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%.