Property prices in the Budapest agglomeration rose by an average of 11.5% in the first eight months of 2026, with the average square metre price reaching 872,000 forints. Buyers paid an average of 87.7 million forints per property, around 11 million forints more than in the same period of 2025. The share of transactions completed below 50 million forints fell from 28% to 19%, while properties priced below 100 million forints dropped from 81% to 69% of all sales. House prices per sqm rose by 13% to 814,000 forints, while flat prices climbed 9% to just above 1 million forints per sqm.
"The agglomeration has also been strongly influenced by the Otthon Start programme. Among Duna House clients, the share of first-time buyers rose from 21% to 28%, and many of them are looking for homes in settlements that are cheaper than Budapest but well connected," said Szegő Péter, senior analyst at Duna House. "In Budapest, the average price is 1.33 million forints per sqm, still roughly a third higher than in the agglomeration. Prices have risen most where they were cheapest a year ago."
The south-eastern sector recorded the sharpest annual increase, with prices up 20% to 840,000 forints per sqm. The southern sector saw an 18% rise to 850,000 forints, with Érd posting an even larger gain of 22%, reaching 883,000 forints per sqm. The north-western sector rose 12% to 895,000 forints per sqm. The northern sector is now the most expensive, averaging 940,000 forints per sqm after a 6% increase, with Dunakeszi reaching 1.18 million forints. The western sector was the only area to record a decline, falling 3% to 898,000 forints per sqm, though Budaörs remained above 1 million forints. The eastern sector saw the smallest gain, up 5% to 823,000 forints, making it the most affordable zone around the capital.
"Price growth may slow in the agglomeration. The western sector already shows that there is a price level buyers cannot or will not pay," added Szegő Péter. "In cheaper areas, especially eastern settlements, there is still room for price increases because the gap with Budapest prices remains the largest there."
Among Duna House clients, the southern sector was the most sought-after, accounting for 29% of agglomeration purchases, followed by the south-eastern sector at 19% and the northern sector at 17%. The north-western sector attracted 13% of buyers, the western sector 12% and the eastern sector 10%. The analysis is based on Duna House transactions completed between January and August in 2025 and 2026.
