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What Changed? (The New Regulations)
District 6 (Terézváros): Complete Ban!
Starting January 1, 2026, it will be illegal to rent apartments to tourists (stays under 90 days) in District 6.
This includes Airbnb, Booking.com, and any short-term rental. Penalties: Heavy fines + mandatory apartment closure.
District 7 (Erzsébetváros): Severe Restrictions
Until 2027: No new NTAK licenses (the green badge) will be issued.
Existing licensed properties can continue operating, but no new short-term rentals can enter the market.
Other Districts: Business as Usual
Districts 5, 8, 9, 13, and others continue to allow short-term rentals with standard NTAK licensing. These areas are seeing increased investor interest.
District-by-District Status
| District | Status | Effective | Impact |
|---|---|---|---|
| District 6 | Complete Ban | Jan 2026 | No STR allowed |
| District 7 | License Freeze | Until 2027 | No new licenses |
| District 5 | Open | - | ✓ STR permitted |
| District 8 | Open | - | ✓ STR permitted |
| District 9 | Open | - | ✓ STR permitted |
| District 13 | Open | - | ✓ STR permitted |
The Hidden Opportunities
Smart investors see regulation changes as opportunities, not obstacles. Here is what the market is telling us:
1. Long-Term Rental Demand Surge
As short-term supply decreases in Districts 6 and 7, long-term rental demand is increasing. Monthly rents have risen 8-12% YoY in these areas as former Airbnb units convert to residential leases.
2. Adjacent District Premium
Properties in Districts 5, 8, and 13 with STR licenses are now more valuable. Limited supply in party districts pushes tourists to neighboring areas.
3. Quality Over Quantity
The market is shifting from "any apartment will do" to premium properties with proper licensing. Quality assets in compliant areas command higher prices and occupancy rates.
Investment Strategy for 2025
RealFix Recommendations:
Target Long-Term Rental in Districts 6 & 7
Prices have dipped due to STR ban concerns, but long-term rental yields remain strong at 5-7%.
Acquire Licensed Properties in Districts 5, 8, 9
Properties with existing NTAK licenses are premium assets. Limited supply = higher future value.
Consider Mid-Term Rentals (30-90 days)
Corporate housing and digital nomad stays are not affected by most restrictions.
Focus on 0% Capital Gains After 5 Years
Regardless of rental strategy, Hungary offers complete capital gains exemption after 5-year hold.
Budapest Market Still Rising
Despite regulatory changes, Budapest property prices rose 19% in 2024. Read our Budapest Market Boom 2025 analysis for the full picture.
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Legal Disclaimer
The data and returns presented are for illustrative purposes only and are based on past performance or market estimates. This information should not be considered as a guarantee of returns, investment advice, or a substitute for individual tax advice. Real estate investment involves risks, including regulatory changes, currency fluctuations, changes in property condition, and local market conditions. RealFix does not guarantee the displayed returns and is not responsible for losses resulting from investment. It is recommended to consult with a Certified Public Accountant and tax consultant before making investment decisions. E&OE.
