General information, current at the date shown. It is not tax or legal advice: rules change and depend on your situation. Have your case checked by a Hungarian lawyer or accountant.
Key facts
- City-centre price per m² (Numbeo, Oct 2026): about €5,000 in Budapest against €12,400 in Vienna [5][7].
- Average gross rental yield (Global Property Guide, 2026): 4.84% in Budapest, 3.54% in Prague, 6.65% in Warsaw [1][2][3].
- Purchase taxes: 4% in Hungary, none in the Czech Republic since 2020, 2% on resale homes in Poland, 3.5% + 1.1% in Austria [10][14][16][18].
- New-build prices in 2025 (Deloitte): +10.9% in Hungary (+11.1% in Budapest), +7.6% in Czechia, +7.8% in Poland, +2.9% in Austria [8].
- Non-EU/EEA buyers in Hungary need a permit from the kormányhivatal (government office): 45 days, HUF 65,000 [13].
How to read this comparison
The figures come from three types of source, and they do not measure the same thing:
- Global Property Guide: asking prices and asking rents by apartment type, updated quarterly (Budapest and Warsaw Q3 2026, Prague Q2 2026; the Austrian page carries no precise date) [1][2][3][4].
- Numbeo: data reported by users, from a small sample (59 contributors for Budapest over 12 months). Numbeo shows prices per square foot; we converted them to square metres and euros and rounded them. Treat them as an order of magnitude, not as a transaction benchmark [5][6][7].
- Deloitte Property Index 2026: average new-build prices for 2025, mostly at national level, published in October 2026 [8].
None of these sources gives transaction prices for older flats in the city centre. Yields are gross, before service charges, vacancy, maintenance and tax. Global Property Guide notes that net yields are usually 1.5 to 2 points lower [1].
| Budapest | Prague | Warsaw | Vienna | |
|---|---|---|---|---|
| Price per m², city centre (Numbeo, Oct 2026, converted from sq ft) | ≈ €5,000 [5] | ≈ €8,300 [5] | ≈ €5,300 [6] | ≈ €12,400 [7] |
| Average new-build price per m², 2025 (Deloitte, national) | €3,438 [8] | €5,412 [8] | €3,008 [8] | €5,199; Vienna €6,711 [8][9] |
| Monthly rent, one-bedroom (Global Property Guide) | €770 (Q3 2026) [1] | €985 (Q2 2026) [2] | €810 (Q3 2026) [3] | €1,200 (2026) [4] |
| Gross yield, city average (Global Property Guide) | 4.84% (Q3 2026) [1] | 3.54% (Q2 2026) [2] | 6.65% (Q3 2026) [3] | 4.84% (2026) [4] |
| Gross yield, city centre (Numbeo, Oct 2026) | 3.36% [5] | 2.85% [5] | 4.30% [6] | 2.17% [7] |
| Purchase taxes | 4% (2% above HUF 1bn, cap HUF 200m) [10][12] | None since 2020 [14] | PCC 2% on resale; new build: VAT 8% up to 150 m² [16][17] | 3.5% + 1.1% land register fee [18] |
| Rental income tax, non-residents | 15% on 90% of rent or on net income; no szocho [11][19] | 15% / 23% above CZK 1,762,812 (2026); to confirm for non-residents [15] | Flat rate 8.5% up to PLN 100,000, 12.5% above [17] | Progressive scale; to confirm with an adviser |
| Restrictions on foreign buyers | Non-EU/EEA: permit, 45 days, HUF 65,000 [13] | To confirm with a local lawyer | Non-EEA: permit for land/houses, not for apartments [17] | To confirm with a local lawyer |
| New-build price change, 2025 (Deloitte, national) | +10.9% (Budapest +11.1%) [8] | +7.6% [8] | +7.8% [8] | +2.9% [8] |
Prices: the entry ticket
In the city centre, Numbeo puts the price per m² at about €5,000 in Budapest, €5,300 in Warsaw, €8,300 in Prague and €12,400 in Vienna (data of 26 October 2026) [5][6][7]. For new builds, Deloitte gives 2025 national averages of €3,438/m² in Hungary, €3,008 in Poland, €5,412 in Czechia and €5,199 in Austria, and €6,711/m² for Vienna [8][9].
Per unit, Global Property Guide shows a median asking price for a one-bedroom flat of €218,000 in Budapest, €172,400 in Warsaw, €356,800 in Prague and €325,000 in Vienna [1][2][3][4]. The gaps between sources show why you always need local comparables, street by street.
Rents and gross yields
Monthly asking rent for a one-bedroom flat (Global Property Guide): €770 in Budapest, €810 in Warsaw, €985 in Prague, €1,200 in Vienna [1][2][3][4]. Average gross yield for the city: 4.84% in Budapest, 6.65% in Warsaw (pulled up by larger flats), 3.54% in Prague and 4.84% in Vienna [1][2][3][4].
In the city centre, Numbeo shows lower yields: 3.36% in Budapest, 4.30% in Warsaw, 2.85% in Prague and 2.17% in Vienna [5][6][7]. The higher the purchase price per m², the lower the gross yield, which is the pattern in Vienna and Prague. For a real calculation, start from rent net of non-recoverable charges, a prudent vacancy assumption and local tax.
Taxes on purchase and on rental income
Hungary. The buyer pays vagyonszerzési illeték (transfer duty) of 4% of the market value set by NAV (the tax authority), 2% above HUF 1 billion, capped at HUF 200 million per property [10][12]. Rent is taxed at 15%; without receipts, 10% of the rent is deducted as a flat cost, which gives 13.5% of gross rent [19]. No social contribution tax (szocho) is due on rental income [11].
Czech Republic. The real estate acquisition tax was abolished in 2020 [14]. Income tax is 15%, then 23% above CZK 1,762,812 of annual income (2026); how this applies to non-residents is to be confirmed with an adviser [15].
Poland. Resale purchases: PCC tax of 2% of market value, collected by the notary. New builds bought from a developer carry VAT (8% up to 150 m²) and no PCC [16][17]. Rent: flat-rate tax of 8.5% up to PLN 100,000, 12.5% above [17].
Austria. Grunderwerbsteuer (transfer tax) of 3.5% plus a 1.1% land register entry fee [18]. Non-residents' rental income falls under the progressive income tax scale; rates to be confirmed with an adviser.
Access for foreign buyers
In Hungary, EU and EEA citizens buy a home without a permit. Other foreign individuals and companies need a permit from the kormányhivatal (government office) where the property is. The legal deadline is 45 days, the fee is HUF 65,000, and the mayor gives an opinion on local interest [13].
In Poland, non-EEA buyers need a permit from the Ministry of the Interior for land or a house, but not for an apartment [17]. For Prague and Vienna we could not check the current rules against a primary source: confirm them with a local lawyer before making an offer.
Recent trends and announced changes
In 2025, new-build prices rose by 10.9% in Hungary (11.1% in Budapest), 7.8% in Poland, 7.6% in Czechia and 2.9% in Austria, according to Deloitte [8]. Budapest therefore starts from a lower price per m², but with a stronger recent rise.
To watch in Hungary: a draft law published on 6 October 2026 would tax net wealth above HUF 1 billion, based on holdings on 31 December 2026; for non-residents it would cover Hungarian real estate [20]. It is only a draft at this stage. In Austria, transfer tax rules on share deals in property companies changed on 1 July 2025 [18].
Frequently asked questions
Why do prices differ so much between sources?
Numbeo relies on user reports and targets the city centre [5]; Global Property Guide uses listings by apartment type [1]; Deloitte measures new builds, often at national level [8]. None gives transaction prices for older flats.
Is rental income subject to social contributions in Hungary?
No. NAV lists income from renting out property among the items outside szocho (social contribution tax) in 2026 [11]. The 15% income tax still applies [19].
Is Hungarian transfer duty based on the contract price?
On the market value set by NAV, which can differ from the price. Payment is due 30 days after NAV's decision is delivered [10].
Sources
- Global Property Guide – Gross rental yields in Hungary (Q3 2026) — seen on 26 October 2026
- Global Property Guide – Gross rental yields Czech Republic (Q2 2026) — seen on 26 October 2026
- Global Property Guide – Gross rental yields in Poland (Q3 2026) — seen on 26 October 2026
- Global Property Guide – Gross rental yields in Austria (2026) — seen on 26 October 2026
- Numbeo – Property prices, Budapest vs Prague (updated 26 Oct 2026) — seen on 26 October 2026
- Numbeo – Property prices, Budapest vs Warsaw (updated 26 Oct 2026) — seen on 26 October 2026
- Numbeo – Property prices, Budapest vs Vienna (updated 26 Oct 2026) — seen on 26 October 2026
- Deloitte – Property Index 2026, Overview of European Residential Markets (2025 data) — seen on 26 October 2026
- Deloitte Austria – Property Index 2026 (Vienna figures) — seen on 26 October 2026
- NAV – Az ingatlan-adásvétel adózási szabályai (14 Oct 2026) — seen on 26 October 2026
- NAV – 49. információs füzet: A szociális hozzájárulási adó (16 Jan 2026) — seen on 26 October 2026
- PwC Worldwide Tax Summaries – Hungary, Individual, Other taxes (reviewed 1 Jul 2026) — seen on 26 October 2026
- Kormányhivatalok – Külföldiek ingatlanszerzése (23 Mar 2026) — seen on 26 October 2026
- Grant Thornton Czech Republic – Real estate acquisition tax abolished (2020) — seen on 26 October 2026
- PwC Worldwide Tax Summaries – Czech Republic, Individual (reviewed 27 Jul 2026) — seen on 26 October 2026
- Ministry of Finance of Poland – Taxes of buying a property (PCC) — seen on 26 October 2026
- Global Property Guide – Property investment in Poland: foreigner's guide (2025 edition) — seen on 26 October 2026
- PwC Worldwide Tax Summaries – Austria, Corporate, Other taxes (reviewed 23 Jul 2026) — seen on 26 October 2026
- Global Property Guide – Guide to property taxes in Hungary (Sep 2026) — seen on 26 October 2026
- BDO Hungary – A magyarországi vagyonadó (draft bill, Oct 2026) — seen on 26 October 2026