Based on market transactions, the highest average price per square meter was recorded in the II kerület’s Levél utca, where prices exceeded HUF 2.5 million per sqm. Seven other locations surpassed the HUF 2 million psychological threshold, six of them also in the capital. The second-highest priced address was Országház utca in the I kerület, followed closely by Tulipán utca in the II kerület.

Only one non-Budapest location made the top 10: Deák Ferenc utca in Balatonfüred placed fourth with average prices still above HUF 2.3 million per sqm. Elsewhere along Lake Balaton, Aranyhíd sétány in Balatonfüred ranked 12th, and Vitorlás utca in Siófok came in 18th. Of the 17 Budapest entries, just five are on the Pest side.

At the other end of the ranking, some northeast areas remain extremely affordable. Kölcsey Ferenc utca in Borsodnádasd had the lowest average price in 2024, at just HUF 23,000 per sqm. Miskolc’s Nap utca followed with HUF 25,000, while Bethlen Gábor utca in Kunszentmárton also stayed below HUF 30,000 per sqm.

Not all of the lowest-priced areas are in Eastern Hungary, however. KSH data show Pápa, Celldömölk, Dombóvár and Kőszeg also recorded transactions under HUF 50,000 per sqm. Still, Borsodnádasd stands out with three streets in the bottom 20.

National and Regional Trends

Across Budapest, the average price reached HUF 981,000 per sqm in 2024, just shy of the HUF 1 million mark. Within this, prices for multi-unit condominiums averaged HUF 1.04 million per sqm. Panel apartments sold for HUF 837,000 on average, while single-family homes in the capital came in just under HUF 800,000.

Pest vármegye followed Budapest with a HUF 717,000 average, and Hajdú-Bihar ranked third at HUF 685,000. The lowest averages were measured in Nógrád (barely above HUF 200,000 per sqm), ahead of Békés and Borsod-Abaúj-Zemplén.

“There has been noticeable demand growth in suburban settlements in recent years, and strong interest around major industrial investments has likely pushed up prices in the Hajdúság,” said Dávid Valkó, lead analyst at OTP Ingatlanpont.

Somogy recorded the highest relative price spread (72%), driven by the premium demand along Balaton compared to inland areas. Nógrád followed at 66%, with Békés and Heves tied in third place.

Market Outlook Remains Upbeat

Valkó expects 15–20% more residential transactions to close in 2025 than last year, noting that the government’s Otthon Start program has already begun lifting demand and pricing.

From 2026 onward, newly launched residential developments could bring even greater activity. “This is definitely not pointing toward a decrease in general price levels,” Valkó said.

While affordability still varies widely nationwide, the data suggest Budapest and Balaton-area utcák will remain unbeatable in pricing power — and the gap may continue to widen in the coming years.
 

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