Housiko Price Index: Budapest Property Prices by District (July 2026)

Welcome to the Housiko Price Index, our monthly read on what property is actually being asked for across Hungary. We build it from the live listings on our own platform, so it tracks asking prices rather than completed sales, and it recalculates on the first of every month. This edition covers July 2026. You can browse the same data any time in the Housiko price index, including the Budapest page and a page for every district.

The headline numbers

Budapest's median asking price finished July at 1,344,655 HUF per square metre, about €3,400. The average, which the top end drags upward, came in at 1,416,497. Neither moved much. The median is up 0.2% on June and the average 0.8%. Step back a little and the picture is flatter still, because the median peaked in March at 1,362,121 and has drifted down 1.3% since. Over the past ten months it's up 4.8%, so the longer trend is still gently upward. It just isn't happening this summer.

• Median asking price, Budapest: 1,344,655 HUF per square metre (about €3,400)
• Average asking price, Budapest: 1,416,497 HUF per square metre
• Median flat price, Budapest: 89,900,000 HUF (about €228,000)
• National median: 1,110,769 HUF per square metre, which puts Budapest 21% above it
• Month on month: median up 0.2%, average up 0.8%
• Down 1.3% from the March 2026 peak, up 4.8% over ten months

Every Budapest district, ranked

Here is all 23 districts by median asking price per square metre. The historic core and the Buda hills hold the top of the table, the outer Pest districts fill the bottom, and the distance between first and last is a factor of 2.3. Each district has its own page in the index if you want the detail behind a row.

1. District V, Belvaros-Lipotvaros: 1,960,784 HUF per square metre
2. District I, Varkerulet: 1,872,500
3. District XII, Hegyvidek: 1,833,333
4. District II, the lower Buda hills: 1,744,444
5. District XIII, Angyalfold and Ujlipotvaros: 1,664,706
6. District XI, Ujbuda: 1,635,556
7. District IX, Ferencvaros: 1,605,357
8. District VI, Terezvaros: 1,576,316
9. District VII, Erzsebetvaros: 1,479,630
10. District III, Obuda-Bekasmegyer: 1,428,571
11. District XIV, Zuglo: 1,359,091
12. District VIII, Jozsefvaros: 1,323,881
13. District IV, Ujpest: 1,229,231
14. District XXII, Budafok-Teteny: 1,215,663
15. District XV, Rakospalota: 1,175,000
16. District XVI: 1,171,605
17. District X, Kobanya: 1,167,606
18. District XIX, Kispest: 1,113,208
19. District XVII, Rakosmente: 1,039,326
20. District XX, Pesterzsebet: 1,035,088
21. District XVIII, Pestszentlorinc: 1,027,586
22. District XXI, Csepel: 998,333
23. District XXIII, Soroksar: 845,652

The shape of that list rarely changes from month to month, which is the point of tracking it. What moves is the gap. Right now District V and District XXIII sit 1,115,132 HUF per square metre apart, so the city's median flat price of 89,900,000 HUF stretches to about 46 square metres in the centre and 106 on the southern edge.

Where prices moved most this month

The national picture is livelier than the capital. To keep the movers table honest we only include towns with at least 20 active listings, because below that a couple of unusual properties can swing a whole settlement by 30% or more. Without that filter the top riser this month would have been a town with 12 listings at nearly 50%, which tells you nothing about the market. These are the five biggest risers that clear the threshold:

• Farmos: up 26.5% to 408,435 HUF per square metre, from 37 listings
• Szod: up 18.3% to 751,898, from 73 listings
• Fehergyarmat: up 16.2% to 454,303, from 60 listings
• Ibrany: up 15.4% to 328,915, from 40 listings
• Paks: up 14.3% to 787,380, from 30 listings

And the five biggest falls on the same basis:

• Tolna: down 32.7% to 371,934 HUF per square metre, from 22 listings
• Tura: down 28.9% to 453,078, from 80 listings
• Bekes: down 17.7% to 374,947, from 66 listings
• Nagyvenyim: down 13.0% to 424,053, from 23 listings
• Tapiogyorgye: down 12.3% to 398,797, from 32 listings

A word of caution on both lists. In a town with 30 or 40 listings, a single month is a small sample, and a double-digit swing usually means the mix of what happens to be for sale changed rather than that values genuinely repriced. Treat them as places worth a closer look, not as a verdict.

Beyond the capital

Across the country we tracked 69,687 listings in 499 towns and cities this month, Budapest included, and the capital alone accounts for more than a third of them. One note on the numbers below: town-level figures are averages rather than medians, because that is what our national aggregate computes. Among the biggest markets the monthly moves were modest in both directions:

• Debrecen: 1,045,916 HUF per square metre on average, down 1.3%
• Szeged: 989,796, up 1.6%
• Erd: 975,353, up 5.6%
• Pecs: 940,578, down 1.2%
• Kecskemet: 874,562, up 2.0%
• Eger: 850,102, down 0.7%
• Nyiregyhaza: 777,254, up 3.3%
• Miskolc: 675,914, up 2.3%

Of the eight biggest markets outside Budapest, Debrecen is the only one averaging above a million forints per square metre. Plenty of smaller places clear that bar too, but they are Balaton resort towns and the commuter belt rather than regional cities. Erd's 5.6% jump is the one worth watching, since the towns ringing Budapest have been the most consistent risers over the past year.

What this means if you are buying or selling

For buyers, a flat market is a better market. When asking prices stop climbing, the pressure to decide in 48 hours comes off, and there's room to negotiate on anything that has been listed a while. For sellers, the read is the opposite: the days of naming a number above the last comparable sale and waiting are over for now, and the homes that move are the ones priced against what similar flats are actually asking today. If you're weighing up a sale, a free valuation will put a number on yours, and our guide to the real cost of buying in Hungary covers the fees on the other side of the transaction.

How we calculate the index

The method is deliberately simple, and we would rather publish it than have anyone guess:

• Source: active for-sale listings on Housiko, recalculated on the first of each month. July 2026 figures were computed on 1 August 2026.
• Measure: asking prices, not completed transactions. Sale prices in Hungary are registered later and are not public in a usable form, so every timely index in this market is an asking-price index.
• We lead with the median rather than the average, because a handful of very expensive listings pull an average upward and make a market look pricier than it is.
• Only listings with a usable floor area are included in the per-square-metre figures. Budapest's July number rests on 24,215 of them.
• Budapest and its districts are reported as medians. The national town-level tables, including the risers and fallers, use averages, because that is what our national aggregate computes.
• Towns with fewer than 20 active listings are excluded from the risers and fallers tables.
• Euro conversions use roughly 395 forints to the euro, rounded.

Journalists and researchers are welcome to use these numbers with attribution to the Housiko Price Index and a link to the source page. If you need a cut we haven't published, a specific town, a longer run of months, or a property type, get in touch and we'll pull it.

Frequently Asked Questions

What is the average property price in Budapest in 2026?

In July 2026 the median asking price in Budapest was 1,344,655 HUF per square metre, roughly €3,400, and the average was 1,416,497. The median flat was listed at 89,900,000 HUF, about €228,000. The median is the more useful of the two, since the average is pulled up by the most expensive listings.

Are Budapest property prices still rising?

Not right now. The median rose 0.2% between June and July 2026, and it sits 1.3% below the March peak. Over the last ten months it is up 4.8%, so the longer trend is still upward, but the market has been flat through the first half of 2026.

Which is the most expensive district in Budapest?

District V, covering Belvaros and Lipotvaros, at a median of 1,960,784 HUF per square metre in July 2026. District I follows at 1,872,500 and District XII at 1,833,333. The cheapest is District XXIII (Soroksar) at 845,652, which makes the most expensive district about 2.3 times the cheapest.

How much more expensive is Budapest than the rest of Hungary?

About 21%. The national median in July 2026 was 1,110,769 HUF per square metre against Budapest's 1,344,655. The gap to individual cities is wider still. On average asking prices Budapest runs about 2.1 times Miskolc and roughly 35% above Debrecen, the priciest of the large regional cities.

Does this index use asking prices or actual sale prices?

Asking prices, taken from active listings on Housiko. Completed sale prices in Hungary are registered with a lag and are not published in a form that supports a monthly index, so asking prices are what any current index in this market can measure. Agreed prices typically land somewhat below the asking price.

How often is the Housiko Price Index updated?

Monthly. The figures recalculate on the first of each month and we publish this post in the first week, covering the month just finished. The underlying pages in the price index update at the same time.

Track prices in the districts you are watching

Every number here has a live page behind it. Open the Budapest price index for the district breakdown, browse apartments for sale in Budapest to see what the current asking prices actually buy, or get a free valuation if you are thinking about selling. New to the market here? Start with our guide to buying property in Hungary as a foreigner or the deeper dive on Budapest prices by district.