Authored by the expert who managed and guided the team behind the Hungary Property Pack
Everything you need to know before buying real estate is included in our Hungary Property Pack
Hungary's rental market offers some of the most attractive yields in Central Europe, but knowing where and what to buy makes all the difference.
In this article, we break down the current rental yields across Hungary, from Budapest's bustling districts to fast-growing regional cities like Debrecen.
We constantly update this blog post with fresh data so you always have the latest picture of Hungary's rental market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Hungary.
Insights
- Hungary's national average gross rental yield sits around 5.4% in January 2026, but the gap between Budapest (around 4.7%) and rural towns (around 6.9%) is more than 2 percentage points.
- District VIII in Budapest, particularly the Corvin-negyed area, consistently delivers some of the highest yields in the capital because prices remain affordable while rents stay strong.
- The BMW and CATL factory openings in Debrecen in early 2026 are creating a rental demand surge that could push yields in nearby micro-areas above the national average.
- Luxury properties in Buda's hills, like Rózsadomb and Hegyvidék, often yield below 4% gross because buyers pay a premium for prestige that rents simply cannot match.
- Studios and compact one-bedroom apartments in Hungary typically outperform larger units on yield because rent per square meter stays higher while purchase prices remain accessible.
- Hungary's flat 15% personal income tax on rental income is one of the most predictable cost items landlords face, making net yield calculations easier than in many European countries.
- Vacancy rates in Budapest hover around 5%, which translates to roughly two to three weeks of empty time per year for a well-located and fairly priced rental unit.
- Energy-efficient apartments have become noticeably easier to rent in Hungary since the energy price shocks, with tenants actively seeking lower heating costs.
What are the rental yields in Hungary as of 2026?
What's the average gross rental yield in Hungary as of 2026?
As of early 2026, the average gross rental yield across Hungary's residential property market is approximately 5.4%, covering everything from Budapest apartments to family homes in regional cities.
For most typical buy-to-let properties in Hungary, gross yields realistically fall somewhere between 4.5% and 6.5%, depending on location and property type.
This puts Hungary slightly above many Western European markets and roughly in line with other Central European countries, though Budapest's yields tend to run lower than the national average while rural towns often exceed it.
The most important factor shaping Hungary's gross rental yields right now is the fact that property prices have been rising faster than rents, which gently compresses yields in the hottest areas like central Budapest.
What's the average net rental yield in Hungary as of 2026?
As of early 2026, the average net rental yield in Hungary is approximately 3.5%, after accounting for taxes, vacancy, maintenance, and management costs.
The typical gap between gross and net yields in Hungary runs around 1.5 to 2 percentage points, which is fairly standard for European markets with moderate tax burdens.
The expense that bites hardest in Hungary is usually the 15% flat personal income tax on rental income, combined with maintenance reserves that older Budapest apartment buildings often demand.
Most standard investment properties in Hungary deliver net yields somewhere between 2.8% and 4.3%, with the range depending mainly on how efficiently landlords manage vacancy and whether they use professional property management.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Hungary.
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What yield is considered "good" in Hungary in 2026?
In Hungary's 2026 rental market, a gross yield of around 6% or higher is generally considered "good" by local investors, while anything above 4% net is seen as a solid result.
The threshold that separates average-performing properties from high-performing ones in Hungary typically sits around the 5.5% to 6% gross mark, because anything below that usually means you are paying a premium for location prestige or capital growth potential rather than immediate cash flow.
How much do yields vary by neighborhood in Hungary as of 2026?
As of early 2026, the spread in gross rental yields between Hungary's highest-yield and lowest-yield neighborhoods can be as much as 3 percentage points, ranging from around 4% in prime Budapest areas to over 7% in certain regional city pockets.
The neighborhoods that typically deliver the highest rental yields in Hungary are renter-dense but not ultra-expensive districts, such as District VIII (Józsefváros, especially Corvin-negyed), District IX (Ferencváros), District XIII (Angyalföld), District XI (Újbuda near universities), and District XIV (Zugló).
On the other end, the lowest yields in Hungary tend to appear in prestige locations where buyers pay top prices for scarcity and status, including District I (Várkerület), District II's Rózsadomb area, District XII (Hegyvidék), and District V (Belváros-Lipótváros).
The main reason yields vary so dramatically across Hungary's neighborhoods is that property prices swing much more sharply between areas than rents do, so a prestigious address commands a premium that rental income simply cannot match.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Hungary.
How much do yields vary by property type in Hungary as of 2026?
As of early 2026, gross rental yields in Hungary range from around 3.5% for luxury villas up to approximately 6.5% for well-located small apartments, with houses and row homes falling somewhere in between at 4.5% to 6%.
Small to mid-sized apartments, particularly studios and one-bedroom units, currently deliver the highest average gross rental yields in Hungary because they attract the deepest pool of tenants and command the best rent per square meter.
Luxury villas and high-end new-build apartments in premium locations deliver the lowest average gross yields in Hungary, often below 4%, because their purchase prices reflect scarcity and prestige rather than rental income potential.
The key reason yields differ so much between property types in Hungary is that rent does not scale proportionally with purchase price, so larger and more expensive properties generate more rent in absolute terms but less relative to what you paid.
By the way, you might want to read the following:
What's the typical vacancy rate in Hungary as of 2026?
As of early 2026, the typical residential vacancy rate in Hungary is around 6% nationally and approximately 5% in Budapest, reflecting normal turnover friction rather than any structural oversupply.
Vacancy rates across Hungary's different neighborhoods can range from as low as 3% in high-demand university and employment hubs to as high as 8% or more in less connected suburban areas.
The main factor driving vacancy rates in Hungary right now is the strength of renter demand in specific micro-locations, with areas near major employers, universities, and good public transport consistently filling units faster.
Hungary's vacancy rate sits roughly in line with typical European frictional vacancy for private rentals, neither indicating a landlord's market nor suggesting any rental demand crisis.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Hungary.
What's the rent-to-price ratio in Hungary as of 2026?
As of early 2026, the average annual rent-to-price ratio in Hungary is approximately 0.054, meaning annual rent equals about 5.4% of the purchase price, or roughly 18 to 19 years of gross rent to match what you paid.
A rent-to-price ratio above 0.05 (or 5% annually) is generally considered favorable for buy-to-let investors in Hungary, and this ratio is mathematically identical to gross rental yield, so a higher ratio means faster payback.
Hungary's rent-to-price ratio compares favorably to many Western European capitals where ratios often fall below 3%, though it sits roughly in the middle of the pack among Central European markets.
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Which neighborhoods and micro-areas in Hungary give the best yields as of 2026?
Where are the highest-yield areas in Hungary as of 2026?
As of early 2026, the highest-yield areas in Hungary include Budapest's District VIII (Józsefváros, especially Corvin-negyed), District IX (Ferencváros), and Debrecen's central rental zones near the major industrial employers.
In these top-performing areas, gross rental yields typically range from 5.5% to 7%, with some well-bought properties in Debrecen and outer Budapest districts pushing even higher.
What these high-yield areas share is strong, consistent renter demand combined with purchase prices that have not yet caught up to that demand, often because they lack the prestige premium of central Buda or District V.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Hungary.
Where are the lowest-yield areas in Hungary as of 2026?
As of early 2026, the lowest-yield neighborhoods in Hungary include Budapest's District I (Várkerület), District II's Rózsadomb hills, and District XII (Hegyvidék), where prestige pricing dominates.
In these low-yield areas, gross rental yields typically fall between 3.5% and 4.5%, sometimes even lower for the most exclusive properties.
The main reason yields are compressed in these areas is that buyers pay a significant premium for scarcity and status, while achievable rents, though decent in absolute terms, cannot keep pace with elevated purchase prices.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Hungary.
Which areas have the lowest vacancy in Hungary as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates in Hungary include Budapest's District XI (Újbuda), District XIII (Angyalföld and Újlipótváros), and Debrecen's central and university-adjacent zones.
In these low-vacancy areas, vacancy rates typically run between 3% and 5%, meaning landlords can expect only a few weeks of empty time per year when units are priced appropriately.
The main demand driver keeping vacancy low in these Hungarian neighborhoods is a combination of strong employment access, major universities, and excellent public transport connections that ensure a constant flow of tenants.
The trade-off investors typically face when targeting these low-vacancy areas is that purchase prices tend to be higher, which can squeeze overall yields even as occupancy remains strong.
Which areas have the most renter demand in Hungary right now?
The neighborhoods currently experiencing the strongest renter demand in Hungary are Budapest's Districts XI (Újbuda), XIII (Angyalföld), and IX (Ferencváros), along with central Debrecen near its expanding industrial corridor.
The typical renter profile driving most of the demand in these areas consists of young professionals, university students, and workers relocating for jobs at major employers like BMW and CATL in Debrecen or corporate offices in Budapest.
In these high-demand Hungarian neighborhoods, well-priced rental listings typically get filled within one to two weeks, and desirable units in prime locations often receive multiple inquiries within days of being listed.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Hungary.
Which upcoming projects could boost rents and rental yields in Hungary as of 2026?
As of early 2026, the top upcoming projects expected to boost rents in Hungary are the BMW Plant Debrecen production ramp-up, the CATL battery factory opening in Debrecen, and continued transport and infrastructure improvements in Budapest's outer districts.
The neighborhoods most likely to benefit from these projects are central Debrecen and its main commuter routes for the industrial investments, while Budapest's Districts XI, XIII, and IX stand to gain from ongoing urban connectivity improvements.
Investors in areas directly impacted by these projects might realistically expect rent increases of 5% to 10% over the next one to two years, though this depends heavily on how quickly new workers and residents arrive.
You'll find our latest property market analysis about Hungary here.
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What property type should I buy for renting in Hungary as of 2026?
Between studios and larger units in Hungary, which performs best in 2026?
As of early 2026, studios and compact one-bedroom apartments generally outperform larger units in Hungary in terms of rental yield, while two-bedroom apartments tend to offer better occupancy stability with lower tenant turnover.
Studios in well-located Budapest districts typically yield around 5.5% to 6.5% gross (roughly HUF 60,000 to 90,000 monthly rent per unit, or EUR 150 to 230 / USD 160 to 250), while larger two-bedroom units usually yield 4.5% to 5.5% gross.
The main factor explaining why smaller units outperform on yield in Hungary is that rent per square meter stays higher for compact spaces, while purchase prices per square meter are not proportionally lower.
However, if you are targeting families or couples who tend to stay longer and cause less turnover friction, a well-located two-bedroom apartment in a renter-dense district like Újbuda or Ferencváros might actually deliver better risk-adjusted returns.
What property types are in most demand in Hungary as of 2026?
As of early 2026, the most in-demand property type in Hungary is the practical, well-located apartment, which forms the backbone of the rental market in Budapest and major cities.
The top three property types ranked by current tenant demand in Hungary are mid-sized apartments (one to two bedrooms), energy-efficient modern units with lower utility costs, and family homes in well-connected suburban areas with good schools.
The primary demographic trend driving this demand pattern in Hungary is the concentration of young professionals and students in urban centers, combined with post-energy-shock tenant preferences for efficient heating and insulation.
One property type that is currently underperforming in demand and likely to remain so is the oversized luxury villa in less accessible locations, where the tenant pool is extremely thin and turnover periods can stretch for months.
What unit size has the best yield per m² in Hungary as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Hungary is typically 25 to 45 square meters, covering studios and compact one-bedroom apartments.
For this optimal unit size in Hungary, the typical gross rental yield per square meter works out to roughly HUF 4,500 to 6,000 per square meter monthly (approximately EUR 11 to 15 / USD 12 to 16), compared to HUF 3,000 to 4,000 for larger units.
The main reason larger or smaller units tend to have lower yield per square meter in Hungary is that very small units face a floor on purchase price (fixed costs like kitchens and bathrooms), while large units see rents plateau because tenants are not willing to pay proportionally more for extra space.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Hungary.
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What costs cut my net yield in Hungary as of 2026?
What are typical property taxes and recurring local fees in Hungary as of 2026?
As of early 2026, the main tax landlords face in Hungary is the 15% flat personal income tax on rental income, which for a typical apartment generating HUF 150,000 monthly rent means roughly HUF 270,000 annually (approximately EUR 700 / USD 750) after common deductions.
Other recurring local fees landlords must budget for in Hungary include municipal building taxes that vary by district, typically ranging from HUF 20,000 to 100,000 annually (EUR 50 to 250 / USD 55 to 275), plus condominium common charges that often run HUF 15,000 to 40,000 monthly for Budapest apartments.
Combined, these taxes and fees typically represent around 15% to 20% of gross rental income in Hungary, though this varies significantly based on the specific municipality and building type.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Hungary.
What insurance, maintenance, and annual repair costs should landlords budget in Hungary right now?
Annual landlord insurance for a typical rental property in Hungary costs roughly HUF 30,000 to 100,000 (approximately EUR 75 to 250 / USD 80 to 275), depending on coverage level and property value.
Landlords in Hungary should budget approximately 0.8% to 1.5% of property value annually for maintenance and repairs, which for a HUF 50 million apartment means HUF 400,000 to 750,000 per year (EUR 1,000 to 1,900 / USD 1,100 to 2,050).
The type of repair expense that most commonly catches Hungarian landlords off guard is heating system and window maintenance in older Budapest buildings, where outdated infrastructure can demand significant unplanned spending.
In total, landlords in Hungary should realistically budget HUF 500,000 to 900,000 annually (EUR 1,250 to 2,250 / USD 1,350 to 2,450) for the combined costs of insurance, maintenance, and typical repairs.
Which utilities do landlords typically pay, and what do they cost in Hungary right now?
In Hungary, utilities are most commonly paid by tenants, though landlords frequently cover condominium common-area costs and sometimes bundle internet or a basic utility package into furnished short-term rentals.
When landlords do cover utilities in Hungary, the monthly cost typically runs HUF 15,000 to 40,000 (approximately EUR 40 to 100 / USD 45 to 110) for common charges, with additional amounts for any bundled services like internet at around HUF 5,000 to 10,000 monthly.
What does full-service property management cost, including leasing, in Hungary as of 2026?
As of early 2026, full-service property management in Hungary typically costs 6% to 10% of monthly rent, which for a HUF 200,000 monthly rental means HUF 12,000 to 20,000 per month (approximately EUR 30 to 50 / USD 33 to 55).
On top of ongoing management, leasing or tenant-placement fees in Hungary typically equal about one month's rent as a one-time charge, so HUF 150,000 to 250,000 (EUR 380 to 630 / USD 410 to 680) depending on the property.
What's a realistic vacancy buffer in Hungary as of 2026?
As of early 2026, landlords in Hungary should set aside approximately 5% to 6% of annual rental income as a vacancy buffer, with Budapest properties leaning toward the lower end and regional cities toward the higher end.
This vacancy buffer translates to roughly two to three weeks of vacant time per year in Hungary, accounting for normal tenant turnover, refurbishment gaps, and occasional longer search periods between tenants.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Hungary, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Hungarian National Bank (MNB) Housing Market Report (May 2025) | It's Hungary's central bank, and its housing reports are a reference point for market-level indicators like yields. | We used the report's rental yield estimates for Budapest versus rural towns as our anchor for Hungary. We then rolled them forward to January 2026 using rent and price growth signals from KSH and Eurostat. |
| MNB Housing Market Report landing page | This is the official publication page that confirms the report's status and context. | We used it to verify the report version and publication framing. We also used it to cross-check that the PDF is the official central-bank document. |
| KSH and ingatlan.com Rent Index (April 2025) | KSH is Hungary's official statistics office, and this index uses a large, transparent listings dataset with official-stat framing. | We used the rent index to judge whether rents were rising faster or slower than prices heading into 2026. We used it as the main rent growth input for our January 2026 estimates. |
| KSH Housing Price Index (Q1 2025) | This is the official national house price index publication for Hungary. | We used it to anchor the direction and pace of price growth. We also used it to check whether yields should be compressing or expanding. |
| Eurostat Housing Price Statistics | Eurostat is the EU's official statistics provider and is widely used for cross-country housing comparisons. | We used it as an external cross-check that Hungary's official price story lines up with EU reporting. We used it mainly for triangulation rather than as the single truth source. |
| Eurostat HPI Metadata for Hungary | This describes how HPI is compiled and who compiles it, which helps verify comparability. | We used it to confirm that the Eurostat HPI is consistent with KSH compilation. We used it to support our methodology notes on price indices. |
| BIS Residential Property Prices Portal | The BIS is a top-tier international institution that standardizes cross-country property price indicators. | We used it as an international cross-check on Hungary's cycle direction and timing. We used it to avoid relying on a single domestic source for price trends. |
| BIS Property Price Statistics Methodology | It explains the BIS approach and revisions, which is important when using international series responsibly. | We used it to validate how BIS treats residential property price data across countries. We used it to frame our triangulation approach clearly. |
| OECD Housing Prices Indicators | The OECD is a major international organization that publishes consistent housing indicators including price-to-rent concepts. | We used it to cross-check the concept of price-to-rent and rent-to-price at a country level. We also used it as a definitions reference for ratios. |
| FRED HICP Actual Rentals for Hungary | FRED is a respected repository that mirrors official series in a convenient format. | We used it as an external check that rent inflation direction matches KSH's rent index narrative. We used it for triangulation only, not as the primary rent level source. |
| Reuters CATL Hungary Production Report | Reuters is a high-standard newswire and here it's reporting a concrete, time-bound investment milestone. | We used it to identify a near-term demand catalyst in Debrecen as of early 2026. We used it to support the projects that could boost rents section for non-Budapest markets. |
| Reuters BMW Debrecen Production Report | Reuters again provides a verifiable timeline, and the story ties directly to local labor-market demand. | We used it as a second independent confirmation that Debrecen's industrial expansion is real and time-specific. We used it to justify why Debrecen micro-areas near job nodes can see rent uplift. |
| BMW Group iX3 Series Production Announcement | It's the primary source from the company executing the investment. | We used it to cross-check the production narrative from Reuters with an official corporate statement. We used it for project credibility through primary-source triangulation. |
| BMW Plant Debrecen Official Page | This is BMW's dedicated plant page and is clear about the timeline and location. | We used it to confirm the plant's stated production start window and location details. We used it to keep our Debrecen rent-catalyst discussion grounded and specific. |
| Global Property Guide Hungary Price History | Global Property Guide compiles cross-country residential market data in a consistent, investor-focused format. | We used it as a sanity check for yield levels and property type breakdowns. We used it to supplement our primary sources with an international investor perspective. |
| Global Property Guide Hungary Taxes and Costs | This source summarizes Hungary's landlord tax obligations in an accessible format for international investors. | We used the tax framework summaries to explain the 15% flat PIT and common deduction approaches. We used it to support our net yield and cost calculations. |
| Budavar District I Tax Information | This is a local municipality source that provides concrete examples of district-level tax changes. | We used it to corroborate the existence and variability of local municipal taxes. We used it to illustrate that fees differ significantly across Budapest districts. |
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