Is District XVII (Rákosmente) a Good Area to Buy an Apartment in Budapest?
District XVII, known locally as Rákosmente, is a good buy for people who want a quiet, green, family-oriented part of Budapest and are prepared to trade commute time for space and a lower price per square metre. It is a weak choice for anyone chasing rental yield, short-term letting income, or a classic walkable apartment lifestyle, because the district is dominated by houses rather than flats and sits furthest from the metro network of any inner or mid-ring district. Treat it as a long-term personal-use purchase, not an investment play.
Where is District XVII and what are its boundaries
District XVII sits on the far eastern edge of the Pest side, and it is the largest district in Budapest by land area, though one of the least densely built. It is made up of several former villages that were absorbed into the city over the twentieth century: Rákoskeresztúr, Rákoscsaba, Rákosliget and part of Rákoshegy. It borders District X (Kőbánya) and District XVI to the west and north, District XVIII (Pestszentlőrinc) to the south, and open Pest county towns such as Gyömrő and Maglód to the east. Practically, this means District XVII is the last stop before Budapest ends and the countryside begins.
That geography is the single fact that shapes everything else about the area: it is suburban in character, built around former village cores rather than a dense urban grid, and it was never designed with a metro line in mind.
What is the housing stock like in Rákosmente
This is the point most foreign buyers researching "District XVII Budapest apartment" miss: the district's housing stock is overwhelmingly houses, not flats. Detached and semi-detached family homes with gardens make up most of the market, ranging from pre-war village houses to 1970s-80s family builds to newer housing estates put up over the last fifteen to twenty years on former agricultural land near the HÉV stations.
Apartment buildings exist but are a minority, concentrated in a few pockets:
- Small two to four storey blocks from the socialist era around Rákoskeresztúr and Rákosliget centres, most without a lift.
- A handful of modern condo developments built in the last decade close to the HÉV stations, aimed at young families who want a flat without an inner-city price tag. These typically do include a lift.
- Scattered low-rise panel-style buildings, generally two-bedroom units of 50 to 70 square metres.
If what you actually want is a flat with a balcony in a well-run building, District XVII gives you far fewer choices than District X, XIV or XIII. If what you want is a house with a garden inside Budapest's administrative border, this is one of the best-value districts in the city for it. Browse current stock on our all properties listing to see how thin the apartment selection actually is here compared with other districts.
Apartment prices and rents in District XVII
Citywide, Budapest resale apartment prices have generally been quoted in a broad range that moves with the market, so confirm current figures against live listings rather than relying on any fixed number. As a rough anchor, District XVII apartments tend to trade noticeably below the Budapest average, reflecting the distance from the centre and the thinner buyer pool for flats specifically. New-build units near the HÉV stations command a premium over the older socialist-era blocks but still sit below what comparable new stock costs in mid-ring districts like X or XIV.
Rents follow the same pattern: long-term rents in District XVII are among the lowest in Budapest on a per square metre basis, because the tenant pool is almost entirely local families and commuters rather than professionals or students who would pay a premium for proximity to the centre.
| Area | Indicative apartment price (per sqm) | Indicative long-term rent | Character |
|---|---|---|---|
| District XVII (Rákosmente) | Below Budapest average | Among the lowest in the city | Suburban, house-dominated |
| District XVI (Rákosszentmihály/Cinkota) | Below average, similar band | Low, slightly ahead of XVII | Suburban, family |
| District X (Kőbánya) | Below average, closer to mid-range | Mid-low | Mixed urban/industrial, metro access |
| Budapest average (all districts) | Baseline | Baseline | Varies hugely by district |
These figures are indicative only, meant to show relative position, not exact numbers. Prices shift with every quarter, so check current asking prices before setting a budget, and see our Budapest property guides for district-by-district comparisons updated as the market moves.
Who buys and rents in District XVII
Buyers here are mostly Hungarian families trading an inner-city flat for a house and garden, young couples buying their first family home, and retirees wanting a quieter, greener setting. Foreign buyers show up less often than in central districts, and when they do, it is usually someone relocating permanently with family ties or local employment, not someone buying for rental yield.
Renters are almost entirely local: families, commuters who work in eastern Budapest or Pest county, and people priced out of the inner districts. There is very little demand from international tenants, corporate relocations or expats, and essentially none from tourists. If your plan involves furnished short-term letting to visitors, this is the wrong district to execute it in, regardless of what the entry price looks like.
Transport and getting into central Budapest
District XVII has no metro line of its own. The main connection to the rest of the city is the HÉV H8 suburban railway, which runs from Rákoskeresztúr, Rákoscsaba and Rákosliget stations into Örs vezér tere, where it meets the M2 metro, several tram lines and bus routes. From there it is a further metro ride into the centre. A realistic door-to-door journey from the outer parts of District XVII into downtown Pest typically runs somewhere in the region of 30 to 45 minutes, combining HÉV and metro, and that is before walking time at either end.
Bus lines connect the district internally and to neighbouring District X and XVI, but there are no tram lines through most of Rákosmente. Car use is noticeably higher here than in central districts, and most houses come with off-street parking or a driveway, which is itself a point in the area's favour for anyone used to fighting for a parking space in the VII or VIII district.
Pros and cons of buying in District XVII
| Pros | Cons |
|---|---|
| Lower entry price per square metre than almost anywhere else in Budapest | Long commute to the centre, 30 to 45 minutes door to door is typical |
| Gardens, driveways and more living space for the money | Thin apartment stock if you specifically want a flat rather than a house |
| Quiet, green, genuinely family-oriented environment | Weak rental pool and modest rents, poor fit for buy-to-let investors |
| Good local schools and green space, including the Naplás-tó recreation area | Slower resale liquidity, smaller pool of buyers than central districts |
| Easier parking, no congestion charge pressure | Little to no demand for short-term or Airbnb-style letting |
Best streets and pockets, and ones to avoid
Rákosliget is the most attractive pocket within the district: it was originally laid out as a planned garden suburb in the early twentieth century, and it still has tree-lined streets and a more cohesive, village-like feel than the newer estates further out. The area around Rákoskeresztúr centre, close to the HÉV station, is a sensible middle ground if you want reasonable transport access without paying for it. Streets near Naplás-tó carry a green-space premium and are popular with families specifically for that reason.
Avoid properties directly adjacent to rail freight lines or the outer ring road corridor, where road and rail noise is a real and constant factor rather than an occasional nuisance. The furthest-out streets toward the Pest county boundary also have noticeably fewer local services, so check what is actually within walking distance before you commit, not just what is marked on a map.
The most expensive mistake buyers make here: buying in District XVII because the price per square metre looks like a bargain, without weighing the thin resale market and weak rental pool against that discount. A cheap flat that takes twice as long to sell, or that only ever rents to a local family at a modest rent, is not automatically a better deal than a pricier flat in a district with faster turnover and stronger tenant demand. Run the maths on liquidity and rental realism before you run the maths on price per square metre alone.
Risks to check before buying
District XVII is not in a Danube flood zone, given its distance from the river, but parts of it sit on former agricultural land, so ask about drainage and water table issues on any ground-floor property, particularly in the newer housing estates. Heating is mixed: many houses run individual gas boilers, which means your winter bills depend entirely on the condition and age of that specific boiler, while the older apartment blocks generally use district or building-level heating. Always ask what the heating system is and when it was last serviced or replaced, since this affects running costs far more here than in a newer central building.
On short-term rental, Budapest's rules have tightened district by district in recent years, so confirm the current registration requirements locally before assuming you can let a property to tourists. In District XVII the bigger practical constraint is demand rather than regulation: there simply isn't a tourist or business-traveller market out here to let to, rules aside.
Verdict: is District XVII a good place to buy an apartment
Buy here if you want a permanent family home with outdoor space, you value quiet and greenery over proximity to the action, and you are not relying on rental income to make the purchase work. It is a genuinely good, honest value district for that buyer. Do not buy here if you are an investor looking for strong rental yield, short-term letting potential, or fast resale liquidity, or if what you actually want is a flat in a well-managed building with lift access and a short commute. For that profile, districts closer to the centre with better metro access are a better fit, even at a higher price per square metre. Compare the full picture of where foreign buyers typically do best in our guide to why and where to invest in Budapest, or talk through your specific priorities with our team via contact us before shortlisting properties.
FAQ
Is District XVII part of central Budapest?
No. District XVII (Rákosmente) is on the far eastern edge of the Pest side, bordering Pest county. It is the largest district by land area but one of the furthest from the city centre, with no metro line of its own, relying instead on the HÉV suburban railway into Örs vezér tere.
Are there apartments or mostly houses in District XVII?
Mostly houses. District XVII is dominated by detached and semi-detached family homes with gardens, built across different eras from pre-war to recent estates. Apartment blocks exist but are a minority, found mainly in the old village centres and in a small number of newer developments near the HÉV stations.
What is the average apartment price per square metre in District XVII?
Prices here generally sit below the Budapest citywide average, reflecting the distance from the centre and the smaller pool of flat buyers. Exact figures move with the market, so always check current listings rather than relying on a fixed number, and compare against similar outer districts like District XVI before judging whether a price is fair.
Is District XVII good for rental investment or Airbnb?
Generally no. The district has very little demand from tourists, business travellers or expats, so short-term letting is impractical regardless of any current registration rules. Long-term rents to local families are also lower than in central districts, so the rental yield case is weaker here than in districts closer to the metro network.
How do you get from District XVII to central Budapest?
The main route is the HÉV H8 suburban railway from Rákoskeresztúr, Rákoscsaba or Rákosliget to Örs vezér tere, where you transfer to the M2 metro, trams or buses. A realistic door-to-door journey into downtown Pest typically takes somewhere around 30 to 45 minutes, which is longer than almost any inner or mid-ring district.
Is District XVII safe and family-friendly?
Yes, it is widely considered one of the quieter, more family-oriented districts in Budapest, with good local schools, gardens, and green space including the Naplás-tó recreation area. It is not known for nightlife or crime issues, which is part of why it attracts families moving out from denser inner districts.
What heating type do homes in District XVII use?
It varies by building. Many detached houses use individual gas boilers, which puts running costs down to the age and condition of that specific unit, while older apartment blocks typically use building-level or district heating. Always ask about the heating system and its service history before buying, since this affects your winter bills significantly.
Which part of District XVII is best to buy in?
Rákosliget is generally considered the most attractive pocket, thanks to its planned garden-suburb layout and tree-lined streets. The area around Rákoskeresztúr centre, near the HÉV station, offers a reasonable balance of transport access and price. Streets directly next to rail freight lines or the outer ring road are best avoided due to noise.