FAQ: Can a foreigner buy property in Hungary? What are the risks and taxes?

Yes, without a permit. EU, EEA and Swiss citizens, and their companies, are exempt ^[1].

They need permission from the government office where the property is. Legal deadline 45 days, fee HUF 65,000, the mayor gives an opinion on local interest; refusal is possible on public-order grounds or without reciprocity ^[2][3]. The contract is signed subject to the permit ^[8].

For an EU buyer, timing mainly depends on checks and financing. The transfer is noted on the land register on the day the lawyer files it, and NAV issues the duty assessment a few weeks later ^[8]. For non-EU buyers, add the permit period (45 days by law) ^[2].

Budget about 5–7% on top of the price: 4% transfer duty, lawyer's fees (about 1% plus VAT according to one market estimate), registry fees and, for non-EU buyers, the HUF 65,000 permit fee ^[2][4][8]. The agent's commission is usually paid by the seller ^[8].

At 15%, including for non-residents. You deduct either a 10% flat allowance (an effective 13.5% of gross rent) or your documented costs ^[6]. No szocho (social contribution tax) is due on this income ^[5]. Short-term rental follows other rules.

The gain (price less documented costs) is taxed at 15%. For a sale in 2026, the taxable share is 100% for a property acquired in 2025 or 2026, 90% (2024), 60% (2023), 30% (2022) and 0% for 2021 or earlier. Declare by 20 May of the following year ^[4].

No. You can give your lawyer a power of attorney to sign, and pay by bank transfer. Many buyers come for viewings and to open an account, then complete remotely ^[8].

NAV assesses the transfer duty and receives your rental and capital gains returns ^[4], so you need to be identified with it. Confirm the procedure and its timing with your lawyer, who usually handles it with the purchase file.

Yes. A company from an EU/EEA country needs no permit; a company from a third country does ^[1][3]. A Hungarian company pays 9% corporate income tax on gains ^[6]. Compare running costs and the tax on distributions with an accountant.

No. For third-country nationals, the guest investor residence permit (vendégbefektetői tartózkodási engedély) requires either units of at least €250,000 in a real estate fund registered with the MNB or a donation of at least €1,000,000 to a higher education institution; it is valid for up to 10 years and renewable ^[9]. Buying a home directly is not one of the routes ^[9][10].

Not with a new registration in Budapest before 1 January 2027 ^[13]. In District VI the activity has been banned since 1 January 2026, with fines of HUF 200,000 to 2 million; District V caps the share of flats per building ^[12], and District VII allows new units only on the ground floor and within 10% of a building's residential floor area, with condominium consent required from 1 January 2027 ^[14].

Encumbrances missed on the land register (mortgage, usufruct), works voted by the condominium, short-term rental rules, currency risk on a forint asset, and a deposit paid without a lawyer. Our page on common mistakes details what to check. For large estates, also follow the draft wealth tax ^[11].