Short answer: yes, foreigners can buy apartments and houses in Budapest. Buyers from the EU, EEA and Switzerland buy on the same terms as Hungarians. Buyers from other countries, such as the UK, the US, Israel or China, can also buy residential property, but they need an acquisition permit from the Budapest Capital Government Office first.
This guide walks through the process as it works in 2026, step by step, with the real costs. It is written for international buyers looking at premium apartments in central Budapest.
Who can buy property in Hungary?
| Buyer | Permit needed? | Typical extra time |
|---|---|---|
| EU, EEA or Swiss citizen | No | None |
| Non-EU citizen (UK, US, Israel, China, UAE and others) | Yes: acquisition permit (ingatlanszerzési engedély) | Usually a few weeks; up to about 45–75 days |
| Hungarian or EU-registered company | No | None, but the company has ongoing accounting duties |
Agricultural and forestry land is off-limits to almost all foreign buyers. Apartments, houses and residential plots are open. Buying property in Hungary does not give you residency or a visa.
Step 1: Set your budget and goal
Decide first whether you are buying a home, a second home, or a rental investment. The answer changes which district and building you should look at. In 2026 it also changes the rules you live under: short-term rental (Airbnb-style) letting is now banned in District VI and capped in other central districts. Read our guide to the District VI short-term rental ban before you buy for holiday letting.
Budget about 5–6% on top of the purchase price for a cash purchase, and 6–7% with a mortgage.
Step 2: Choose the district
Budapest is not one market. District V (Belváros-Lipótváros) is the prestige address by the Danube and Parliament. District VI (Terézváros) has Andrássy Avenue and the Opera. District VII is the lively Jewish Quarter. The Buda hills (Districts II and XII) offer villas, green space and international schools. Our district guide for investors compares them side by side.
Step 3: Hire your own lawyer
In Hungary a lawyer (ügyvéd) must draft and countersign the sale contract, and registers it with the land registry. Use a lawyer who acts for you, not the seller’s. Expect a fee of roughly 1% of the price plus 27% VAT, often with a minimum fee. A good lawyer checks the title deed (tulajdoni lap) for mortgages, liens, pre-emption rights and unpaid building charges before you sign anything.
Step 4: Reserve the property and agree the deposit
Once you agree the price, you usually sign a reservation or preliminary agreement and pay a deposit, commonly 10% of the price. Under Hungarian law this deposit (foglaló) is normally lost if the buyer walks away without cause, and the seller must repay double if they back out. Read that clause carefully with your lawyer.
Step 5: Sign the sale contract
The sale and purchase agreement sets the price, payment schedule and handover date. Contracts are in Hungarian; ask for a bilingual version or a certified translation. Payments typically go through the lawyer’s escrow account, which protects both sides.
Step 6: Non-EU buyers apply for the permit
If you are not an EU, EEA or Swiss citizen, your lawyer files the acquisition permit application with the Budapest Capital Government Office after the contract is signed. The fee is around HUF 50,000. Many contracts make completion conditional on the permit, so you are not exposed if it is refused.
Step 7: Completion, handover and land registry
You pay the balance, receive the keys, and your lawyer files the ownership change with the land registry (fee about HUF 6,600). Registration can take a few weeks, but your rights are protected from the moment the application is filed.
The costs of buying in Budapest
| Cost | Typical amount | Who pays |
|---|---|---|
| Property transfer duty | 4% of the price (2% on the part above HUF 1 billion) | Buyer, after the tax office issues the bill |
| Lawyer | About 1% + 27% VAT | Buyer |
| Land registry fee | About HUF 6,600 | Buyer |
| Non-EU acquisition permit | About HUF 50,000 | Non-EU buyer |
| Agent commission | Typically 3–5% + VAT | Usually the seller |
| Translation, valuation, surveys | Varies | Buyer |
After you buy, plan for monthly common charges (közös költség), utilities and insurance. Some districts also charge a local building tax.
Checks that protect you
- Title deed: confirm the seller owns the property and there are no mortgages or bans on sale.
- Building health: ask for the condominium’s minutes and reserve fund. Old buildings in Districts V–VII may face façade, roof or lift works.
- Use rules: check the district’s short-term rental rules and the building’s own house rules.
- Energy certificate: sellers must provide one.
- Floor plan vs reality: confirm the registered size matches the actual layout, especially after renovations.
Can I buy remotely?
Yes. Many of our international clients buy with video viewings, a power of attorney for their lawyer, and international bank transfers. You only need to be in Budapest if you want to see the property in person before signing.
Frequently asked questions
Can foreigners get a mortgage in Hungary?
Some Hungarian banks lend to non-residents, usually with a larger deposit and proof of income. Most of our international buyers pay cash or finance at home.
How long does buying property in Budapest take?
For an EU buyer paying cash, four to eight weeks from offer to keys is common. Non-EU buyers should add the permit time.
Do I pay tax when I sell?
For private individuals, the taxable gain on a residential property sale falls the longer you own it, and reaches zero after five years. Always confirm your own situation with a tax adviser in Hungary and your home country.
Talk to a Budapest specialist
Delta Livings helps international buyers find, inspect and buy premium apartments in Budapest’s best districts. Browse our current properties, see our rooftop developments, or request a call with our team.
This guide is general information, not legal or tax advice. Rules and fees change; your lawyer will confirm what applies to you.
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