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The findings suggest that while suburbanization continues, it is becoming more concentrated geographically, with buyers prioritizing locations that balance affordability with commuting feasibility.
In 2025, population growth or stagnation was recorded in 1,423 of Hungary’s 3,177 municipalities, while the rest saw declines. Notably, villages and large villages were the only settlement types to post overall growth, albeit modestly, with an increase of roughly 600 residents.
However, the data reveals a highly uneven distribution. Smaller settlements located within 25–30 km of major cities recorded population growth of more than 3,300 people over the year. Beyond that threshold, even villages experienced declining populations.
“The population of villages within a 25–30 km radius grew by around 3,100–3,350 people in a single year. But once this psychological boundary is crossed, the population-retaining capacity of smaller settlements drops sharply. In other words, this 25–30 km zone has become one of the key drivers of Hungary’s housing market,” said László Balogh, chief economic expert at ingatlan.com. “For buyers, this distance remains a manageable compromise in terms of commuting, while offering significantly lower property prices. In these areas, buyers can encounter prices that are 30–80% lower, translating into savings of millions or even tens of millions of forints.”
The price gap between large cities and their surrounding settlements remains a major driver of migration. In many cases, properties in agglomeration zones offer a 30–80% discount compared to nearby urban centers, although prices have already started rising in the most sought-after locations.
At the same time, the trend is self-limiting: as demand increases in popular suburban areas, price advantages begin to erode, pushing buyers to reassess how far they are willing to relocate.
Among the fastest-growing settlements are agglomeration hotspots such as Biatorbágy, Göd, Gárdony and Velence. While some of these lie slightly beyond the 30-km radius from Budapest, their proximity to other urban centers—such as Székesfehérvár—places them within overlapping catchment areas.
Other cases highlight the complexity of local markets. In Jászladány, population increased by more than 100 people, yet property prices remained below HUF 100,000 per square meter. Meanwhile, Rajka, near the Austrian and Slovak borders, saw declining prices despite strong demand, partly due to local regulatory measures affecting supply.
Pest County continued to dominate suburban growth, adding more than 3,100 residents in 2025 as outmigration from the capital remained strong.
Rising property prices in Budapest are accelerating the shift toward suburban living. The capital’s population declined by around 9,000 in early 2026, while surrounding areas absorbed much of the outflow.
The trend aligns with price developments: ingatlan.com’s housing price index showed a roughly 20% increase in Budapest in 2025, reinforcing incentives to move outward.
At the same time, most of the 20 largest population declines were recorded in major cities or Budapest districts. However, there were notable exceptions within the capital.
The Budapest XIII district saw population growth driven by newly completed residential developments. In Budapest VI district, stricter short-term rental regulations pushed some properties back into the long-term housing market, increasing the number of permanent residents. Meanwhile, Budapest I district emerged as a surprise, with significantly higher in-migration than in previous years.
The data suggests Hungary’s housing market is entering a more mature phase of suburbanization. While the desire to leave major cities remains strong, practical constraints—particularly commuting distance—are redefining what constitutes an attractive location.
As a result, the 25–30 km radius around major cities is becoming a critical threshold, concentrating demand and reshaping both population trends and property prices across the country.
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