Property crisis? Here’s how much you have to work in Hungary to buy your own!

New data from Hungary’s Central Statistical Office (KSH) and Eurostat reveal that in most Central and Eastern European capitals, it now takes even longer to save enough money to buy a home. While Budapest is still among the more affordable capitals in the region, the burden on buyers looking for their own property continues to grow.

A sobering trend

An analysis based on 2025 figures shows that property price increases across the region are among the highest in the European Union. Hungary leads the ranking with a striking 21.2% annual rise in housing prices, while Croatia, Slovakia and Bulgaria also recorded double-digit growth between 12% and 16%. Even countries on Europe’s western periphery, such as Portugal and Spain, saw notable increases.

In case you missed it: Housing market is in shock, can buyers finally gain the upper hand in Hungary? Also, if you are interested in renting a flat in Budapest, here’s a practical guide for foreigners in 2026.

Nearly a decade of income needed in Budapest

The comparison focused on the cost of a typical 50-square-metre second-hand flat and the average net salaries in major capitals. In Budapest, such a property now costs around HUF 63.5 million, requiring approximately 9.2 years’ worth of average net income to afford.

Despite this, the Hungarian capital remains the second cheapest among the cities examined. Only Bucharest offers more accessible housing, where a similar flat costs the equivalent of less than HUF 41 million and can be purchased with under seven years of average earnings.

Elsewhere in the region, affordability is even more strained. In Bratislava and Warsaw, buyers need roughly 10 to 10.1 years of income, with property prices hovering between HUF 67 million and HUF 73 million. Prague stands out as the least affordable, where a comparable flat exceeds HUF 98 million and requires nearly 11 years of earnings.

Price gaps narrowing in the region, but pressure remains

Interestingly, the gap between cheaper and more expensive capitals is beginning to close. A year ago, buyers in the most expensive city had to work roughly twice as long as those in the cheapest. Now, the difference has narrowed to around one and a half times. This convergence suggests that lower-priced markets are catching up with traditionally more expensive ones. Experts believe this trend could eventually slow down the pace of price increases, particularly in cities like Budapest.

Slower growth expected ahead

Despite the slight easing in disparities, affordability remains a critical issue. Demand continues to push the limits of what buyers can realistically afford, especially in Hungary. Looking ahead to 2026, analysts expect a significantly slower rate of price growth compared to previous years. However, for many prospective property owners, the dream of owning a flat will still require years of disciplined saving.

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