Another autumn selling season has begun, with Budapest's inner-city used-apartment market cooling.
According to Duna House data reported by Portfolio, used brick apartments in Districts V, VI and VII were 27% more expensive in May than a year earlier. By July, prices were roughly back to their July 2025 level, while in August the average selling price fell to HUF 1.403 million per square metre, 3% below August 2025. The slowdown isn't uniform. August prices were still 4% higher than a year earlier in Buda and 10% higher across the other Pest districts.
Properties are also taking longer to sell. Compared with a year earlier, average selling times rose from 81 to 88 days in Districts V, VI and VII, 85 to 92 days in Buda and 79 to 100 days in the other Pest districts.
New homes currently generally qualify for 5% VAT, but projects that don't qualify for the transitional rules could face the standard 27% rate from 2027 unless the reduced rate is extended.
Against that backdrop, should owners put their selling plans on hold until spring?
“I don't think autumn itself is a reason to wait,” says Alex Markus, Chief Executive, City-Lets Ltd.
“Cooler temperatures don't make autumn a bad time to sell. Keen buyers won't suddenly stop looking for a home because the weather has changed.
“While geopolitical uncertainty has contributed to volatility in financial markets, property may become more attractive to some investors looking for a tangible long-term asset.
“What matters more is realistic pricing, top-notch presentation and excellent photography.”
Set a Realistic and Competitive Asking Price
Compare your home with similar properties currently for sale nearby and recent sales where reliable information is available. Use recent achieved prices, not old asking prices.
City-Lets found in August that Budapest properties launched at realistic prices typically sold within 35 days, while those requiring an asking-price reduction remained on the market for an average of 118 days.
Prepare the Property Before It Goes on the Market
Location and aspect are fixed, but how your property looks when buyers see it is largely within your control.
Scuffed walls, tired paintwork and visible marks can make an otherwise good property look neglected. A fresh coat of paint is relatively inexpensive and can immediately improve its appearance.
Declutter and clean properly, concentrating first on the rooms buyers notice most. Clear kitchen worktops, remove toiletries and unnecessary furniture, and get rid of everyday clutter that makes rooms appear smaller.
Don't overlook the small repairs. Fix loose handles, damaged tiles, cupboard doors and lights that don't work before buyers come through the property.
If you're selling a house with a garden, or apartments with terrace or balcony, keep some colour outside as summer plants disappear. Chrysanthemums and autumn asters are well suited to the Hungarian autumn, with varieties flowering through September and October and some chrysanthemums continuing into November.
Your Online Photographs Need to Get Buyers Through the Door
Many buyers will judge your property online before deciding whether to see it in person.
The photographs have one job: make your home stand out among competing listings and persuade the buyer to book a viewing. Open the curtains and blinds, remove clutter and photograph the property when the natural light is at its best.
At City-Lets, we have found that professional home staging can make a substantial difference. Staging gives each room an obvious purpose and helps buyers imagine their own life in the property. That emotional response can be important when they are choosing between similar homes.
Let Autumn Work for You
Autumn gives sellers the chance to show that their property stays warm and dry as the weather becomes colder. Ensure the apartment is comfortably heated. Make the most of the available daylight and turn on lights in darker rooms.
If there is condensation or a damp smell, deal with the cause rather than trying to disguise it.
In September sunshine, buyers may not think much about how an apartment feels in colder weather. On a chilly November afternoon, they will.
For sellers, autumn requires top-notch presentation, excellent photography and realistic pricing from the start. For buyers, the cooler, quieter months provide more time to compare properties carefully and make a considered decision without the faster pace of the spring selling season.