Is Airbnb banned in Budapest?

As of Jan 1, 2026, short-term rentals are specifically BANNED in District VI (Terézváros). Other districts (V, VII) still allow it but are tightening regulations. The ban in District VI affects over 2,700 listings.

How does the Golden Visa work now?

The rules changed in 2025 (Golden Visa 2.0). You can no longer buy a single residential property for €500k to get residency. You must invest €250,000 in a government-approved Real Estate Fund or buy a property for €500k (but checks are stricter).

Should I buy in HUF or EUR?

Most local transactions are in HUF, but many new builds and luxury properties are priced in EUR to protect sellers. If you earn in EUR, buying in HUF carries exchange rate risk (if HUF strengthens) or benefit (if HUF weakens).

🇭🇺 Budapest 2025 Market Edition

Budapest: The Airbnb Ban or The Golden Opportunity?

District VI has banned short-term rentals. 2,700 apartments are hitting the market. Is this the crash we've been waiting for?

Secure Client-Side

Budapest 2025:
The Great Unwinding

"The referendum is done. Terézváros (District VI) said YES to banning Airbnb. 2,700 investors now have a ticking clock until Jan 1, 2026 to sell or rent long-term."

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📅 Jan 1, 2026: The Ban

District VI is Closed. No Short-Term Rentals allowed. This is the heart of the "Party District". Short-term rental yields (10%+) will vanish. Prices in this specific district could drop 5-15% as investors exit.

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💰 Golden Visa 2.0

No More Direct Buying. You can no longer just buy a €500k flat for residency. You must now invest €250,000 in a regulated Real Estate Fund. This shifts capital from individual units to big developments.

The "Supply Shock" Theory

What happens when 2,700 apartments flood the long-term rental market at once?

Rent Drop: We expect long-term rents in District VI to soften by 10% in 2025 as landlords switch strategies ahead of the ban.
The Spillover: Tourists will move to District V (Belváros) and District VII (Jewish Quarter), pushing prices up there. District VI's loss is District VII's gain (for now).

Neighborhood Deep Dives

District V (Belváros)

The Crown Jewel

Parliament, the Danube, and 5-star hotels. Prices here are detached from reality (€5,000+/sqm). Safe, pristine, and exempt from the ban (so far).

District VI (Terézváros)

The Danger Zone?

Andrássy Avenue and the Opera. Do not buy here for short-term let. The ban is real. Buy here only if you want a beautiful classic apartment for yourself at a potential discount.

District XIII (Újlipótváros)

Local Favorite

Just north of the center. Bauhaus buildings, Danube park (Szent István Park). Highly desirable for long-term living. This is the safest, most stable market.

⚠️ Hidden Costs: The "HUF" Risk

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Currency Volatility You buy in HUF, but you think in EUR/USD. The Forint has been volatile. A 10% appreciation in house price can be wiped out by a 10% drop in the Forint.
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Renovation Costs Labor shortages are acute. Renovating a classic apartment can cost €1,000/sqm and take 12 months. Buy renovated if you can.

Frequently Asked Questions

Are "Classic" apartments a money pit?

They can be. High ceilings (4m+) look great but cost a fortune to heat ("Rezsicsökkentés" limits only cover average consumption). Check if the windows have been replaced and if the gas convector heaters are modern.

What is the "4% Transfer Tax"?

Property transfer tax is 4% of the purchase price. However, if you are under 35 and it's your first home (under 15M HUF, which is rare), you might get a discount. For most expats, budget 4% + 1% legal fees.

Is the market crashing?

Not crashing, but correcting. Prices exploded by 200% over the last decade. Now, with high interest rates (6-7%) and the Airbnb ban, the market is cooling. It's becoming a buyer's market for the first time in years.

The Final 2025 Verdict

Wait (for District VI). The ban will shake out weak hands. Look for distressed sales in Terézváros in late 2025. For stability, buy in District XIII.