An analysis by OTP Ingatlanpont of fresh Central Statistical Office (KSH) data points to declining residential mobility, with housing costs and the appeal of surrounding commuter towns contributing to the trend.

Only 2023 recorded fewer moves between districts over the past three decades, at approximately 28,000. Moves within individual districts, which KSH counts separately, fell to 22,400 in 2025, the lowest figure in the 30-year data series. Altogether, just over 51,000 people changed their permanent residence within Budapest last year.

“Mobility within Budapest has been noticeably declining in recent years, with fewer people changing their place of residence. Only 2024 temporarily interrupted this trend,” said Dávid Valkó, chief analyst at OTP Ingatlanpont.

Valkó cited the capital’s higher property prices, which increasingly put homeownership beyond buyers’ reach, as one possible explanation. Affordability pressures have also contributed to the growing popularity of settlements surrounding Budapest.

Districts XI and XIII attracted the most residents from elsewhere in the capital, with nearly 2,500 arrivals each. Alongside good transport connections, both districts have traditionally accounted for a substantial share of Budapest’s new housing construction.

Zugló, or District XIV, ranked a close third, followed by Óbuda-Békásmegyer, District III, and District II, each with around 1,800 arrivals.

Districts XXIII and V recorded the fewest incoming residents from other districts, at approximately 550 each, while Districts XXII and VI attracted around 800 each.

High arrival numbers did not necessarily translate into population gains. District XIII also recorded the most departures to other parts of Budapest, at 2,700, followed by District XIV with 2,200 and District XI with 2,000.

District VIII suffered the largest net loss from moves within the capital, with departures exceeding arrivals by almost 600. District IX recorded a net outflow of 520 people, while District VII lost 440.

District XI achieved the largest net gain, attracting over 430 more residents than it lost. Neighboring District XXII gained nearly 300, with Districts XVI and III recording increases of a similar scale.

Relative to population, District XXIII led with a 1% gain from migration within Budapest, followed by District XXII at 0.53% and District XVI at 0.4%. District IX lost approximately 1% of its population through such moves, with similar declines in Districts VII and VIII.

The figures indicate that the pattern of residents leaving inner Pest districts for outer neighborhoods continued in 2025.

“This internal migration pattern can partly be explained by more affordable housing in the outer districts and by transport improvements over recent years and decades, which have made the city center much faster to reach by public transport,” Valkó said.

He added that larger residential developments, workplaces, office buildings and logistics centers had also appeared in outer districts and neighboring commuter towns over the past decade.

Residents changing districts generally stayed close to their previous homes, with relatively limited movement between Buda and Pest.

Among those leaving District I for another Budapest district, 18% moved to neighboring District II, followed in popularity by Districts XII and XI. Residents leaving Districts II and III were also more likely to remain on the Buda side.

The connection between Districts XI and XXII was particularly strong. Approximately 20% of those leaving District XI for another district moved to Budafok-Tétény, while 40% of those leaving District XXII moved in the opposite direction. Nearly half of District XXII’s incoming residents, 48%, arrived from District XI.

The largest individual flow between two districts involved 391 people moving from District XI to District XXII. By contrast, only one person moved from District I to District XX, and just one moved from District XXIII to District II.

Csepel, District XXI, and Budafok-Tétény, District XXII, were particularly successful at retaining residents who moved within Budapest. In both cases, 59% found their next home within the same district. District III followed at 57%.

The equivalent share was just 22%-23% in Districts VI and VII, with a similarly low figure in District I.

Valkó attributed Csepel’s retention rate to its varied housing stock, ranging from apartment estates to detached homes, and its relatively affordable prices. Budafok-Tétény offers a similar mix, supplemented by a growing number of new residential projects, while remaining the least expensive district on the Buda side, he said.

Improved public transport has also strengthened both districts’ appeal. Inner Pest districts, by comparison, tend to offer a more uniform housing stock, often in poorer condition, attracting residents who specifically seek the activity of downtown living, Valkó added.