Looking for a flat, or about to let your own? The first question is always the same: what's a realistic rent in Budapest? Scrolling through listing sites, it's easy to get lost in the numbers, so we've pulled the essentials together in one place.
The figures below come from our own market survey. We track Budapest listings and only show rounded aggregates, never individual listings. The data updates daily, so this page always reflects the current market.
Budapest median rent
HUF 300,000
Budapest median price per m²
HUF 5,800/m²
| District | Median rent | HUF/m² |
|---|---|---|
| District I | HUF 395,000 | HUF 6,200 |
| District II | HUF 587,000 | HUF 6,300 |
| District III | HUF 280,000 | HUF 5,500 |
| District IV | HUF 230,000 | HUF 5,100 |
| District V | HUF 497,000 | HUF 6,800 |
| District VI | HUF 390,000 | HUF 6,100 |
| District VII | HUF 260,000 | HUF 5,700 |
| District VIII | HUF 250,000 | HUF 5,800 |
| District IX | HUF 277,000 | HUF 5,800 |
| District X | HUF 250,000 | HUF 5,400 |
| District XI | HUF 300,000 | HUF 5,900 |
| District XII | HUF 350,000 | HUF 5,700 |
| District XIII | HUF 300,000 | HUF 6,000 |
| District XIV | HUF 240,000 | HUF 5,200 |
| District XV | HUF 220,000 | HUF 5,000 |
| District XVI | HUF 210,000 | HUF 4,600 |
| District XVII | HUF 250,000 | HUF 5,000 |
| District XVIII | HUF 220,000 | HUF 5,000 |
| District XIX | HUF 220,000 | HUF 5,200 |
| District XX | HUF 205,000 | HUF 5,000 |
| District XXI | HUF 200,000 | HUF 4,800 |
How to read the numbers
The median is the middle price: half the listings are more expensive, half are cheaper. It reflects reality better than the average, because a few luxury flats can't skew it.
The price per square metre helps you compare flats of different sizes. A smaller flat is almost always more expensive per square metre. As a landlord, it shows you how much it's worth raising the rent.
An example: if the median price per square metre in a district is HUF 6,000, then for a 40 m² flat a monthly rent of around HUF 240,000 counts as average. A renovated, furnished flat with good transport links can be above that, an old, run-down flat on a noisy street below it. The example only shows how to do the maths; the real figures are in the table above.
What makes a flat more or less expensive?
Beyond the district, a lot affects the rent:
- Condition: a freshly renovated flat is worth noticeably more than an old, worn one.
- Furnishing: furnished flats with appliances cost more, but the tenant saves a lot too.
- Transport: being close to the metro or a tram line matters especially in the outer districts.
- Floor and view: ground-floor flats facing the courtyard are usually cheaper.
- Heating type: your own gas boiler or district heating affects the total monthly cost through the utility bills.
- Extras: balcony, lift, air conditioning, parking, pets allowed.
So two flats that look identical on paper can differ a lot in rent. The median is a starting point, not a verdict.
What to watch out for
- The advertised price isn't always the final price. With a good tenant, there's often room to negotiate. Before you search, read the steps of finding a flat.
- Utilities are usually not included. Ask up front what they typically come to.
- The inner districts are pricier, but transport matters too: sometimes a well-connected outer district is the better deal.
- The deposit plus the first month's rent add up to a significant sum. Plan for it before you apply. How much is typical is covered in our article on deposits.
How much should you spend on rent?
A common rule of thumb: rent and utilities together shouldn't exceed a third of your net income. In Budapest that's tight for many people, so lots of them choose a flatmate, or a smaller flat with better transport links.
If a whole flat doesn't fit your budget, look at rooms or smaller studios too. A smaller flat in a good location is often a better choice than a bigger one with an hour's commute every day.
How to use it as a landlord
If you're about to let your flat, the median shows you the usual rent in your district. If you aim far above it, your flat can sit empty for weeks, and an empty month costs more than you gain from the higher rent. We wrote about this in our article on empty months.
If you already have a tenant, the numbers show where your rent stands compared to the market. That's a good basis for a yearly review, and for keeping a good tenant.
FAQ
Which is the cheapest district?
The outer districts usually have a lower price per square metre, but the exact ranking is in the table above, because it shifts with the market.
Why is it different from the price I saw in a listing?
Because this is an aggregate: the middle value of the listings. The price of a given flat can differ from it because of its condition, furnishing and location.
How often is the data updated?
Daily. Detailed data broken down by district and flat size is on the Budapest market page.
In detail
See the details by district and flat size on the Budapest market page.
