In April this year, apartments with an average price per square meter of HUF 1.6 million (EUR 3,967) or more dominated the capital’s real estate market. On the Buda side, for instance, 41 percent of sales were in this price range, show Duna House’s data.
The real estate agency added that a significant change was also observed on the usually less expensive Pest side: last year, 13 percent of transactions were in the category above HUF 1.2 million (EUR 2,975) per square meter, but this year the figure rose to 38 percent. They recalled that in April last year, the most typical price range in Budapest, especially on the Pest side, was HUF 600,000-800,000 (EUR 1,487-1,983) per square meter, accounting for 34 percent of sales.
As Duna House pointed out,
the sudden change is due to the uncertain economic environment and inflationary pressure, which are causing buyers to increasingly seek value-preserving properties, especially in popular districts on the Buda side.
Another important factor is the changed financing environment: state subsidy programs have made it possible to purchase properties with higher price tags, allowing more people to enter price categories that previously seemed unattainable.
The agency recalled that in the spring of 2025, several high-value developments in Buda came onto the market, which significantly increased the number of sales in the high price range.
In addition, the proportion of foreign buyers has also increased, especially among Ukrainian, Russian, and Middle Eastern investors.
The press release quoted Péter Szegő, PR and analysis expert at Duna House, who said that the current trend could even signal a lasting change in the market structure, especially if the premium offering continues to expand and buyers remain willing to pay higher prices. At the same time, demand for mid-range and more affordable homes remains strong. The question is simply what proportion of these will actually appear on the market, he added.
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