Data and methodology
Data updated on 20 October 2026
Sale prices
Sale prices come from the Hungarian Central Statistical Office (KSH). They are based on the contracts registered with the tax authority (NAV) for every home sold between private individuals. For each district and each street with enough sales, the KSH publishes the average price per square metre and the number of sales, split between brick buildings, panel (prefabricated) buildings and houses. Figures are published with a delay of about one year: the latest available year is 2024.
Estimated price today
To bring these prices up to date, we start from the change in the Budapest house price index of the Hungarian central bank (MNB) between the year of the last known price and the latest published quarter (2026Q2). Example: a street whose average was 1,000,000 Ft/m² in 2024 is first brought to 1,000,000 × (index 2026Q2 ÷ average index 2024).
Districts do not all move at the same pace. We therefore compare how asking prices in each district have changed since 2024 with how they changed across Budapest, and apply half of that difference, capped at ±10%. Asking prices react quickly but are noisy, especially in small markets: halving and capping the correction keeps the official index as the anchor. The Budapest average itself uses the MNB index alone.
Streets with fewer than 5 sales in their last recorded year, or whose last recorded year is more than two years old, are shown in a paler colour on the map, flagged in their panel and left out of the legend: their estimate is indicative only.
When you zoom in, districts split into their official neighbourhoods (OpenStreetMap boundaries), then into streets. A neighbourhood's price is the average of the estimated prices of its streets, weighted by their number of sales; streets whose last recorded year is too old are left out. A neighbourhood with fewer than 15 sales or 3 streets shows its district's price, in a paler colour.
Asking prices and rents
Asking prices are the prices requested in listings, not the final sale prices. In 2024 they were between about 4% below and 24% above the recorded sale prices, depending on the district. They are updated every month and show the most recent trend. The gross rental yield is the average asking rent over 12 months divided by the estimated sale price.
The monthly Lakindex is the average asking price in Budapest listings: the average of the districts, each weighted by its number of officially recorded sales in the last KSH year, smoothed over three months. Neighbourhood and street pages are published only where prices are reliable: streets with at least 5 sales in a recent year.
Valuation tool
The tool starts from the estimated price per m² of the street for the chosen building type. When the street has fewer than 5 sales, it is blended with the price of its neighbourhood (or, failing that, of the district). It then applies adjustments: condition (new or fully renovated +10%, good +4%, needs renovation −12%), floor (ground floor −5%, 3rd floor and above +3% with lift, −3% on the 3rd and −6% higher up without), size (under 35 m² +6%, 35–60 m² +2%, over 100 m² −4%) and, for a house, the plot (±8% at most around 600 m²).
Optional details: period of construction (1945–1990 −3%, 1990–2010 +2%, after 2010 +5%), common areas (renovated +4%, need renovation −5%), view (Danube +10%, panoramic +6%, greenery +2%, inner courtyard −4%, open gallery −6%), outdoor space (balcony +2%, terrace +5%, private garden +4%), top floor (+2% with lift, −2% without), parking (space +2%, garage +4%), heating (district heating −2%, central −1%, heat pump +2%) and ceiling height over 3 m (+3%). The total adjustment is capped between −30% and +40%. These are cautious, provisional values, to be refined with the experience of agents. The range reflects the dispersion of prices in the district and narrows slightly with each detail given. It is a statistical indication, not an appraisal.
For apartments, the tool also estimates the monthly rent, excluding service charges: the district's average asking rent over the last three months, adjusted for the street (half of the gap between the street's price and the district's, within ±15%), condition (new +10%, good +4%, needs renovation −10%) and size (under 35 m² +10%, 35–60 m² +3%, over 100 m² −5%). The range is ±12%. You can type a full address (street and number): the price used is that of the street, as the KSH does not publish prices by house number.
Data from partner agencies
Lakindex also draws on the sales and lettings completed by its partner real-estate agencies, which send them in after each transaction (address, date, price or rent, floor area, type of property). These data are more recent than the official statistics, which are published about a year late; actual rents from completed lettings complement the asking rents of listings. They are checked before being used: consistency with the prices of the street and neighbourhood, detection of duplicates, supporting documents requested for a share of transactions, and a yearly comparison with the official KSH sales. They are never shown one by one: only averages are published, an area takes them into account only once at least three different agencies have contributed, and their effect on published prices is capped. Official KSH sale prices remain the basis of every calculation.
Limits
Averages hide large differences within a street (floor, view, condition of the building). Streets with few sales are indicative only. Streets whose name differs between the KSH and OpenStreetMap may be missing from the map but remain available in the valuation tool. Searching an address places it on the map (OpenStreetMap) but shows the average price of its street: the KSH does not publish prices by house number.
Updates
Data is refreshed automatically every month: asking prices and the exchange rate each month, the MNB index each quarter, KSH sale prices once a year.
Sources
| KSH Ingatlanadattár | Average price per m² of homes actually sold, by district and street, yearly | 2015–2024 | ksh.hu |
|---|---|---|---|
| MNB | House price index for Budapest (nominal), quarterly | 2001–2026Q2 | mnb.hu |
| ingatlannet.hu | Average asking price and rent per m² of listings, by district, monthly (aggregated statistics, no individual listing is shown) | 2010–2026-09 | ingatlannet.hu |
| Partner agencies | Sales and lettings completed by partner agencies, sent after each transaction (checked, published as averages only) | ongoing | — |
| BCE / ECB | EUR/HUF | 2026-10-12 | ecb.europa.eu |
| OpenStreetMap | District boundaries, street geometry and addresses | ODbL | osm.org |