Buy an Apartment in Budapest: District Guide and Price Comparison
Published 28 October 2026 · 11 minute read · Buy Budapest Apartments
If you want the short version: the best districts to buy an apartment in Budapest are District 5 for the safest and most prestigious address, District 7 for the strongest short term rental yields, District 9 for new build value, and District 13 for quiet family living by the river. Prices run from roughly 1,800 to 5,000 euros per square metre depending on district and condition. Non-EU citizens need a government purchase permit before a sale can complete, so build that into your timeline before you buy an apartment in Budapest.
Contents
How buying an apartment in Budapest actually works
Buying an apartment in Hungary follows a different sequence than a UK or US purchase. There is no exchange of unconditional contracts followed by a separate completion date weeks later. Instead you sign a preliminary sale and purchase contract with a down payment, a Hungarian lawyer registers the transaction with the Land Registry, and ownership transfers once the full purchase price has been paid and the registration is processed. The whole process, from accepted offer to keys in hand, usually takes between two and four months for a straightforward cash purchase. Mortgage financing or a non-EU buyer’s permit can add several weeks on top of that.
A deposit is commonly paid at the preliminary contract stage, often around 10 percent of the purchase price, though the exact figure is negotiated between buyer and seller on each deal. Your lawyer should hold the deposit in a client account rather than passing it directly to the seller.
Best districts to buy an apartment in Budapest
There is no single best district. The right answer depends on whether you want capital preservation, rental income, or a home to live in. The table below is the quickest way to compare them.
| District |
Price per m² (EUR) |
Gross rental yield |
Best for |
| District 5, Belvaros and Lipotvaros |
3,500 to 5,000 |
3.5 to 4.5% |
Prestige, capital preservation |
| District 6, Terezvaros |
2,700 to 4,000 |
5 to 6.5% |
Culture, strong rentability |
| District 7, Erzsebetvaros |
2,400 to 3,500 |
7 to 8% |
Short term rental investors |
| District 8, Jozsefvaros |
1,800 to 3,000 |
5 to 7% |
Value, growth potential |
| District 9, Ferencvaros |
2,200 to 3,500 |
4.5 to 6% |
New build, modern amenities |
| District 13, Ujlipotvaros |
2,500 to 3,800 |
3.5 to 4.5% |
Family living, low turnover |
| Buda side, Districts 1, 2, 11, 12 |
2,000 to 4,500 |
2.5 to 3.5% |
Gardens, views, quiet |
District by district breakdown
District 5: Belvaros and Lipotvaros
This is the political and financial heart of the city, stretching from the Danube to Andrassy Avenue and taking in Parliament, St Stephen’s Basilica and the central business district. Expect smaller floor plans in historic buildings with high ceilings and original parquet. Rental yields sit at 3.5 to 4.5 percent gross, which is lower than the districts further out, but buyers here are paying for the safest, blue chip address in Budapest rather than for yield.
District 6: Terezvaros
Anchored by Andrassy Avenue, a UNESCO World Heritage site, the Opera House and the Liszt Ferenc Square cafe scene. Properties directly on Andrassy command a premium while side streets such as Podmaniczky and Hajos stay more affordable. Short term rental yields run 5 to 6.5 percent gross thanks to tourism overlap with the Opera, Heroes’ Square and City Park.
District 7: Erzsebetvaros, the Jewish Quarter
The most popular district for short term rental investors, home to the Dohany Street Synagogue and the ruin bar scene around Szimpla Kert. Gross yields can reach 7 to 8 percent on a well located, renovated apartment. One caveat matters here more than anywhere else in the city: Budapest introduced short term rental restrictions in 2025 and 2026 that vary by building and council district, so confirm a specific building’s current Airbnb status before you buy, not after.
District 8: Jozsefvaros
The fastest gentrifying inner city district, driven by the Corvin Quarter redevelopment, the National Museum and several university campuses. The Palace Quarter around the museum is the premium sub area. This is the district for buyers who will accept neighbourhood transition risk in exchange for the strongest capital growth potential, with gross yields of 5 to 7 percent.
District 9: Ferencvaros
The district for new build buyers. The Danube riverfront here has been reshaped by the Mupa cultural centre, the National Theatre and Corvinus University’s expansion, with new residential towers following. Buyers who want lifts, underground parking, gyms and balconies over historic charm end up here. Yields run 4.5 to 6 percent gross.
District 13: Ujlipotvaros
A quiet, leafy district along the Danube north of Parliament, with Margaret Island on its doorstep and a strong stock of 1930s Bauhaus apartment buildings. This is the district for long term family rentals and owner occupier expats rather than short term yield chasers. Expect steady 3.5 to 4.5 percent gross yields with very low tenant turnover.
Buda side: Districts 1, 2, 11 and 12
The Buda hills offer green, residential calm and panoramic city views. District 1 holds the Castle District, also UNESCO listed. District 2 has upmarket hillside villas. District 11 covers the Allee shopping area and the Buda riverside. District 12 is the prestigious Hegyvidek. Villas and houses push prices toward the top of the 2,000 to 4,500 euro per square metre range. This side of the river suits families wanting space and schools more than it suits rental investors, with yields at 2.5 to 3.5 percent gross.
Buying an apartment in Hungary as a foreigner
EU, EEA and Swiss citizens can buy residential property in Hungary on the same terms as Hungarian nationals, no permit required. Citizens of other countries need approval from the local government office before a purchase can complete. This is a standard administrative step, not a sign of restricted rights, but it does add time to the process, typically a few weeks, so factor it into your schedule from the start rather than discovering it after you have agreed a price.
Your lawyer should handle the permit application alongside the contract work. A few corporate and agricultural land categories have separate rules, but standard city apartments are the most common and most straightforward case.
New build or resale: apartments to buy in Budapest
New build apartments concentrate heavily in District 9, with pockets in District 13 and parts of District 8. They come with warranties, modern insulation, lifts and parking, which matter if you plan to rent long term to professionals. Resale apartments in the historic districts, 5, 6 and 7, offer higher ceilings, original features and addresses that new construction cannot replicate, but older buildings mean shared costs for facade renovation, lift upgrades and roof work that you should ask to see in the building’s financial records before you commit.
Costs and fees when buying an apartment in Budapest
Budget for more than the sale price on the contract. The figures below are typical ranges, not fixed fees, and you should confirm current rates with your lawyer before you sign anything.
| Cost item |
Typical range |
Notes |
| Property transfer duty |
around 4% of purchase price |
Paid to the tax authority after registration, rates can change |
| Legal and notary fees |
roughly 1 to 2% |
Covers contract drafting and Land Registry filing |
| Preliminary deposit |
commonly around 10% |
Negotiated per deal, held by the lawyer, not the seller |
| Non-EU purchase permit |
adds a few weeks |
Not required for EU, EEA or Swiss citizens |
The most expensive mistake: buying a District 7 apartment on the assumption of Airbnb income without checking that specific building’s current short term rental status. With restrictions introduced in 2025 and 2026 varying by building and council, an apartment bought for short term yield can legally end up restricted to long term rental only, cutting projected income well below what the listing promised. Always get the building’s rental status confirmed in writing before you sign the preliminary contract, not after.
FAQ
Which Budapest district has the best rental yield?
District 7, Erzsebetvaros, has the highest short term rental yields, reaching 7 to 8 percent gross on well located, renovated apartments. For long term rental rather than short term, District 8 performs best, with gross yields of 5 to 7 percent.
Which Budapest district is safest?
Districts 5, 6, 13 and the Buda side districts, 1, 2, 11 and 12, are statistically the safest in Budapest. They combine lower crime rates with the most stable, long established residential populations in the city.
Which district has the most new build apartments?
District 9, Ferencvaros, leads for new construction, driven by riverfront redevelopment and Corvinus University’s expansion. District 13 and parts of District 8 also have a growing new build supply.
Where do expats prefer to live in Budapest?
Expats most commonly settle in Districts 5, 13 and the Buda side. These areas offer central location or green space, strong public transport, and an established international community, without the nightlife noise found in Districts 6 and 7.
Do foreigners need a permit to buy an apartment in Hungary?
EU, EEA and Swiss citizens do not need a permit. Citizens of other countries need approval from the local government office before the sale can complete. This typically adds a few weeks to the timeline and should be applied for alongside the contract work, not after signing.
How much does it cost to buy an apartment in Budapest beyond the purchase price?
Budget roughly 4 percent for property transfer duty and 1 to 2 percent for legal and notary fees on top of the purchase price, plus a preliminary deposit, commonly around 10 percent, paid when you sign the sale contract. These are typical ranges and can vary, so confirm current figures with your lawyer.
How long does it take to buy an apartment in Budapest?
A straightforward cash purchase typically takes two to four months from accepted offer to completed registration. Non-EU buyers should add a few weeks for the government purchase permit, and mortgage financing adds further time depending on the lender.
Can I buy an apartment in Budapest to use for Airbnb?
Yes, but confirm the specific building’s current short term rental status first. Restrictions introduced in 2025 and 2026 vary by building and council district, and they can limit or block short term letting in buildings that previously allowed it. District 7 remains the strongest area for short term rental demand where it is still permitted.
We hold active listings across every district covered here. Browse our current property listings or our full properties page to see what is available right now. For a wider view of why buyers are choosing the city, see our guide on why to invest in Budapest, or read our Budapest property guides for a deeper look at the purchase process and paperwork.
Talk to our Budapest based, bilingual team before you commit to a district. We will match the right area to your goals, handle the foreign buyer permit where it applies, and walk you through every legal step from viewing to keys in hand. Contact our team today.
See also: Budapest Accommodation Prices Explained for Buyers.
