Hungary’s housing market is still depressed, after four years of house price falls. The nationwide house price index dropped by 2.2% in 2012 (-7.4% inflation-adjusted), according to the FHB Bank.
Second-hand dwelling prices fell 10.2% in 2012 (-14.8% inflation-adjusted), the biggest decline since Q4 2010, according to the Hungarian Central Statistical Office (KSH).
In contrast, the primary housing market showed remarkable improvement, with new dwelling prices rising 7.4% in 2012 (1.9% inflation-adjusted), the first year-on-year increase since Q2 2009.
Yet despite that surprising rise, Hungary’s housing market is still extremely weak. During Hungary’s housing boom (1998-2007), house prices soared by 264% (102% inflation-adjusted). However, the market started to fall in 2008, mainly due to the global financial meltdown. House prices dropped sharply. Demand waned, and construction activity started to fall.
Construction remains very weak in 2013. Residential permits plunged 36.6% to just 493 in the first two months, compared to the same period last year. In 2012 the number of new residential building permits issued dropped 12%, to 6,099. The number of dwellings built also fell 16.6% to 10,560.
The mortgage market is very tight, with lending conditions punitive. New housing credits were down a stunning 54.6% in H2 2012, as compared to H2 2011, with only HUF61.76 billion (US$270 million) approved. Total outstanding housing credits fell by 16.9% in 2H of 2012, compared to last year.
Mortgage-backed foreign currency lending was banned in August 2010, which had greatly affected the market, since loans denominated in foreign currencies are important.
In 2013, the economy continues to struggle. It contracted by 1.7% in 2012, from real GDP growth rates of 1.7% in 2011 and 1.2% in 2010. In 2013, economic growth is expected to be subdued, mainly due to the weak business environment, poor investment climate, and low labour participation, according to the IMF.
Second-hand dwelling prices fell 10.2% in 2012 (-14.8% inflation-adjusted), the biggest decline since Q4 2010, according to the Hungarian Central Statistical Office (KSH).
In contrast, the primary housing market showed remarkable improvement, with new dwelling prices rising 7.4% in 2012 (1.9% inflation-adjusted), the first year-on-year increase since Q2 2009.
Yet despite that surprising rise, Hungary’s housing market is still extremely weak. During Hungary’s housing boom (1998-2007), house prices soared by 264% (102% inflation-adjusted). However, the market started to fall in 2008, mainly due to the global financial meltdown. House prices dropped sharply. Demand waned, and construction activity started to fall.
- In 2008, house prices fell by 1.7% (-5.7% inflation-adjusted) y-o-y
- In 2009, house prices fell 11.34% (-15.73% inflation adjusted)
- In 2010, house prices rose by a meagre 0.11% (-4.06% inflation-adjusted)
- In 2011, house prices fell 2.12% (-5.94% inflation-adjusted)
Construction remains very weak in 2013. Residential permits plunged 36.6% to just 493 in the first two months, compared to the same period last year. In 2012 the number of new residential building permits issued dropped 12%, to 6,099. The number of dwellings built also fell 16.6% to 10,560.
The mortgage market is very tight, with lending conditions punitive. New housing credits were down a stunning 54.6% in H2 2012, as compared to H2 2011, with only HUF61.76 billion (US$270 million) approved. Total outstanding housing credits fell by 16.9% in 2H of 2012, compared to last year.
Mortgage-backed foreign currency lending was banned in August 2010, which had greatly affected the market, since loans denominated in foreign currencies are important.In 2013, the economy continues to struggle. It contracted by 1.7% in 2012, from real GDP growth rates of 1.7% in 2011 and 1.2% in 2010. In 2013, economic growth is expected to be subdued, mainly due to the weak business environment, poor investment climate, and low labour participation, according to the IMF.
Analysis of Hungary Residential Property Market »
RENTAL YIELDS
Last Updated: Jul 19, 2012
Budapest, the capital of Hungary, is divided into two parts by the Danube River: Buda and Pest. Buda is the greener, hilly part while Pest is the business and commercial centre.
Apartments located in Buda are cheaper than apartments located in Pest. Average square metre (sq. m.) prices of apartments in Buda range from around EUR 1,800 to EUR 2,500. In Pest, average prices per sq. m. of apartments range from around EUR 2,100 to EUR 2,300.
Bigger apartments are usually found in Districts 2 and 12, Buda side. These districts are cleaner and greener and thus, among the favorites or most-preferred by expats. Smaller apartments on the other hands are found in Districts 1 and 11, are nearer the centre and the Danube River. Smaller apartments in Buda tend to be cheaper than larger ones. A 75 sq. m. apartment, on average, costs EUR 1,900 per sq. m., whereas, a 200 sq. m. apartment costs on average, EUR 2,300 and a 300 sq. m. apartment, EUR 2,500 per sq. m.
In Pest, Districts 5 and 6 are preferred by young professionals. Embassies, financial and corporate offices are located here. Thus average prices per sq. m. of apartments tend to be more expensive here.
Apartment rents are also more expensive in Pest, ranging from EUR 12 to EUR per sq. m. per month. In Buda, rents range from EUR 10 to EUR 12 per sq. m. per month.
Whereas in Pest, average rents on apartments are around:
Gross rental yields, i.e., the gross return on investment in an apartment if fully rented out, are good to excellent in Pest, ranging from 7.06% to 8.10%, peaking at 120 sq. m. apartments.
Gross rental yields from apartments in Buda are moderate to good, ranging from 5.99% to 7.50%, also peaking at 120 sq. m. apartments.
Apartments located in Buda are cheaper than apartments located in Pest. Average square metre (sq. m.) prices of apartments in Buda range from around EUR 1,800 to EUR 2,500. In Pest, average prices per sq. m. of apartments range from around EUR 2,100 to EUR 2,300.
Bigger apartments are usually found in Districts 2 and 12, Buda side. These districts are cleaner and greener and thus, among the favorites or most-preferred by expats. Smaller apartments on the other hands are found in Districts 1 and 11, are nearer the centre and the Danube River. Smaller apartments in Buda tend to be cheaper than larger ones. A 75 sq. m. apartment, on average, costs EUR 1,900 per sq. m., whereas, a 200 sq. m. apartment costs on average, EUR 2,300 and a 300 sq. m. apartment, EUR 2,500 per sq. m.
In Pest, Districts 5 and 6 are preferred by young professionals. Embassies, financial and corporate offices are located here. Thus average prices per sq. m. of apartments tend to be more expensive here.
Apartment rents are also more expensive in Pest, ranging from EUR 12 to EUR per sq. m. per month. In Buda, rents range from EUR 10 to EUR 12 per sq. m. per month.
In Buda, average rents of apartments are around:
- 75 sq. m., EUR 800 per month
- 120 sq. m., EUR 1,400 per month
- 200 sq. m., EUR 2,400 per month
Whereas in Pest, average rents on apartments are around:
- 75 sq. m., EUR 1,000 per month
- 120 sq. m., EUR 1,900 per month
- 200 sq. m., EUR 2,500 per month
Gross rental yields, i.e., the gross return on investment in an apartment if fully rented out, are good to excellent in Pest, ranging from 7.06% to 8.10%, peaking at 120 sq. m. apartments.
Gross rental yields from apartments in Buda are moderate to good, ranging from 5.99% to 7.50%, also peaking at 120 sq. m. apartments.
TAXES AND COSTS
Last Updated: Nov 23, 2012
Rental Income: Net rental income is taxed at a flat rate of 16%. When computing for taxable income, income-generating expenses are deductible from the gross rent.
Capital Gains: Net capital gains are taxed at a flat rate of 16% in Hungary.
Inheritance: Death duty is imposed at progressive rates and the applicable tax rates vary depending on the relationship of the beneficiary to the deceased. In case of lineal descendants, there is no inheritance duty on legacies.
Residents: As from 2011, a flat tax system applies to individuals. The tax rate is 16%, which applies to 127% of the total tax base, which results to an effective flat tax rate of 20.32%.
Capital Gains: Net capital gains are taxed at a flat rate of 16% in Hungary.
Inheritance: Death duty is imposed at progressive rates and the applicable tax rates vary depending on the relationship of the beneficiary to the deceased. In case of lineal descendants, there is no inheritance duty on legacies.
Residents: As from 2011, a flat tax system applies to individuals. The tax rate is 16%, which applies to 127% of the total tax base, which results to an effective flat tax rate of 20.32%.
BUYING GUIDE
Last Updated: Nov 23, 2012
Roundtrip transaction costs are around 6.455% - 12.305% of the property value. Transfer tax is levied at progressive rates, from 2% to 4%. Real estate agent’s fee is around 3% to 5% plus 27% VAT. First transfer of property is subject to 27% VAT.
LANDLORD AND TENANT
Last Updated: Jun 05, 2006
Hungary’s rental market is generally pro-landlord. New tenancies in Hungary are generally unregulated, with the exception of state and municipal property.
Rents: The parties are free to negotiate rents, and to negotiate the method of any increase in rent that they may wish to devise. The deposit, its rate and other conditions can be freely agreed by the contracting parties.
Tenant Security: The tenancy agreement may be concluded for a definite term, or an indefinite term, or until the occurrence of a certain condition defined in the agreement. The landlord must give a termination notice to the tenant prior to the expiration date of the contract.
Rents: The parties are free to negotiate rents, and to negotiate the method of any increase in rent that they may wish to devise. The deposit, its rate and other conditions can be freely agreed by the contracting parties.
Tenant Security: The tenancy agreement may be concluded for a definite term, or an indefinite term, or until the occurrence of a certain condition defined in the agreement. The landlord must give a termination notice to the tenant prior to the expiration date of the contract.
ECONOMIC GROWTH
Last Updated: Apr 27, 2013
Struggling economy
From 1997 to 2006, Hungary enjoyed robust economic growth of about 4% per year. However, when the global credit crunch broke out, Hungary became particularly vulnerable mainly due to its high level of both private and state borrowing. Economic growth slowed sharply to 0.13% in 2007 and 0.74% in 2008. Then in 2009, real GDP shrank by 6.7%, the worst economic contraction since 1991.In October 2008, the government was forced to ask the International Monetary Fund (IMF) and the European Central Bank (ECB) for a rescue package worth US$25 billion to restore financial stability and prevent the Hungarian economy from collapsing.
After the election of Prime Minister Viktor Orban in 2010, the new government nationalized US$13 billion worth of private pension-fund assets, and domestic banks were forced to convert their foreign-currency denominated mortgage loans to Hungarian forints.
The Hungarian economy returned to growth in 2010, with real GDP growth rates of 1.2% in 2010 and 1.7% in 2011. However, the economy contracted again by 1.7% in 2012, amidst high debt, high unemployment and the eurozone debt crisis.
In Q4 2012, the economy contracted for the fourth quarter in a row, with real GDP shrinking by 0.9% from the previous quarter, according to the Hungarian Central Statistical Office (KSH).
In 2013, economic growth is expected to be subdued, mainly due to weak business environment, poor investment climate, according to the IMF.
“Hungary has been plagued by low growth and high debt for much of the last decade,” said Thanos Arvanitis of IMF. “Weak growth in recent years has been due to an adverse external environment, structural factors, such as the ongoing balance sheet adjustment in the economy, and policy missteps by the government. Hungary needs a different mix of policies to jump start growth and increase employment.”
In 2012, Hungary’s general government deficit was about 2.5% of GDP. The deficit is expected to increase to 3.2% of GDP in 2013 and to 3.4% of GDP in 2014, according to the IMF.
The country’s gross public debt was about 79% of GDP last year and projected to rise to 79.9% of GDP in 2013 and 80.3% of GDP in 2014.
In the fourth quarter of 2012, the overall unemployment rate stood at 10.7%, up from 10.4% in the previous quarter, according to the KSH. Unemployment is projected to increase slightly to 11.1% this year, according to the IMF.
In an effort to buoy the struggling economy, the National Bank of Hungary (NBH), the country’s central bank unveiled the introduction of the program called “Funding for Growth Scheme”. This measure is aimed at increasing lending to businesses and reducing companies’ exposure to foreign currency denominated loans.
Under this program, commercial banks would get up to HUF250 billion (US$1.1 billion) in interest-free loans from the NBH while companies would get the same amount to convert their foreign currency denominated loans to forints. The program will be applied for three months starting June.
In addition, the NBH also plans to use €3 billion (US$3.82 billion) of its foreign currency reserves to help local banks cut their short-term currency debts.
In March 2013, the annual inflation rate fell to 2.2%, from 2.8% in the previous month and the lowest level since the country’s transition to a market economy. This sets the ground for more rate cuts to boost the economy.
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