restriction for non-EU buyers is the permit requirement under Government Decree 251/2014, which typically takes 30 to 60 days to process and costs around HUF 50,000 to 65,000, and all foreigners are prohibited from buying agricultural or forestry land regardless of nationality.
Most foreigners buying apartments or houses in Hungary simply purchase directly in their own name after obtaining the necessary permit (if required), though some non-EU buyers setting up businesses choose to buy through a Hungarian company to simplify repeated transactions.
What makes Hungary unique is that ownership only becomes legally real when the Land Registry records your name, not when you sign papers or wire money, which is why the permit and registration process matters so much.
What buyer rights do foreigners actually have in Hungary in 2026?
As of early 2026, foreign buyers in Hungary have strong legal rights once properly registered, including the ability to demand authenticated land registry extracts showing ownership and encumbrances, and the right to structure payment around registration milestones.
If a seller breaches a contract in Hungary, you can pursue civil enforcement through the courts, though this process is paperwork-heavy and can take years, so your real protection comes from having an attorney-countersigned contract and verified registry documentation before any money moves.
The most common right foreigners mistakenly assume they have in Hungary is that a signed contract or deposit receipt gives them ownership or security, when in reality only the Land Registry entry protects you, and private promises or side agreements mean nothing if they are not filed.
How strong is contract enforcement in Hungary right now?
Contract enforcement in Hungary is functional but not frictionless, with civil court proceedings taking longer on average than in countries like Germany or Austria, so your real goal should be to avoid disputes rather than plan to win them later.
The main weakness foreigners should know about is that enforcement timelines can be unpredictable and paperwork-heavy, which is why experienced buyers focus on prevention through attorney-countersigned contracts, fresh registry checks, and clean payment flows rather than relying on the courts.
By the way, we detail all the documents you need and what they mean in our property pack covering 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.
Which scams target foreign buyers in Hungary right now?
Are scams against foreigners common in Hungary right now?
Real estate scams against foreigners in Hungary are not extremely common, but they do happen, and foreigners are more vulnerable because they tend to trust English-speaking intermediaries too quickly and skip land registry verification steps.
The property transactions most frequently targeted by scammers in Hungary are private sales of apartments in popular Budapest districts, especially when listed on international platforms or through informal channels without proper agency representation.
The foreign buyers most commonly targeted are those making remote purchases without visiting the property, first-time investors unfamiliar with Hungarian procedures, and people who feel rushed by claims of a hot market or competing offers.
The single biggest warning sign that a deal may be a scam in Hungary is pressure to send a deposit before your lawyer has verified ownership through an authenticated land registry extract, because legitimate sellers understand the registry verification process and have no reason to rush it.
What are the top three scams foreigners face in Hungary right now?
The top three scams foreigners face when buying property in Hungary are deposit capture through fake urgency, seller misrepresentation where someone other than the real owner poses as the seller, and grey paperwork schemes involving side agreements to bypass taxes or rules.
The most common scam, deposit capture, typically unfolds like this: you find a property, an agent or supposed seller pressures you to send a reservation deposit claiming another foreign buyer is about to wire money, the paperwork is incomplete or the person is not authorized, and once you send money it becomes very difficult or impossible to recover.
The single most effective way to protect yourself from each scam is the same: never send any money until your Hungarian lawyer has obtained a fresh authenticated land registry extract confirming the seller's ownership, verified the seller's identity and authority, and prepared an attorney-countersigned contract that matches exactly what will be filed with the registry.
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 do I verify the seller and ownership in Hungary without getting fooled?
How do I confirm the seller is the real owner in Hungary?
The standard verification process in Hungary is to obtain a fresh tulajdoni lap (property sheet) from the Land Registry through official channels, which shows the exact owner names, ownership shares, and property identification, then confirm that the person signing the contract matches this documentation.
The official document foreigners should check is the tulajdoni lap, which you can obtain through the official TakarNet portal or related land registry services, and this extract must be fresh and authenticated rather than an old screenshot or photocopy.
The most common trick fake sellers use in Hungary is posing as a relative, ex-spouse, or authorized representative of the real owner and showing a passport plus utility bill as if that proves ownership, and while not extremely common, this happens often enough that you should never accept identity documents as a substitute for registry proof.
Where do I check liens or mortgages on a property in Hungary?
In Hungary, you check for liens and mortgages on the same tulajdoni lap (property sheet) from the Land Registry, which shows all registered encumbrances including mortgages, liens, usufruct rights, and any restrictions on the property.
When checking for liens in Hungary, you should request information about any registered mortgages, enforcement proceedings, usufruct or usage rights, pre-emptive purchase rights (vételi jog), and any annotations about pending legal disputes affecting the property.
The type of encumbrance most commonly missed by foreign buyers in Hungary is the pre-emptive right (vételi jog), which gives existing tenants or neighbors the first right to buy a property and is particularly relevant in multi-unit buildings and traditional family estates in areas like Budapest's inner districts or rural communities.
It's one of the aspects we cover in our our pack about the real estate market in Hungary.
How do I spot forged documents in Hungary right now?
The most common type of forged document used in property scams in Hungary is a fake or altered tulajdoni lap (land registry extract), often presented as a PDF screenshot without proper authentication markers, and while sophisticated forgeries are rare, basic fakes appear sometimes in deals involving international buyers who cannot easily verify Hungarian documents.
Red flags that a document may be forged in Hungary include PDFs without official authentication stamps or QR codes, translated extracts that do not match any Hungarian original, pressure to accept documents because the land office is slow, and any document that was not obtained directly through official channels like TakarNet.
The official verification method in Hungary is to have your lawyer obtain documents directly through authenticated channels or to request that documents be validated through the Land Registry, because the system is designed so that attorney-countersigned contracts and official registry filings replace reliance on informal paperwork.
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 "grey-area" practices should I watch for in Hungary?
What hidden costs surprise foreigners when buying a property in Hungary?
The three most common hidden costs foreigners overlook in Hungary are the 4% property transfer duty (around HUF 4 million or $12,000 or EUR 10,000 on a typical Budapest apartment), mandatory lawyer fees for contract countersignature (0.5% to 3% of the property value), and condominium-related costs like common charges, renovation fund contributions, and potential building debt.
The hidden cost most often deliberately concealed by sellers or agents in Hungary is outstanding condominium debt or upcoming special assessments for building renovations, and this happens commonly enough that you should always request the building's financial records before committing to a purchase in Budapest.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Hungary.
Are "cash under the table" requests common in Hungary right now?
Cash under the table requests in Hungary have become less common than they were a decade ago due to stricter enforcement and digital payment tracking, but you may still encounter them occasionally, especially in deals involving older sellers or properties in less monitored areas outside Budapest.
The typical reason sellers give for requesting undeclared cash in Hungary is to reduce the official sale price and thus lower the 4% property transfer duty you pay, often framed as saving money for both parties or as something everyone does in Hungary.
If you agree to an undeclared cash payment in Hungary, you face serious legal risks including potential tax fraud charges, difficulty proving your full investment if you need to sell or dispute ownership, and the loss of any legal protection for the undeclared portion if the deal goes wrong.
Are side agreements used to bypass rules in Hungary right now?
Side agreements to bypass official rules are still proposed sometimes in Hungarian property transactions, though the practice has decreased as digital systems and registry oversight have improved, and you are most likely to encounter this in older buildings or deals without professional agency involvement.
The most common type of side agreement in Hungary involves declaring a lower purchase price on the official contract while paying the difference separately as "furniture value" or a direct cash payment, which reduces the property transfer duty but creates serious legal exposure.
If authorities discover a side agreement in Hungary, you face penalties including back taxes with interest, potential fraud charges, and the risk that your ownership registration could be challenged because what was filed does not match the real transaction.
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.
Can I trust real estate agents in Hungary in 2026?
Are real estate agents regulated in Hungary in 2026?
As of early 2026, real estate agents in Hungary are regulated under the Housing Act (Act LXXVIII of 1993), and legitimate agents must be registered in the national commercial registry system (OKNYIR), making Hungary one of the EU countries where you can actually verify agent credentials.
A legitimate real estate agent in Hungary should have a registration in the national commercial registry (OKNYIR) and be able to provide their registration number, which you can verify through official channels before agreeing to work with them.
Foreigners can verify whether an agent is properly licensed in Hungary by checking the OKNYIR portal or asking the agent directly for their registration number and then confirming it, and any agent who resists this basic check should be avoided.
Please note that we have a list of contacts for you in our property pack about Hungary.
What agent fee percentage is normal in Hungary in 2026?
As of early 2026, the normal real estate agent fee in Hungary is between 3% and 5% of the sale price, plus the standard 27% VAT on the fee itself, which means your effective cost can reach 4% to 6.5% when VAT is included.
The typical range that covers most transactions in Hungary is 3% to 5%, though premium properties in central Budapest districts like District V or II may see fees at the higher end, while simpler transactions in less sought-after areas may negotiate closer to 3%.
In Hungary, the seller traditionally pays the agent fee, but in practice foreigners can still end up paying indirectly through a higher negotiated price or through arrangements where the buyer pays part of the commission, so you should ask upfront who pays what and whether VAT is included.
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 due diligence actually prevents disasters in Hungary?
What structural inspection is standard in Hungary right now?
There is no mandatory structural inspection in Hungary, so the standard practice is that smart buyers choose to hire an independent technical expert to assess the property before committing, especially for older buildings in Budapest districts like VI, VII, or VIII.
A qualified inspector in Hungary should check for moisture and damp issues, roof and basement condition, electrical system modernization, heating system type and efficiency, window and insulation quality, and any evidence of unauthorized renovations or structural alterations.
The professional qualified to perform structural inspections in Hungary is typically a certified building engineer (építészmérnök) or a technical surveyor with experience in residential properties, and your lawyer or agent can usually recommend someone independent.
The most common structural issues that inspections reveal in Hungary are damp problems in older buildings, outdated electrical systems that need complete replacement, poor insulation leading to high heating costs, and cosmetic renovations hiding structural fatigue in pre-war buildings in central Budapest.
How do I confirm exact boundaries in Hungary?
The standard process for confirming exact property boundaries in Hungary is to obtain the land registry documentation and, where relevant, an authenticated map copy from official land administration services, then verify that what you see on the ground matches the records.
The official document showing legal boundaries in Hungary is the földhivatali térkép (land office map) or the relevant extract from the property's registry file, which you can obtain through the TakarNet portal or directly from local land offices.
The most common boundary dispute affecting foreign buyers in Hungary involves properties outside Budapest, such as houses near Budakeszi, Szentendre, or Balaton-area towns like Balatonfüred, where fences or hedges do not match the official recorded boundaries and neighbors may have been using disputed land for years.
If boundaries are important to your purchase, especially for houses with gardens or rural properties, you should hire a licensed surveyor (földmérő) to physically measure the property and confirm that the real boundaries match the official records.
What defects are commonly hidden in Hungary right now?
The top three defects sellers frequently conceal in Hungary are condo-level financial problems like underfunded renovation reserves and building debt (common in Budapest), hidden damp or moisture issues masked by fresh paint and cosmetic renovation (common in older buildings), and wildly different utility and heating costs that only become apparent after you move in (common everywhere).
The most effective inspection technique to uncover hidden defects in Hungary is to combine a physical inspection by an independent building engineer with a financial review of the condominium records, and to visit the property at different times of day to check for noise, heating behavior, and signs of water damage that may be concealed during a standard showing.
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 insider lessons do foreigners share after buying in Hungary?
What do foreigners say they did wrong in Hungary right now?
The most common mistake foreigners say they made when buying property in Hungary is trusting an English-speaking intermediary or agent more than the official land registry, leading to situations where they sent money before proper verification was complete.
The top three regrets foreigners mention after buying in Hungary are wiring deposits before their lawyer had registry-verified documents, buying the apartment without understanding the building's financial situation and upcoming renovation costs, and underestimating closing costs especially the 4% property transfer duty.
The single piece of advice experienced foreign buyers most often give to newcomers in Hungary is to treat the tulajdoni lap (land registry extract) as the starting point of every conversation and to never send any money until your lawyer confirms everything matches.
The mistake foreigners say cost them the most money or stress in Hungary is discovering after purchase that the condominium had hidden debt, major renovation assessments coming, or building-level problems that were not disclosed, which can add tens of thousands of euros in unexpected costs.
What do locals do differently when buying in Hungary right now?
The key difference in how locals approach buying compared to foreigners in Hungary is that locals instinctively treat the tulajdoni lap as the beginning of every property conversation and would never consider sending money based on a signed agreement alone, while foreigners often see the registry step as a formality at the end.
The verification step locals routinely take that foreigners skip in Hungary is personally visiting the local land office or having their lawyer pull multiple fresh registry extracts at different stages of the transaction, because locals know that registry status can change and that a document from last month may not reflect today's reality.
The local knowledge advantage that helps Hungarians get better deals is understanding Budapest's neighborhood dynamics at the block level, knowing that District VII Erzsébetváros or VIII Józsefváros can vary dramatically from one street to the next, and being able to separate tourist-attractive areas from actually livable ones, while also having personal networks to hear about properties before they hit international platforms.
Don't buy the wrong property, in the wrong area of Hungary
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 Tax Authority (NAV) | Official tax authority explaining legally binding duty rules | We used it to anchor the 4% property transfer duty rate. We referenced it for hidden cost warnings foreigners often underestimate. |
| Hungarian Central Statistical Office (KSH) | Hungary's official statistics agency with court-defensible data | We used it to describe recent price trajectory and regional differences. We relied on its indexed view to avoid cherry-picking listings. |
| Magyar Nemzeti Bank (MNB) Housing Report | Central bank's flagship report on housing and lending | We used it to describe the market dynamics and buyer behavior in late 2025. We referenced it to keep the article time-accurate for January 2026. |
| EU e-Justice Portal | EU-maintained portal standardizing national land registry info | We used it to validate how Hungary's land registry fits EU norms. We grounded verification steps in this official description. |
| TakarNet Portal | Official access channel to land registry electronic services | We used it to explain how to obtain authenticated documents. We referenced it for practical verification steps. |
| Government Decree 251/2014 | Actual Hungarian legal text on foreign acquisition permits | We used it to anchor the permit logic for non-EU buyers. We avoided relying on blog interpretations for legal requirements. |
| DLA Piper REALWORLD | International legal guide with checkable transaction mechanics | We used it to confirm the attorney-countersignature requirement. We explained why side paperwork is a major risk signal. |
| Baker McKenzie Resource Hub | Top-tier law firm's structured guide consistent across countries | We used it to cross-check when ownership legally transfers. We explained why registry timing matters for buyer protection. |
| 2025 EU Justice Scoreboard | EU's comparative dataset on court efficiency across member states | We used it to discuss contract enforcement without relying on hearsay. We justified practical expectations about civil procedure speed. |
| Transparency International CPI 2024 | Globally cited corruption perception index with documented methodology | We used it to explain why informal pressure can appear in property processes. We treated it as risk context, not proof of specific scams. |
| OKNYIR Registry Portal | Official national registry for commercial activities including agents | We used it to explain how to verify agent credentials. We referenced it as the practical check before trusting an intermediary. |
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.