Budapest housing shock: These 2 districts are selling homes faster than ever
Hungary’s residential property market is heading into year-end with a noticeable shift: while demand is easing, home supply is rising at a pace that increasingly favours buyers. Fresh analyses from Duna House and Ingatlan.com reveal how dramatically the dynamics differ between regions, and why smaller, well-priced flats remain the fastest movers nationwide.
Ferencváros and Kőbánya clock the quickest sales in Budapest
According to Duna House’s latest report, the fastest-selling homes in Budapest this year were found in District IX (Ferencváros) and District X (Kőbánya).
- District IX: average 55 days on the market – the best figure in the entire capital.
- District X: average 63 days, also far below the citywide norm.
Both districts share similar characteristics: a high number of 30–60 m², well-kept, realistically priced flats typically selling for HUF 35–70 million. These homes attract a wide pool of first-time buyers and investors, keeping turnover brisk.
By contrast, several popular districts now see significantly longer selling times.
- District XIX: 78 days
- District XIII: 91 days
- District VII & XI: around 96–97 days
- Districts II, III & VIII: 114–125 days
Analysts attribute the slowdown largely to the concentration of larger flats and family houses, which often remain on the market for months due to higher running costs, more complex renovation needs and longer decision-making times.
“Well-priced, good-condition, smaller flats continue to dominate the fastest-selling category, while houses in almost every district stay on the market for long periods,” said Péter Szegő, lead analyst at Duna House.
Miskolc tops the provincial leaderboard
Beyond the capital, Miskolc emerged as the most dynamic large city, registering an impressive 86-day average selling time. The strongest turnover here occurred among 40–70 m² homes in medium or good condition, typically falling within an affordable price bracket.
The national ranking continues with:
- Kecskemét: 104 days
- Székesfehérvár: 110 days
- Pécs: 113 days
- Nyíregyháza & Debrecen: 118 days
- Tatabánya: 126 days
- Veszprém: 139 days
- Szombathely: 149 days
- Zalaegerszeg: 174 days
The pattern is consistent: cities with more small, well-maintained flats sell quicker, while regions dominated by large homes show long delays.
Demand eases while supply expands: favourable conditions for buyers
In parallel, Ingatlan.com’s November data indicates that the market is entering its usual winter slowdown — but with an important twist. While enquiries fell to 260,000 calls (down 7% month-on-month and 15% year-on-year), supply has surged.
This expansion is partly fuelled by the Otthon Start Programme, which has brought tens of thousands of first-time buyers into the market since September, prompting many homeowners to list their properties in hopes of upgrading. The trend has triggered a chain reaction of onward purchases, broadening nationwide supply.
- 32,000 new listings appeared in November alone – a 14% annual increase.
- Active listings have now surpassed 140,000, compared to 131,000 in late August.
Only Borsod and Zala counties saw fewer listings than a year ago.
Budapest remains the hotspot, but the programme shapes preferences
Budapest continues to dominate demand, with 60% of local buyers searching for homes eligible under the Otthon Start Programme. Pest County accounts for another 15% of national interest, with 87% of searches there also falling into the programme’s criteria.
Other high-interest counties include:
- Hajdú-Bihar – 92% programme-compatible searches
- Fejér – 96%
- Győr-Moson-Sopron – 95%
Outlook: the next surge is coming in January
According to Ingatlan.com economist László Balogh, the combined effect of slowing demand and expanding supply is placing downward pressure on prices — a welcome development for buyers.
The next notable spike in demand is expected in early January, when public sector workers receive a HUF 1 million non-repayable housing grant. Then, from February 2026, buyers will even be able to secure newly built homes straight from the design table using the programme’s fixed 3% interest loan.
With Budapest’s fastest-selling districts still driven by compact, affordable flats, and the national supply expanding month by month, 2025 is closing with clear signals: the momentum is gradually shifting in favour of those ready to buy.