Budapest’s rental market is showing clear signs of stabilisation this year, as both prices and supply begin to settle after recent fluctuations. At the same time, the number of available rental properties has declined slightly, according to an analysis based on listings in the database of Hungary’s leading property developer, Cordia and the real estate portal ingatlan.com.
By mid-May, the median monthly rent for older apartments in Budapest stood at HUF 270,000, while newly built properties reached HUF 308,000. Overall, the capital’s average rent came to around HUF 275,000. (1 euro = 357 forints)
Fewer rental listings on the market
Supply has eased slightly: around 9,500 rental properties were advertised in Budapest by mid-last month, down from roughly 10,000 recorded in the first quarter. The number of newly built apartments available for rent remained stable at around 1,000 units.
Nearly two-thirds of the entire rental stock consists of small apartments (studios or one-bedroom flats), while just over a quarter are two-bedroom homes.
New and larger apartments generate higher returns
According to Iván Tettamanti, Deputy Sales Director at Cordia, significant differences lie behind average rental prices, primarily driven by location, building age, and apartment size, as well as infrastructure and transport links.
Proximity to universities and office hubs also plays a key role, as these areas generate stronger rental demand.
Unsurprisingly, newly built homes achieve significantly higher rents. On average, landlords can expect around HUF 6,700 per square metre per month for new-build properties, compared to just over HUF 5,500 for older apartments.
Studio apartments show the highest price per square metre
While larger apartments naturally command higher total rents, the picture is mixed when measured per square metre.
For example, newly built studio flats have a median monthly rent of HUF 230,000, corresponding to more than HUF 7,100 per square metre. This is around 10% higher than the per-square-metre rate of larger, two- and three-bedroom new-build apartments.
At the other end of the spectrum, three-bedroom or larger homes show the highest total rents, with a median monthly price of HUF 723,000 and a per-square-metre rate exceeding HUF 7,500, partly explained by their limited availability on the market.
Location within districts makes a major difference
Within Budapest, micro-location has become increasingly important for investors and landlords.
In the Corvin Quarter in district VIII, a standard studio apartment rents for around HUF 240,000–250,000. However, on the more desirable Corvin Promenade, newly built compact apartments with better layouts can reach nearly HUF 300,000 per month.
For two-bedroom flats, rents are roughly HUF 30,000 higher than the district average, while larger three-bedroom homes show an even wider gap: over HUF 515,000 on the promenade compared with just above HUF 400,000 in the wider neighbourhood.
If you missed it: Renting a flat in Budapest: A guide for foreigners in 2026
Panorama and premium locations command a strong price premium
Prestige features such as panoramic views or direct Danube riverside access significantly increase rental value.
In northern Budapest’s Marina part, riverside apartments overlooking the Danube achieve average rents of HUF 9,000–10,000 per square metre—around 1.5 times higher than similar but non-panoramic properties in the area.
This premium segment is expected to expand further with the first phases of the nearby Marina City development, where most homes will offer permanent views of the Danube and the Buda hills.
Airbnb restrictions reshape the market in District VI
Beyond location and property features, regulatory changes are also influencing supply. In District VI, the upcoming ban on short-term rentals from 2026 has already had a noticeable impact.
As expected, many properties previously optimised for Airbnb have re-entered the long-term rental market, significantly boosting supply. At the beginning of the year, nearly 1,600 such homes were available for long-term rent—marking the highest level in four years.
Notably, around 75% of these properties are newly built or recently renovated apartments.
If you missed it: Airbnb restrictions trigger unexpected shift in Budapest housing market
