The price per square metre of apartments in tower blocks increased by an average of 36% over the course of a year, with most districts seeing a price rise of between 30 and 45%. However, prices increased at different rates: they rose by 50% in District XX, while in District VIII, they increased by only 5.5%, according to Gábor Soóki-Tóth, head of analysis at Otthon Centrum. He was describing changes in the capital's housing market.

Last year, the average price per square metre for second-hand brick apartments in Budapest was 1.38 million forints; for second-hand panel apartments, it was HUF 1.12 million; and for second-hand houses, it was HUF 797,000. Compared to 2024, specific prices rose in all three segments in 2025.

According to the expert, the rate at which apartment prices have increased has exceeded that seen in the previous year.

This can primarily be attributed to the demand-stimulating effect of state-guaranteed, preferential loan opportunities.

Consequently, demand for more affordable apartments has increased significantly, while interest in existing properties has declined.

Last year, the price per square metre of brick apartments in Budapest ranged from 800,000 to 1,800,000 Hungarian forints, depending on the district.

District I was the most expensive, with an average price of HUF 1.84 million per square metre,

followed by Districts V and XIII, with average prices of HUF 1.74 million and HUF 1.7 mn per square metre respectively.

Most districts in Buda had higher prices than inner-city districts, except for District XXII, where prices ranged from HUF 1.5 mn to HUF 1.6 mn per square metre.

By contrast, only Districts V and XIII among the inner-city districts exceeded this level, while the price range in the other districts was between HUF 1.1 mn and HUF 1.3 million.

In the outer districts of Pest, the average price per square metre for brick apartments was around HUF 1 million the previous year.

District XIV was the most expensive, with an average price per square metre of HUF 1.26 million,

while District XVIII was the cheapest, with an average price per square metre of HUF 836,000.

These prices exceeded the 2024 value by 22.6%. District I saw the largest price increase, with apartments becoming 55% more expensive. The smallest increase in apartment prices was in District XVIII, where prices rose by just 2%. Otthon Centrum measured price increases of between 20 and 30% in the brick apartment segment in most districts.

Last year, the average price per square metre for panel apartments was HUF 1.12 million, ranging from HUF 900,000 to HUF 1.3 million depending on the district. Even higher prices were seen in buildings with sliding formwork, especially in District II, where the price per square metre approached HUF 1.5 million.

Large-block panel apartments commanded the highest prices in the 11th district, averaging HUF 1.28 million, followed closely by the 13th district at HUF 1.23 million. Prices were slightly lower in other housing estates in Buda and the inner-city districts, with an average price per square metre ranging from HUF 1.1 to 1.2 million. For instance, the average price in Districts III and XIV was HUF 1.16 million.

In the outer districts of Pest, the average price per square metre for panel apartments approached HUF 1 million. District XVII was the most expensive part of the city in this area, with prices reaching HUF 1.13 million, while in District XIX, some properties were available for as little as HUF 987,000. Used houses ranged in price from HUF 570,000 to HUF 1.2 million per district.

This time, the districts of Buda and Pest were divided not only by the Danube, but also by their respective price levels. While the average price per square metre on the Buda side exceeded one million forints (HUF 1,010,000), the average price on the Pest side was HUF 715,000.

District III was the most expensive district, with an average price per square metre of HUF 1.2 million for used homes. However, prices in Districts II, XI and XII were only slightly lower. The only exception on the Buda side was the traditionally cheaper District XXII, where the average price per square metre was HUF 910,000. On the Pest side, District XV was the most expensive, at HUF 900,000 per square metre, followed by District XIV. However, the majority of Pest's outer districts had an average price of around HUF 600,000–700,000 last year.

The price per square metre of second-hand houses increased by 5.5% overall in 2025. This increase mainly affected the Pest side, where Otthon Centrum recorded an average price rise of 17.5%. The company did not experience any significant change on the Buda side.

However, Gábor Soóki-Tóth emphasised that, when interpreting the data, it is important to highlight the role of composition effects. Typically, the price per square metre of houses in need of renovation rose to a lesser extent, while properties in good condition, requiring only minor renovation or conversion, increased in price by a few percent on the Buda side. The expert expects

the price increase to continue in this year's housing market, but its extent remains to be seen.

Cover image (for illustration purposes only): Getty Images