Property 17 February 2026, 4:25pm

According to data from the residential real estate network, nearly eight out of ten buyers (78%) managed to purchase a property at a lower price than the asking price in January 2026. This figure has increased from 74% at the beginning of 2025. Conversely, the proportion of bidders decreased slightly, with only 5.8% of transactions in January paying more than the asking price, compared to 6.2% last year.

"Last year was a turning point for the real estate market, with returning investors and government subsidies often leading to bidding wars.

However, at the start of 2026, the impact of these factors has moderated, resulting in a much more cautious group of buyers,

said Péter Szegő, senior analyst at Duna House.

'The market has already factored in previous price increases. For instance, the base price for tower block apartments in Pest is now one million forints per square metre, so buyers are paying closer attention to value for money. Where supply is greater, the opportunity to bargain has reopened. Bidding usually only occurs for properties that are in good condition and ready to move into," he added.

There are significant differences in bargaining willingness between regions.

• Capital (Pest and Buda): Owners in Buda are the most confident, with an average bargaining rate of only 3.4% across all property types. In contrast, buyers in Pest are more daring, with an average discount rate of 4.8%.
• Rural market: Nationally, there is greater room for manoeuvre in rural transactions, with the average discount rate approaching 7%. In eastern Hungary (including Miskolc and Debrecen), discounts range from 4% to 8%. In western Hungary, particularly around Győr, discounts of over 10% are common for houses, but minimal for brick apartments in good condition.

Of the cities surveyed, Pécs shows one of the most stable levels of bargaining. In both January 2025 and January 2026, the vast majority of transactions were concluded with bargaining: 88% in January this year. Buyers in Pécs remain confident, with discounts of over 10% not being uncommon for prefabricated apartments. For instance, the buyer of a property in need of extensive renovation on Nagy Imre út negotiated a discount of almost 13% (from HUF 39 million to HUF 34 million).

In Debrecen and Szeged, the market is more balanced, with consistent bargaining margins of 4-5%. In Győr, owners of brick apartments continue to hold their prices, with buyers only able to negotiate a minimal discount of 1-2%. This indicates the ongoing popularity of this centre in western Hungary.

Based on transaction data, the distribution by property type is as follows:

• Panel apartments: Here, there is often only 1-3% room for manoeuvre in Budapest and a maximum of 4% in the countryside, although exceptions are seen in transactions in Pécs. Demand for this type of property remains strong due to lower maintenance costs.
• Brick apartments: There is still bargaining for downtown apartments in good condition, but buyers can negotiate discounts of 5–8% on properties in need of renovation.
• Houses: This segment shows the greatest variation. While modern suburban houses are subject to bidding wars, discounts of 10–15% are commonplace for outdated family homes in rural areas. A striking example of this is a property in Kiskunfélegyháza where the buyer negotiated a discount of over 25% off the asking price.

In terms of bargaining positions, the real estate market currently favors buyers,

Szegő summarized. "Buyers are not willing to engage in bidding wars at any cost, while sellers are trying to win over buyers with more realistic pricing. Vying for the best price remains the "spice" of the market where supply cannot keep up with quality expectations."

Cover image (for illustration purposes only): Getty Images