Hungary residence permit by real estate investment: complete guide

What is a Hungarian real estate residency program

Buyers of Hungarian real estate fund units can obtain the Hungary Golden Visa, officially known as the Hungary Guest Investor Residence Permit. 

In 2024, it was initially planned that investors could obtain residency by directly purchasing real estate valued at a minimum of €500,000. However, this option was never implemented. From 2025 onwards, Hungarian residency through property investment is possible via an indirect route — by acquiring real estate fund units worth at least €250,000.

To qualify, the fund must be listed with registered market operators approved by the Constitution Protection Office. Additionally, at least 40% of the fund’s assets must be invested in residential real estate in Hungary.

The share certificate must have a maturity period of 5 years.

Investors and their immediate family members included in the application receive residence permits valid for 10 years, with the option to extend for another 10 years.

5 benefits of Hungary residence permit by real estate investment

1. Freedom of movement within the Schengen Area. Hungarian residents can travel visa-free to all the Schengen countries for business or tourism trips of up to 90 days within any 180-day period. For stays longer than 90 days, a national visa or residence permit is required in the host country.

2. Opportunity to move to a stable and safe EU country. Although living in Hungary is not obligatory to maintain residency by real estate investment, applicants always have the option to move there. 

Hungary’s economy is on a steady upturn, supported by government initiatives that have enhanced its resilience. This led to a 4.6% growth rate in 2022, despite the challenges posed by COVID-19. In 2024, the economy grew by 0.5%, and for 2025, growth is projected to be between 2 and 3%, falling short of the official government forecast of 3.4%.

According to the Global Peace Index 2024, Hungary is the 14th safest country in the world and 10th in the EU. The country offers a family-friendly environment with a low crime rate.

3. Access to EU-level living standards. Hungary offers high-quality healthcare, featuring well-trained medical staff and modern medical technology. Medical services are available to all residents through the national health insurance system.

The country also provides quality education at all levels. Public education is free for residents. Higher education institutions are well-regarded both in Europe and globally, with five Hungarian universities included in global rankings. The country is also home to several international schools offering curricula in English and other major languages.

4. Tax optimisation. Hungary boasts the lowest corporate tax rate in the EU, set at just 9%. To compare, the average EU rate is 21.3%, and the worldwide average is 23.5%. The personal income tax rate is 15%. which is significantly lower than in the European OECD countries; they pay 43% on average.

Hungary has double taxation treaties with more than 80 countries, including the EU, the UK, Australia, Canada, China, and the UAE. These treaties help prevent double taxation of income earned in one country by a resident of another, hence reducing the overall tax burden for taxpayers with international economic activities​.

5. Residency for the whole family. Foreign investors who buy real estate fund units in Hungary can include their family members in the residency application. This is relevant for an investor’s spouse, children under 25, and parents.

Who can get Hungary real estate residency

To participate in the Hungarian real estate residency program, applicants must not be citizens of the EU or the EEA. US citizens are eligible only if they hold second citizenship.

To qualify, an applicant must meet the following criteria:

• be over 18;
• prove a legitimate source of income;
• have no criminal records;
• not be subject to sanctions;
• have health insurance and no severe illnesses.

An applicant can also include family members in the application:

• a spouse;
• parents;
• children under 25.

Children aged 18 to 25 must be unmarried students to qualify. They are eligible for a three-year residency, which can be extended for an additional three years, provided that they continue meeting the criteria.

The number of applicants does not affect the minimum investment amount; it only raises the additional fees.

Documents to obtain a Hungary residence permit by buying a property

To obtain Hungarian real estate residency, an applicant must submit the required documents twice: first for a Guest Investor Visa, and then for a residence permit.

The required documents include:

• valid passport;
• 2 recent 3×4 cm photos;
• health insurance;
• letter of intent to purchase real estate fund units — for a Guest Investor Visa;
• confirmation of investment — for a residence permit;
• documents proving the legitimacy of the income;
• bank statements indicating a cash balance;
• marriage certificate, if applicable;
• birth certificates, if applicable;
• CV for each member over 18;
• completed government forms.

Investors must also purchase or rent real estate to provide proof of a registered address to qualify for Hungarian residency.

Real estate costs in Hungary

​Renting a property in Hungary varies significantly across different regions and cities. In 2025, home rental prices saw an increase of 9.4%.

Below is an overview of the average monthly rent for one-bedroom apartments across Hungary:​

• Budapest, city centre — €860;
• Budapest, remote districts — €380;
• Debrecen — €560;
• Pécs — €390;
• Szeged — €370;
• Miskolc — €280.

Landlords require a security deposit, usually equal to two months’ rent. If the deposit exceeds three months’ rent, tenants can request a reduction.

Property prices in Hungary are more affordable than in many Western European countries. The average  price of an apartment in Hungary ranges from €2,040 to 2,690 per square metre, depending on the location. In comparison, residential real estate in Germany costs between €4,800 and 5,940 per square metre, while in the USA, prices range between €2,660 and 3,360 per square metre.

The price difference between new and resale residential properties in Hungary can be quite significant. It also fluctuates depending on the region and property size. A new property might be on average 25 to 125% more expensive than a resale. In 2023, the average price of new homes in Hungary was €147,300, while second-hand homes were valued at €67,800.

Prices in Budapest vs. nationwide also differ. The cost per square metre in the Hungarian capital ranges between €1,690 and 4,830, which is approximately 27% more expensive than the nationwide average.

The cost of property in the capital city depends on the location of the real estate. For example, a three‑bedroom apartment on the outskirts of Budapest costs approximately €200,000, while in the city centre, the price is about €500,000. An apartment in the centre of Budapest with a view of the Danube River or the historical centre can cost around €1 million.

Hungarian real estate market trends indicate rapid growth over the last eight years, driven by economic growth, urbanisation, and an influx of foreign investment​. The annual growth rate reached up to 30%.

However, in 2023, the market rise slowed down as the national economy stagnated, with a GDP decrease of 0.8% and an inflation rate of 17%. In 2024, the average price of homes across the country increased by 13%, reaching around €110,189. To compare, the EU average grew by just 3.8%.

Taxes and fees for buyers of Hungarian real estate

The costs associated with purchasing property typically amount to up to 10% of the property price. This includes VAT, stamp duty, administrative fees, and service charges. For example, purchasing a new apartment priced at €500,000 might total around €550,000 once all taxes and fees are considered.

Value-added tax, or VAT. The standard VAT rate in Hungary is 27%, which is usually included in the price. A reduced VAT rate of 5% applied until 31 December 2024. Under transitional rules, this 5% rate can be extended until 31 December 2028 for long-delayed construction projects, provided specific conditions are met.

Stamp duty, or a transfer tax. This tax must be paid within 90 days after the deal is closed. The rate depends on the cost of real estate and is as follows:

• 4% — for properties below 1 billion forints, or €2.6 million;
• 2% — for the amount exceeding 1 billion forints, or €2.6 million;

Administrative fees. In total, these fees generally do not exceed €312 and are broken down as follows:

• permission for property purchase — €170 to 200;
• veto on activities with the property while processing documents from the Land Registry — €60;
• extract from a land registry — €30;
• title deed — €22.

Service fees. The buyer will need assistance from a realtor, a notary, and a lawyer. In total, their fees do not exceed 5% of the property price.

Taxes during ownership. Property owners in Hungary are subject to an annual tax, which can be calculated either as €3.6 per square metre or 3.6% of the property’s market value, depending on regional tax rules.

For renting out the property, the owner pays a 15% tax on rental income.

Sale taxes. Upon selling the property, the owner must pay a 15% capital gains tax on the difference between the purchase and sale prices. Additionally, if a real estate agency is involved in the sale, the agency fee ranges from 4 to 6.5% of the property price.

5 best places in Hungary to purchase property

Hungary boasts several cities popular among tourists, students, and entrepreneurs. Hence, there are various options for foreigners to buy real estate for long-term investment or to generate rental income.

Budapest. As the capital and the largest city of Hungary, Budapest is a prime location for investment and living. The city boasts a vibrant culture, historical heritage, and a strong rental market due to its popularity with tourists and expatriates.

District V, District VI, and District VII of Budapest are particularly popular among tourists and expats, making them ideal for short-term rentals, while more residential areas like Districts II, XII, and XI appeal to long-term renters.

The average property price in the capital is €2,800 per square metre.

Debrecen. As the second-largest city in Hungary and a major educational hub with the University of Debrecen, Debrecen is home to a large student population. The city has a robust rental market for student housing and offers a suburban lifestyle. The average property price is €2,200 per square metre.

Pécs. Known for its Mediterranean feel, cultural scenes, and university, Pécs is attractive to students and those seeking a bohemian lifestyle. It’s a UNESCO World Heritage site with a pleasant climate. Pécs offers a more affordable property market, with the average price reaching €1,830 per square meter.

Győr. With its proximity to several major capitals like Vienna and Bratislava, Győr benefits from its strategic location and growing economy. The city also has a strong industrial base, hosting Audi’s manufacturing plant along with several others. The average residential property price per square metre in Győr is €1,990.

Lake Balaton. The region thrives on tourism, with Lake Balaton being a popular destination for both domestic and international visitors. In nearby cities, holiday homes and seasonal rental properties are prevalent, with a range of options from lakeside apartments to detached houses.

There are two most popular cities by the lake: Siofok, where the average square metre price is €2,240, and Veszprem, where properties cost €1,990 per square metre.

Other options to obtain Hungarian residency as an investor

In addition to purchasing property fund units, the Hungary Golden Visa program offers another investment option: a charitable donation. This also allows investors to obtain a 10-year residence permit in Hungary.

To qualify, applicants must contribute to a higher education institution affiliated with the Hungarian Foundation for the Management of Assets in the Public Interest. The donation, aimed at supporting education, scientific research, and the arts, requires a minimum contribution of €1 million, which is non‑refundable.

After living in Hungary under a residence permit for three years, an investor can apply for permanent residency. After holding permanent resident status for an additional eight years, the investor may apply for Hungarian citizenship by naturalisation.

Launched in 2024, the Hungary Golden Visa has quickly attracted interest. By March 2025, nearly 200 investors had applied for the Hungarian Guest Investor Visa, with 25 applications already progressing to the second step — residency. The majority of these applicants are from China, followed by Vietnam and South Africa.

James Carter,
Investment immigration expert

Main points about Hungarian real estate residence permit

1. Foreigners who buy real estate fund units in Hungary are eligible for a residence permit under the Hungary Golden Visa program. The minimum investment sum is €250,000.
2. To obtain a residence permit by real estate investment, non-EU and non-EEA citizens acquire a Guest Investor Visa, enter Hungary, purchase property fund units, and then submit a permit application. The entire process takes about 5 months.
3. To obtain residency, investors also need to have a registered address in Hungary, either by renting or purchasing property.
4. The real estate market in Hungary is growing approximately by 20% every year, which makes it an appealing investment option. The growth is fueled by the rising demand from tourists, students, and entrepreneurs visiting the country.
5. The best cities for property investment in Hungary include Budapest, the capital and largest city known for its dynamic market; Debrecen, the second-largest city with a strong educational sector; Pécs, renowned for its rich history and cultural scene; Győr, an industrial hub; and the Lake Balaton region, which is popular for its scenic beauty and wineries.