How Much Does It Cost to Buy an Apartment in Budapest? Prices by District (2026)
Quick answer: in 2026 the median Budapest apartment costs about 89.9 million HUF (~€228,000), or roughly 1,343,750 HUF per square metre (~€3,400). Prices run from about 905,000 HUF/m² in the cheapest district (XXIII) to 1,985,000 HUF/m² in the most expensive (District V) — a spread of more than double across the city's 23 districts. All figures are medians from about 27,500 live for-sale listings, updated monthly.
Budapest is still one of the cheaper capital cities to buy in across the European Union — but that headline hides a lot. Cross from one district into the next and the price per square metre can almost double. So before you fall for a flat, it pays to know what's normal for the area, and that's what this guide is for: a clear, district-by-district picture of what it actually costs to buy in Budapest in 2026, built from live listings on Housiko's Budapest price index. (Euro figures are rough, at about 395 HUF to the euro in mid-2026.)
Start with the citywide picture. The median asking price across Budapest is around 1,343,750 HUF per square metre — call it €3,400 — and the typical apartment goes for about 89.9 million HUF, or roughly €228,000. That sits about 22% above the national median, which is exactly what you'd expect from the capital. These come from roughly 27,500 live for-sale listings and refresh every month, so they track the real market rather than last year's headlines.
One thing that catches newcomers out: listings here quote a single total price, not a price per square metre. Per square metre is the number you want for comparing flats fairly, and it's also where construction type shows up. Older brick buildings — the classic high-ceilinged Pest apartments — sell at a premium over the prefabricated panel blocks thrown up in the socialist era, even on the same street. Renovation matters just as much: a tastefully redone flat and a tired one next door can be 30% apart.
The short version
If money's no object and you want the centre, you're looking at Districts V and I, plus the green Buda hills of XII and II — all comfortably north of 1.7 million HUF per square metre. The sweet spot for most expats, central but not eye-watering, runs through XIII, XI, VI, VII and IX. And if you'll trade a longer commute for more space, the outer districts — roughly XVII to XXIII — dip below 1.1 million. Now the detail.
Budapest apartment prices by district (2026)
Here's how the districts rank by median price per square metre, dearest first. For context, about three-quarters of Budapest's stock is brick-built apartments, most often two rooms, so these medians describe a fairly consistent product. Everything below comes from live listings on Housiko.
Premium — the centre and the Buda hills. District V, the Belváros-Lipótváros core, tops the table at about 1,985,000 HUF/m² (~€5,000) — the most expensive postcode in the country, and the one place you're genuinely paying for the address. Right behind it is District I, the Castle district (Várkerület), at ~1,903,000. Then the leafy Buda hills: XII (Hegyvidék) at ~1,833,000, and II — Rózsadomb and around — at ~1,744,000. District II also posts the highest median apartment price in the city, near 155 million HUF, simply because the homes there are bigger.
Central and sensible — inner Pest and the riverside. This is where plenty of expats actually end up. District XIII (Újlipótváros and Angyalföld) runs about 1,677,000 HUF/m²: riverside Újlipótváros is one of the most liveable corners of Pest, walkable and a few tram stops from everything. XI (Újbuda) is similar at ~1,660,000 — Buda-side, green, full of students and young families. Then the lively inner-Pest trio: VI (Terézváros), strung along Andrássy, at ~1,566,000; VII (Erzsébetváros), the old Jewish Quarter and ruin-bar heartland, at ~1,491,000, central and fun but loud around the party streets, so check which block you're on; and IX (Ferencváros) at ~1,459,000, which has quietly become one of the best-value central districts after two decades of regeneration.
Best value — outer Pest. Districts VIII, III and XIV hover around the city median, near 1.3 to 1.4 million HUF/m². The genuinely cheap end is the outer ring: XXIII at about 905,000 HUF/m², then XXI, XVII and XVIII around 1,000,000 to 1,025,000, and XX near 1,071,000 — easily a third less per square metre than the core, in exchange for thirty-odd minutes more on the tram or the HÉV each way.
The complete ranking — every district's median asking price per square metre, highest to lowest:
- District V — 1,985,294 HUF/m²
- District I — 1,902,655 HUF/m²
- District XII — 1,833,333 HUF/m²
- District II — 1,744,444 HUF/m²
- District XIII — 1,677,011 HUF/m²
- District XI — 1,659,722 HUF/m²
- District VI — 1,566,038 HUF/m²
- District VII — 1,491,045 HUF/m²
- District IX — 1,459,459 HUF/m²
- District III — 1,392,116 HUF/m²
- District XIV — 1,389,130 HUF/m²
- District VIII — 1,328,081 HUF/m²
- District IV — 1,260,870 HUF/m²
- District XXII — 1,237,500 HUF/m²
- District XVI — 1,171,605 HUF/m²
- District XV — 1,150,424 HUF/m²
- District XIX — 1,133,333 HUF/m²
- District X — 1,116,071 HUF/m²
- District XX — 1,071,429 HUF/m²
- District XVII — 1,025,000 HUF/m²
- District XVIII — 1,022,353 HUF/m²
- District XXI — 1,000,000 HUF/m²
- District XXIII — 904,762 HUF/m²
What your money actually buys
The median Budapest flat is about 88 m². At the citywide rate that's roughly 89.9 million HUF, around €228,000 — for a two-bed in a decent area, which by Western-European standards is a lot of city for the money. But the same 88 m² swings wildly by district. In District V you'd be looking at about 175 million HUF (~€440,000); in central-value District XIII, around 148 million (~€375,000); out in District XXIII, closer to 80 million (~€200,000). Put another way, your budget buys roughly twice the floor space on the edge of town that it does in the middle of it. And factor in the running costs: a monthly common charge for the building (the közös költség), plus utilities, which on an older flat can sting in winter.
Where expats find the best value
Three names come up again and again when expats want central without paying central prices. District XIII gives you the riverside, a calm grid of streets and a quick hop to the core — the safe, liveable pick. District IX (Ferencváros) has been transformed and still prices below its inner-city neighbours, with the river, the National Theatre and the university crowd. And on the Buda side, District XI (Újbuda) trades a little buzz for green space, good schools and the M4 metro. If you're weighing where to actually live rather than just where to buy, our district-by-district neighbourhood guide goes deeper on the feel of each.
Is now a good time to buy?
Prices have been broadly flat over the past year — the citywide median per square metre has drifted down a touch, not up. After the boom years the market has cooled into something steadier, which is good news if you're buying: sellers are a little more willing to negotiate than they were, and you're less likely to be bounced into a same-day decision. The capital still carries that ~22% premium over the rest of Hungary, so if your budget is tight, it's worth a look at the commuter towns just over the city line in Pest county, where the same money stretches noticeably further.
How we calculated these prices
Every figure here comes from live, for-sale apartment listings on Housiko, refreshed monthly. We lead with the median rather than the average, so that a handful of palatial penthouses don't drag the number somewhere unhelpful. You can open any district on the Budapest price index to see its current numbers and how they've moved over the past year. And if you're on the other side of the deal, thinking of selling, our free valuation tool gives you a data-based estimate in a couple of minutes.
Frequently Asked Questions
What is the average price per square metre in Budapest in 2026?
About 1,343,750 HUF/m² (~€3,400) at the median, and roughly 1,406,000 HUF/m² on average, based on around 27,500 live listings. The gap between the two tells you a few very expensive flats are pulling the average up.
Are Budapest property prices rising or falling in 2026?
They have been broadly flat, easing slightly over the past year — the median price per square metre has drifted down a little rather than rising, after several years of strong growth. The market has settled into a steadier phase, which gives buyers a bit more room to negotiate.
Which districts are the most and least expensive?
District V is the priciest at about 1,985,000 HUF/m², followed by Districts I and XII. The most affordable is District XXIII at around 905,000 HUF/m² — roughly half the centre's price per square metre.
How much does a typical Budapest apartment cost?
The median is about 89.9 million HUF (~€228,000) for around 88 m². Realistically you'll see anything from ~60 million in the outer districts to well over 150 million in the centre and the Buda hills.
Can foreigners buy property in Budapest?
Yes. EU citizens buy on essentially the same footing as Hungarians; most non-EU buyers need a fairly routine acquisition permit from the local authority. You can browse every for-sale flat on Housiko's Budapest listings.
Ready to look? Browse apartments for sale across Budapest, compare the live price data by district, or find out what your own place is worth.