From Buda to Debrecen: Hungarian property market sees rapid surge in 2025
The Hungarian property market experienced a significant price surge at the beginning of 2025, with January showing a more substantial increase than anticipated. According to the latest housing price index data released by ingatlan.com, a leading real estate portal in Hungary, residential property prices rose by 9.4% year-over-year in January, accelerating from the 7.8% increase observed in December.
National and regional trends in the Hungarian property market
According to ingatlan.com, the Hungarian property market saw a 1.6% month-on-month price increase in January, doubling the 0.8% rise recorded in December. This trend is particularly pronounced in major cities, where an influx of investors has created additional demand and driven up prices.
Regional disparities
Across Hungary, different regions have experienced varying degrees of price growth. The Northern Great Plain region, which includes the city of Debrecen, has seen the highest annual price growth at 13%. Budapest closely follows with a 12% year-over-year increase, solidifying its position as a prime real estate market. In contrast, Pest County, which comprises most of the Budapest metropolitan area, has experienced a more modest 5% annual price rise.
Budapest housing market in focus
The capital city continues to lead the country in terms of property values. In early February, the average price per square meter for used apartments in Budapest reached HUF 1.17 million (approximately EUR 2,900). For the most affordable quarter of the housing stock, this figure stands at HUF 903,000 (about EUR 2,200) per square meter.
Price variations across districts
Budapest’s property market shows significant price differences between its districts. The 5th district remains the most expensive, with average prices approaching HUF 2 million (EUR 5,000) per square meter. Popular areas like the 13th district command an average of HUF 1.44 million (EUR 3,600) per square meter, while the 11th district averages HUF 1.3 million (EUR 3,200) per square meter. For those seeking more affordable options, the outer districts (15th, 17th, 18th, 20th, 21st, and 23rd) offer properties below HUF 700,000 (EUR 1,700) per square meter for the cheapest quarter of properties.
Major cities outside the capital
Other significant urban centres also show strong price levels. In Debrecen, the average price per square meter stands at HUF 882,000 (EUR 2,200), with the most affordable quarter at HUF 702,000 (EUR 1,700). Győr follows with an average of HUF 824,000 (EUR 2,000) per square meter, offering cheaper options at HUF 643,000 (EUR 1,600). Szeged rounds out the top cities with an average of HUF 792,000 (EUR 2,000) per square meter, with more affordable properties below HUF 647,000 (EUR 1,600).
Factors driving the Hungarian property market
The unexpected acceleration in price growth is attributed to several factors. Seasonal trends play a role, as the beginning of the year typically sees property revaluations. Additionally, thousands of investors have re-entered the market, particularly in major cities, driving up demand and prices. Furthermore, shifting buyer preferences are becoming evident. As prices in Budapest continue to rise, some buyers looking for personal residences may start considering properties in the metropolitan area, seeking more affordable options.
Future outlook
Experts suggest that Budapest’s property prices may continue to climb due to sustained investor activity. This trend could potentially push more owner-occupier buyers towards the suburban areas surrounding the capital, seeking more affordable options. As the Hungarian property market demonstrates robust growth in early 2025, both investors and potential homeowners will need to navigate these dynamic conditions carefully. The significant regional and intra-city price variations offer opportunities for diverse investment strategies and housing choices across the country.
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