ZH
IT
DE
Good news about Hungary’s property market: Buyers regain the upper hand as price wars fade
After the spectacular rebound and price increases of 2025, Hungary’s property market has entered 2026 on a noticeably calmer note. The new year has begun with greater stability and more cautious buyers.
While most property deals still close below the asking price, bidding wars have not disappeared entirely – they have simply become more selective. Buyers are now willing to pay above asking only for outstanding-quality homes or properties with unique features.
According to fresh transaction data from Duna House, nearly eight out of ten buyers – 78% – purchased their home below the list price in January 2026. This marks an increase from 74% at the beginning of 2025. Meanwhile, the share of transactions involving overbidding slipped slightly, from 6.2% last year to 5.8%.
“The previous year marked a turning point for the market, when returning investors and government subsidies often triggered bidding competitions,” said Péter Szegő, chief analyst at Duna House. “At the start of 2026, these effects have moderated. Buyers are now far more deliberate and price-conscious.”
With earlier price rises already built into the market – for instance, panel flats in Pest commonly exceeding HUF 1 million per square metre – purchasers are examining value for money much more strictly. Negotiation has returned, particularly where supply is greater. Competitive bidding now mainly occurs for move-in-ready, well-maintained homes.
Regional trends: Buda holds firm, countryside sees more bargaining
Capital city – Budapest
Significant differences can be observed across districts. On the Buda side, owners remain confident and discounts are the smallest, averaging just 3.4%. On the Pest side, however, buyers negotiate more assertively, with average reductions of 4.8%.
Countryside
Outside the capital, there is generally more room to bargain, with average discounts approaching 7%.
In eastern cities such as Miskolc and Debrecen, typical negotiations range between 4–8%. In western Hungary, especially around Győr, brick flats in good condition see minimal price cuts, while houses often sell with discounts exceeding 10%.
Big city snapshot: buyers set the tone in Pécs
Among the cities analysed, Pécs shows one of the strongest bargaining environments. Both in 2025 and January 2026, the vast majority of transactions closed below asking price – 88% this January alone.
Double-digit discounts are not unusual for panel flats. In one case, a buyer negotiated nearly 13% off the original price, reducing it from HUF 39 million to HUF 34 million.
Markets in Szeged and Debrecen appear more balanced, with average negotiations steady at 4–5%. In Győr, sellers continue to hold firm on brick apartments, with buyers often securing only 1–2% reductions, reflecting the city’s enduring popularity.
Property types: houses offer the biggest savings
Transaction data also highlight clear differences by property type:
Panel flats
Room for negotiation is limited. In Budapest, discounts are often just 1–3%, while in rural areas they rarely exceed 4%, aside from exceptions in Pécs. Demand remains strong thanks to lower maintenance costs.
Brick apartments
Well-located, good-condition city centre homes can still trigger bidding. However, properties requiring renovation often sell for 5–8% less than the asking price.
Houses
This segment shows the widest variation. Modern homes in suburban areas may attract competing offers, while outdated rural family houses frequently sell with 10–15% discounts. In an extreme example in Kiskunfélegyháza, a buyer negotiated more than 25% off the price.
If you missed it:
Buyers in control for now
“In terms of negotiating power, the market currently favours buyers,” Szegő concluded. “Purchasers are no longer rushing into bidding wars, while sellers are pricing more realistically. Bidding remains the market’s ‘spice’, but only where quality homes are scarce.”