Big picture: what is happening to prices?
Recent national statistics show the capital’s average apartment price has climbed to roughly 1,270,000 HUF per square metre, with new builds closer to 1,680,000 HUF per square metre. That is the city wide average, though. Once you zoom into individual districts, the story changes a lot – from just over 1,100,000 HUF per square metre in some family areas to above 2,000,000 HUF per square metre in the most premium streets.
District XI – Újbuda: lifestyle hotspot for upgraders
Újbuda has quietly turned into one of the city’s most in demand lifestyle hubs. Riverside promenades, new build projects around Kopaszi gát and solid public transport make it a favourite for buyers trading up from smaller inner city flats.
Average apartment asking price is around 1,649,000 HUF per square metre in 2025. That is clearly above the city average, but many buyers feel the mix of new developments, older brick buildings and strong infrastructure justifies the premium.
District XIII – Angyalföld and Újlipótváros: young professionals’ playground
District XIII blends riverside cafés in Újlipótváros with high rise, modern apartments in Angyalföld. It is popular with first home buyers and investors chasing reliable rental demand.
Average apartment asking price is roughly 1,749,000 HUF per square metre. Given that the city’s new build average sits around 1,470,000 HUF per square metre, District XIII is firmly in the premium but still attainable category for many white collar buyers.
District XIV – Zugló: green, family friendly and relatively affordable
If you are dreaming of tree lined streets and parks without giving up tram and bus links, Zugló often lands near the top of the shortlist.
Average apartment asking price is about 1,120,000 HUF per square metre, noticeably below many inner districts but still above the national average. For growing families, that pricing sweet spot plus access to schools and green space is a big reason Zugló keeps drawing buyers out of the dense inner city.
District III – Óbuda: character with climbing prices
Óbuda offers cobbled streets, riverside bike paths and a strong community feel. It is also no longer the cheap Buda option it once was.
Average apartment asking price is around 1,333,000 HUF per square metre in 2025. Prices here sit comfortably above the city average, but still below the most exclusive hill districts, making Óbuda a popular compromise between budget and lifestyle.
District VII – Erzsébetváros: nightlife at a price
District VII is still the party heart of the city, packed with ruin bars, cafés and short term rentals. That buzz comes with strong demand for well located, renovated apartments.
Average apartment asking price is roughly 1,594,000 HUF per square metre. Investors and young professionals are still active here, but many families now cash out of District VII and head for greener districts with more space.
District V – Belváros: still the luxury benchmark
For pure prestige, District V remains hard to beat with grand boulevards, landmark buildings and postcard worthy river views.
Average apartment asking price is around 2,039,000 HUF per square metre, the highest of the districts in this list. At this level, buyers expect lift access, quality renovations and a strong façade. Anything that feels tired or noisy needs a sharp price to compete.
How to use these numbers when you are buying or selling
If you are buying, use district averages as a sense check, not a shopping list. A beautifully renovated flat in District XIII might sit above 1,800,000 HUF per square metre and still be fair value, while a neglected unit in the same building should be cheaper.
Compare lifestyle and commute. If Zugló at 1,120,000 HUF per square metre delivers the space you need with a manageable travel time, that may beat a tiny, pricier studio in District V.
If you are selling, anchor your expectations to both city wide averages and your district’s current level. Overpricing even 5 to 10 percent above the local norm can leave a listing sitting stale online.
Highlight what pushes you above the average, such as a balcony, energy efficient windows, lift or parking, right in the headline and first paragraph of your listing description.
5 point Q and A summary
1.Which district in this list is the most expensive per square metre?
District V, with average asking prices around 2,039,000 HUF per square metre.
2.Where do buyers see a good balance of lifestyle and price?
District XI and District XIII are favourites for professionals and young families, sitting around 1,650,000 to 1,750,000 HUF per square metre.
3.Which family friendly area is more affordable than the inner city?
Zugló in District XIV, at about 1,120,000 HUF per square metre, offers parks and good transport at a lower price point.
4.Is Óbuda still a value play?
Prices around 1,333,000 HUF per square metre put District III above the city average but below luxury Buda hill districts, so many see it as a smart middle ground.
5.How should I start planning a move?
Pick two or three districts that fit your lifestyle, compare their average prices per square metre, then inspect real listings to see how condition, layout and location push individual homes above or below those benchmarks.