The trend is similar in Szeged, Debrecen, and Győr, where home prices continue to rise. However, in Miskolc, the same budget is still sufficient for a well-maintained property.

The upward trajectory of housing prices has persisted for months, with listing prices for used homes rising 3% in March compared to February. In Budapest, the average listing price hit HUF 1.46 million per square meter, meaning an average 50-square-meter, two- to three-room apartment is nearly impossible to find under HUF 70 million—mostly limited to panel buildings.

“While it’s not impossible to find a livable home under HUF 40 million, patience is required,” said Zsuzsa Lipták, CEO of zenga.hu.

“Our database shows that only 13.8% of Budapest listings fall into this price category, but most require significant renovation before becoming move-in ready.” She noted that zenga.hu’s alert system helps buyers track new listings instantly, which is crucial for finding affordable properties in a fast-moving market.

In Budapest, most properties available under HUF 40 mln are small and need renovation, with only 3.1% in average condition and 3.4% fully renovated. This budget typically secures a 30-square-meter studio or a 40-square-meter panel apartment, though additional costs are often required for upgrades. Listings in Districts VIII, X, XIX, XX, and XXI offer the most budget-friendly options.

Buyers with HUF 55 million have significantly better chances, as one-third of Budapest listings fall within that range. Under HUF 25 million, however, it is nearly impossible to find a move-in-ready home.

Regional Housing Trends

Beyond Budapest, price variations remain significant. In Baranya County, a third of used homes are listed under HUF 40 mln, where buyers can expect to find an 88-sqm house or a 45-sqm apartment. Pécs offers similar conditions, with one- to two-room apartments and average-condition houses available within this budget.

In Borsod County, HUF 40 mln is considered an average housing budget, with two-thirds of listings in this price range. In Miskolc, the same amount is enough for a 53-sqm apartment or a multi-room house.

Conversely, Szeged, Győr, and Debrecen closely mirror Budapest’s market, where HUF 40 mln typically buys only a small studio in average condition, said Lipták.

In Hajdú-Bihar and Csongrád counties, only a quarter of available properties are priced at HUF 40 million or less. Depending on location, this budget can buy an 80-sqm house or a 43-square-meter apartment. 

Szabolcs-Szatmár and Bács-Kiskun counties offer a slightly larger selection, with 46-sqm apartments and 88-square-meter houses available in Kecskemét, and 49-sqm apartments and 80-sqm houses in Nyíregyháza.

Interestingly, zenga.hu data shows that Vas County, including Szombathely, offers the best value, where HUF 40 mln can purchase a 51-square-meter apartment or an 86-sqm house.

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