Budapest
Danube Pearl; thermal baths; ruin bars; one of Europe's most beautiful capitals; strong LTR fundamentals
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
⚠ Local STR Restrictions — Budapest
Budapest moratorium: no new STR licenses until December 2026. District VI: permanent ban.
Market Analysis — Budapest
Key demand drivers and main investment risks
✅Demand Drivers
- •EU capital city
- •strong LTR corporate/expat demand
- •tourism recovering post-moratorium
- •riverside regeneration
⚠️Key Risks
- •STR moratorium blocks new entry
- •District VI permanent ban
- •HUF currency risk
- •to buy STR must purchase company not just property
🇮🇱 Notes for Israeli investors
Moderate presence; post-Oct 2023 uptick; mainly LTR-focused given STR moratorium
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
American International School of Budapest
Curricula: Advanced Placement (AP); American curriculum; American educational model; American High School Diploma; Global Impact Diploma; IB Diploma Programme; US High School Diploma
Language of instruction: English · Language source
Source · Checked:
Avicenna International College High School
Curricula: Hungarian high-school programme taught in English; IGCSE pathway; International A Level pathway; pre-university programmes
Stages or ages: Grades 9–12 plus preparatory programmes
Language of instruction: English · Language source
Source · Checked:
BME International Secondary School
Curricula: Hungarian secondary-school curriculum; IB Diploma Programme
Stages or ages: Secondary; four-year programme, Years 9–12
Language of instruction: English · Language source
Source · Checked:
Brit-Magyar Bilingual Elementary and Middle School
Curricula: Cambridge International curriculum; Hungarian National Curriculum
Stages or ages: Elementary and Middle School, through Grade 8
Language of instruction: not stated by the source
Source · Checked:
Britannica International School Budapest
Curricula: A Level; British; Cambridge IGCSE; Cambridge IGCSE/A Level; Cambridge International A Levels; Cambridge Lower Secondary; Cambridge Primary; English National Curriculum; IGCSE
Language of instruction: English · Language source
Source · Checked:
Budapest Japanese School
Curricula: not stated by the source
Stages or ages: Elementary and Junior High
Language of instruction: not stated by the source
Source · Checked:
Greater Grace International School
Curricula: Advanced Placement; Advanced Placement (AP); US High School Diploma; US-style college-preparatory curriculum
Language of instruction: English · Language source
Source · Checked:
International Christian School of Budapest
Curricula: Advanced Placement; Advanced Placement (AP); Primarily US-based curriculum; US High School Diploma
Language of instruction: English · Language source
Source · Checked:
International School of Budapest
Curricula: Cambridge IGCSE; Cambridge International; Cambridge International curriculum; Cambridge Lower Secondary; Cambridge Primary; Cambridge Primary/Secondary/IGCSE; Hungarian bilingual framework; Hungarian National Core Curriculum bilingual pathway; Hungarian National Curriculum; Hungarian–English bilingual programme; IB Diploma Programme; IB DP; IGCSE
Language of instruction: English · Language source
Source · Checked:
Karinthy Frigyes Gimnázium
Curricula: IB Diploma Programme
Stages or ages: Secondary; IB Diploma Programme ages 16–19
Language of instruction: not stated by the source
Source · Checked:
Lycée Français Gustave Eiffel de Budapest
Curricula: Baccalauréat Général; French national (AEFE); French national curriculum; French national curriculum (AEFE-accredited); French National Curriculum (Diplôme National du Brevet)
Language of instruction: French · Language source
Source · Checked:
Österreichische Schule Budapest
Curricula: Austrian (Oberstufenrealgymnasium, Matura); Austrian curricula
Language of instruction: German; Hungarian · Language source
Source · Checked:
More schools
REAL School Budapest
Curricula: bespoke; British; National Curriculum in England
Language of instruction: English · Language source
Source · Checked:
SEK Budapest International School
Curricula: Hungarian National Curriculum; IB Diploma Programme; IB DP; IB Middle Years Programme; IB Primary Years Programme; International programme
Language of instruction: not stated by the source
Source · Checked:
The British International School Budapest
Curricula: Cambridge IGCSE; Early Years Foundation Stage; English National Curriculum; IB Diploma Programme; IGCSE
Language of instruction: English · Language source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Budapest
1797 for sale·343 for rent
Properties for Sale in Budapest
Latest Listings
Showing 1–12 of 50 listings
3-Bed Apartment · 66 m² in District II / Rózsadomb
4-Bed Apartment · 90 m² in District II / Rózsadomb
2-Bed Apartment · 53 m² in District II / Rózsadomb
3-Bed Apartment · 88 m² in District II / Rózsadomb
4-Bed Apartment · 113 m² in District II / Rózsadomb
4-Bed Apartment · 125 m² in District II / Rózsadomb
6-Bed Apartment · 115 m² in District II / Rózsadomb
2-Bed Apartment · 62 m² in District II / Rózsadomb
3-Bed Apartment · 120 m² in District II / Rózsadomb
2-Bed Apartment · 73 m² in District II / Rózsadomb
2-Bed Apartment · 56 m² in District II / Rózsadomb
3-Bed Apartment · 138 m² in District II / Rózsadomb
Yield by Neighborhood — Budapest
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| District III / Óbuda | No data yet | 10.65%–12.4% | N/A | Riverside district, Roman ruins + new residential; value vs central districts. |
| District XIII / Angyalföld regenerationriversideltr | No data yet | Moratorium 🟡 | Moratorium 🟡 Citywide moratorium 2025-2026; new STR registrations frozen; existing permit holders only; District XIII has no additional ban | Riverside regeneration; Marina Part; new metro; most active development; best new-entry LTR |
| District VIII / Józsefváros | No data yet | 9.55%–12.8% | N/A | |
| District XI / Újbuda | No data yet | 9.4%–12.2% | N/A | Large modern Buda district; university + tech, strong long-let. |
| District II / Rózsadomb | No data yet | 7.35%–9.15% | N/A | Prestige hillside residential; Buda premium villa market. |
| District IX / Ferencváros | No data yet | 8.25%–10.2% | N/A | Inner-Pest STR survivor (no ban); likely beneficiary of displaced demand. |
| District V / Belvaros primeparliamentluxury | No data yet | Moratorium 🟡 | Moratorium 🟡 Citywide moratorium; District V in prime core; no new STR; LTR focus only for new buyers | |
| District VII / Jewish Quarter ruin barstourismjewish quarter | Ft 1,524,936–Ft 1,815,400 (₪14,625–₪17,411) | STR Banned 🔴 | STR Banned 🔴 | Ruin-bar epicenter; most active tourism; STR existing holders only; strict new restrictions |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Budapest
District III / Óbuda
Riverside district, Roman ruins + new residential; value vs central districts.
No data yet
District XIII / Angyalföld
Riverside regeneration; Marina Part; new metro; most active development; best new-entry LTR
No data yet
District VIII / Józsefváros
No data yet
District XI / Újbuda
Large modern Buda district; university + tech, strong long-let.
No data yet
District II / Rózsadomb
Prestige hillside residential; Buda premium villa market.
No data yet
District IX / Ferencváros
Inner-Pest STR survivor (no ban); likely beneficiary of displaced demand.
No data yet
District V / Belvaros
No data yet
District VII / Jewish Quarter
Ruin-bar epicenter; most active tourism; STR existing holders only; strict new restrictions
Price from Ft 1,524,936/m² (₪14,625/m²)
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
Market Review — Budapest
Budapest is Central Europe's best-kept yield secret — and the moratorium on new STR licenses is making existing operators increasingly valuable. At €2,800–3,800/sqm, the city is roughly half the price of Prague and a third of Vienna, while delivering comparable or superior yields: 6–9% STR and 4.5–6.5% LTR. The 8% annual appreciation adds a capital growth kicker.
District selection is critical: Districts V, VI, VII (the inner city and Jewish Quarter) command premium STR rates but face the strongest regulatory scrutiny. Districts VIII and IX offer value plays with strong LTR demand from university students and young professionals. The Buda side (Districts I, II, XII) targets a different demographic — families and expats willing to pay premium rents for quieter neighborhoods.
The moratorium creates an unusual market dynamic: new entrants must acquire existing licensed properties (at a premium) or pivot to LTR strategies. For investors already holding STR licenses, this is a competitive moat. Risks: the forint remains volatile, the Hungarian government's relationship with the EU creates periodic uncertainty, and the moratorium could be extended or converted to a permanent ban. For those who can navigate the currency risk, Budapest offers some of the highest risk-adjusted yields in the entire EU.
Last updated: April 13, 2026
Discussions — Budapest
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