Why did I sell my Budapest Apartment?

In April 2023 I sold one of my Budapest apartments. In this video I go through the numbers as well as explain why I sold the apartment. We also give a market update on real estate in Budapest.
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00:00 Introduction and neighbourhood
02:00 Seeing the building
04:30 Apartment viewing
07:20 Rental yields
09:30 Why I sold the apartment
12:35 Budapest real estate market update
13:50 How much to negotiate for real estate in Hungary
15:20 Current real estate investment opportunities in Budapest
19:20 Real estate buyer's agent in Budapest
🇭🇺 A good real estate lawyer in Budapest: thewanderinginvestor.com/serv...
🇭🇺 How to obtain Golden Visa in Hungary through real estate investment: thewanderinginvestor.com/serv...
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No part whatsoever of the discussion and presentation is, or should be considered as, investment advice, financial advice, legal advice, or tax advice. Always do proper due diligence and speak to a qualified professional advisor in your jurisdiction. Also, be advised that Ladislas Maurice and The Wandering Investor staff may own real estate or investments in the specific markets or opportunities that are discussed. The Wandering Investor may also have marketing agreements in place with certain opportunities that are mentioned.

[@TheWanderingInvestor]

Get in touch with Benedek: thewanderinginvestor.com/services/international-real-estate-services/a-buyers-agent-in-budapest-and-renovation-manager/ Full Budapest real estate market analysis: thewanderinginvestor.com/international-real-estate/a-real-estate-investment-in-budapest-hungary/

[@nemrol86]

what process do you use in various locations to find reliable buyer's realtors?

[@armosa]

Should be taxed to the hilt. Buy shares, do not squeeze local people out of the property market.

[@quadlegsxxxxx]

It's a Global thing

[@halasipipacs]

Agreed. Housing for locals is extremely expensive and this kind of thing is making living in the center of the city miserable.

[@oldschoolbudapestworkout2105]

I’m from Belgium. I live in Budapest for 25 years. in terms of real estate investment, Budapest is no longer worth it. Prices are going crazy especially in the city center.

[@starchild890]

Because all of you from the west driving prices up in the wazoo....

[@oldschoolbudapestworkout2105]

@@starchild890 absolutely not. Hungarian owners instead are trying to make profit taking advantage on foreigners ignoring the reality of the market.

[@FloraPolnauer]

​@@starchild890exactly 💯

[@pacob5502]

I am amazed how much value this channel offers for free. A lot of real insight, while in KZbin you only see superficial content. Also seeing the channel is not massively popular always feels like being part of an exclusive club. Thanks for the great work Ladislas!

[@TheWanderingInvestor]

Thank you. Please spread the word and share the channel.

[@peterko8871]

Be careful as the channel misses the point on many macro aspects, similarly it misses the point in cases for Turkey, or it deliberately hides these facts. Such as devaluation of the local currency, or alternative investments in a given country in the local currency (like some Government Bonds paying 15%+ in Hungary in HUF) which is far above the local rental yields. Or the increase of renovation costs which is almost the highest now in CEE in Hungary.

[@BPFACTS88]

As an expert in downtown Budapest real estate, your apartment wasn't in the top location. The best and most expensive part is Lipotvaros, a few hundred meters west to your property. Your location is about a 8.5/10.

[@Stefanonymous]

A few hundred meters goes from 10/10 to 8.5/10 hahaha 🤣 lololol 😂

[@BPFACTS88]

@@Stefanonymous what a quick and easy way to declare you have no idea about real estate in general

[@Gabriell0684]

This is a good example of why I would not want to live in Budapest any more. The property rent is sky high, the incomes are stagnating while all you get for your money is an apartment that is poorly designed and regardless of the high price, you still live in a really old building with all of the shortcomings that come from this fact.

[@user-pb1dz6nd7t]

Too Overpriced😱 ZERO VIEW, all these OLD BUILDINGS needs BIG plummer restoration😮wanna see your next real estate project👍👍

[@joelfaulk]

Excellent video as usual.

[@dfveiga9]

Love the content !

[@dragonier8133]

Great content and contacts.

[@Andy_OvaSeas]

Awesome to hear your reasoning behind your decision. Other channels are are a lot more opaque. Thanks for the clarity.

[@dovygoodguy1296]

I agree 100% !!

[@revesz.balint]

I’m a Budapest local, finally got enough capital to invest in real estate, but I am getting more and more concerned about buying here. Mortgages are good at the moment, you get 6-7% which is not horrible, and I could buy a single unit with my current capital or 2-3 with mortgages. However I am really afraid that the low chance of HU exiting the EU will play out and then the real estate values will plumet. Also for those thinking about buying around here, obviously the 5th, 7th, 13th (centre) districts are not a bad idea for investment, but if you can afford it, the posh residential areas of Buda like the 3rd, 2nd, 1st, 12th and maybe even the 11th district will probably hold their value better. Why? That’s where the high networth local and foreign individuals live and even in a case such as HU exiting the EU they could affod paying higher rents, and these proterties are the ones less bought for investment.

[@PureAwareness76]

So why not in the countryside? Like Pécs, lovely town Uni, lot of students ❤

[@TheWanderingInvestor]

Interesting point of view. Thanks for sharing.

[@cindypatterson4429]

On my bucket list is to see Hungary! ❤️❤️

[@freedomm]

Very important information here.

[@markmayes6817]

A beautiful apartment... Love the tall ceilings.

[@ISPRI2011]

You will fill it hard in your pocket for 6 months when you need heating!

[@Thermopylae2007]

Thanks for the heads up on the 10% interest rate. I was thinking of purchasing a smaller place with about 30-40% down, but even renting out the place might not cover all the costs. I'm thinking of a place to retire as I have family in Hungary so it might still be worth it, but need to do more homework!

[@yutube5167]

which way is better, buying house in Budapest or investing in american stock market?

[@katherinespencer2073]

As a N. American who plans to move back to Hungary I will do the same as here when researching a new area. RENT and APARTMENT, not BUY a CONDOMINIUM. I have various properties now, am mowing grass 3 full afternoons a week, a family member doing 2 places. The slow growth of property values after expenses of taxes, insurances, basic utilities that are a must to keep a place from growing mold or freezing/breaking pipes does not allow for a house-management or landscape company to do the simple upkeep jobs that are a must. Tried doing trades w. friends...that was huge disappointment! They want the lovely holiday somewhere but not the attention to detail that keeping neighbours happy at a property deserves and requires. The Airbnb by the ocean, has been nothing but upset for my adult daughter. Empty lots just outside a growing town is a safer way to go if a person has limited time or skills.

[@Csabika1988]

You will not have good tenants for long, the hungarian people are increasingly had enough of foreign investors literally gobbling up the properties and just abusing their leverage against them. You can feel it in the air, you can see it anywhere on social media, people are fed up with rent and property bubble.

[@jgm3620]

it is always difficult to sale a pleasant apartment in a such beatiful city 😀 Thank you for sharing all your information and great contacts. it is really help to avoid painfull mistakes

[@Isadorka1]

Problem is double taxation - US and Hungary and now the raised utility prices despite the government assistance. I have an incredible 93 m2 one bedroom at the Octogon which is also central with a quiet side street. I don't rent to students to preserve the state of the investment I made in completely revamping it. It is perfect for ONE person or professional couple - although I would love an extra room and another bath. Living in the country now and I'm contemplating selling the apartment.

[@vintagerahul]

Thank you for this valuable content.

[@leonmj8586]

Can you post a link to the project in the l. District (if its still avaliable)or similar ones? As well as the 76sqm apartment that can be converted to skaller units. Anyway, thanks for this AMAZING content Ladislas.

[@TheWanderingInvestor]

Thank you. Those are deals that Benedek finds for his clients.

[@Alexlinnk]

just wow

[@Bo-tz4nw]

Great tourist selfies here....!

[@bernadettekiss7679]

Love this video, very informative! :) I have 2 questions: 1. The 400€ property tax is monthly 400€? 2.In Germany we have property tax and also separately income tax on the money you get from your tenant. Is this different in Hungary?

[@TheWanderingInvestor]

1. Yearly 2. Same thing. Income tax as well. 15% with deductions allowed

[@krastycz1810]

An apartment like that in Prague in a nice location, would be twice that easily! Hungary's property prices are very reasonable in comparison.

[@77moci]

3.000 EUR per square meter there? He didn't sell it good at all, now it is like 4.500-5.000 per square meter in downtown easily....

[@Kattro83]

Bro don't compare Prague with Budapest, I was there at Christmas and it's about twice the standard of Budapest. This was the same case ab. 10 years ago!

[@y.v.g.b.4306]

Great video! I just sold one of my two apartments in Budapest as well. I'm keeping my Airbnb one as I only paid 100,000 eur for it and I make 10% yield after expenses. It's on the market as well but no one wants to pay full price right now, everyone is looking for a deal and, frankly, I can't make 10% anywhere else so I'm holding. Thanks for all the great information!

[@TheWanderingInvestor]

Makes sense to hold in your situation, for sure 👍

[@Flat_Earth_Addy]

"Only 100,000". How arrogant! That is 300 years' wages for most of us!

[@ynug]

How often do you rent out the Airbnb?

[@krastycz1810]

100 k for an apartment in the capital? That's crazy because in Prague, there is no way, you could buy an apartment for 100 K as the real estate market has blown up.

[@Flat_Earth_Addy]

@@krastycz1810 I make 200 a year.

[@davesteel81]

I have actually 3 flats in Bp. In the VII district but I bought them back in 2014 and 2015. To whom they want invest now, I would really not suggest, unless you want to buy mines :D

[@jozsefgajdos]

Appreciate the content! Who would you recommend for loans? I found jelzalog who is a mortgage broker, but wondering if there are any other options. Also expecting to put down 35-40% is that about the average for down-payments in Hungary?

[@TheWanderingInvestor]

I would not get leverage at these rates.

[@user-wy9eu2jx9l]

go to cozumel or puerto vallarta lots of good deal and booth town are booming..

[@tiborveres6811]

How many apartments do you own in Budapest and how much did you buy this for? I agree the prices are going down however you must have tripled your capital gains in the last 3-5ys.

[@TheWanderingInvestor]

I did well 🙂. I still have one apartment, started off with three.

[@tiborveres6811]

@@TheWanderingInvestor amazing. Nice one man. Budapest is a gem: price and city wise.

[@ericperissutti9713]

Hi. Could you send me the project of flat division which you mention in budapest pls ?

[@TheWanderingInvestor]

Send an email to [e-mail]

[@captaingabi]

800 EUR + costs monthly rental fee? I really wonder how someone can afford that.

[@user-wy9eu2jx9l]

and believe it or not that is cheap...lots of foreigners are in Hungary for them is peanut...

[@katherinespencer2073]

When renting an apartment in Hungary what are the laws that ensure that there are adequate number & size of exits for safe living conditions? Especially if someone has cut up a large unit to increasing their own income. As we have seen in recent periods, the homes/buildings which flooded from just 1 night of rain, the entire islands or provinces that burned this summer alone...people have only seconds, not minutes to escape in such conditions.

[@TheWanderingInvestor]

If you care that much about regulations do yourself a favour and stay in the US. You won’t be happy in Hungary.

[@bgreg6069]

You should consider only newly bulit properties then. You cannot expect much from a building bulit 100 years ago.

[@matahari1576]

@@bgreg6069 Old quality buildings in Budapest will survive the next 100s of years. At least my house will. Its built like a rock.

[@bgreg6069]

@@matahari1576 Sure, they do. But they were not designed to meet the requirement of the new fire protection regulations. All they can do is that they do not block the way to the exit with furnitures.

[@tibsyy895]

In 2016 this costed probably 70-80K Euros!

[@hobizoli]

...twice at least just then the EURHUF exchange rate was 310, not 390

[@davesteel81]

@@hobizoli false, in 2015 I bought 45 sqm with 12 millions. At that time it was 300 HUF / 1 EUR.

[@mr.gorillaz8449]

I wonder how these historic buildings are stable enough to put new apartments on their rooftop? Would love to see a video!

[@TheWanderingInvestor]

We built much stronger and better back then. Structurally these buildings are extremely strong.

[@stevo728822]

My brother owned a new apartment that was built ontop of an older building. He rented it out for 10 years.

[@kristofvoros6120]

It depends. Many try to build something on the top, but these old buildings collapse very easily and multiple people die...Many examples in the past.

[@akostest]

@@kristofvoros6120 :D My wall is brick and concrete, main walls 1 meter wide, it has survived 2 wars, try to collapse it :)

[@kristofvoros6120]

@@akostest It happened again today :(

[@mauricewipf1667]

Benedek has helped me to find an apartment earlier this year and I can recommend him to everybody who wants to do the same :)

[@Flat_Earth_Addy]

Who would want an overpriced apartment in a 3rd world country, when you can buy a cheap house in Germany, France, or the UK with good jobs?

[@user-hx5kx1he8u]

​@@Flat_Earth_AddyYou don't know third world countries

[@Flat_Earth_Addy]

@@user-hx5kx1he8u And what's so great about them?

[@bernadettekiss7679]

@@Flat_Earth_AddyI live in Germany since 10 years and I lived in UK as well…I throw up of both of these countries by now…can’t wait to move to Hungary!

[@Flat_Earth_Addy]

@@bernadettekiss7679 Why would you want to move to a dirty, violent, expensive 3rd world country?

[@es9382]

When are you coming to Athens?

[@TheWanderingInvestor]

Going to Lesbos in a few days

[@es9382]

@@TheWanderingInvestor Lesbos may have some cheap property available.

[@dovygoodguy1296]

Ladislas, how have you had the time, focus and energy to handle so many properties in various countries worldwide even if you pay local management services? You don't feel concerned about investing so close to the war zone and the economic dislocation? It would be fascinating to see a video of the history of your life in investment from the very beginning!

[@TheWanderingInvestor]

Thanks. Good management means very little work for me. As for the issues nearby, it’s one of the considerations for reducing my exposure to Europe.

[@dovygoodguy1296]

@@TheWanderingInvestor I hope you do a biographical video of your life in worldwide property investment at such a young age. It would be extremely interesting!

[@dovygoodguy1296]

​@@TheWanderingInvestorDo you mean that you want to divest from Europe because of the political instability, even though it doesn't directly involve Hungary?

[@TheWanderingInvestor]

@@dovygoodguy1296It’s one of the factors.

[@dovygoodguy1296]

@@TheWanderingInvestor Good thinking. Of course it could be argued that everywhere in the West is going up in smoke one way or the other.... I wouldn't be surprised if soon Latin America will be inundated by North American refugees! And then those borders will be closed....

[@tiborveres6811]

Oh no. Ill watch it later man.

[@micomarinas2753]

does hungary offer cbi or permanent residency program?

[@TheWanderingInvestor]

Residency by investment. There is a very grey “CBI” but I don’t recommend it. Corruption which could backfire. Vietnamese and Iranians are the main “clients”.

[@micomarinas2753]

@@TheWanderingInvestor where can I read or watch about their very grey hungary cbi program?

[@TheWanderingInvestor]

@@micomarinas2753 it’s not discussed openly. It’s grey.

[@micomarinas2753]

@@TheWanderingInvestor ok, thanks👍

[@lilimontistanbul5910]

Agree..Budapest iş great long term play for quality real estate

[@es9382]

Ladislas how much did you buy it? I missed it somehow...

[@TheWanderingInvestor]

I made some good capital gains. Bought in 2015/2016.

[@es9382]

​@@TheWanderingInvestorin the region of?

[@369dabbler]

@@es9382mind your own business

[@yutube5167]

which way is better, buying house in Budapest or investing in american stock market?

[@bgreg6069]

It depends on Your background.

[@97Kutas]

American stock market without a question. American stock market always beat the Hungarian real estate market....

[@bgreg6069]

@@97Kutas US-HUNGARIAN DOUBLE TAXATION TREATY was CANCELED in 2024.

[@97Kutas]

@@bgreg6069 I really do not understand your comment when it is still beating the market .... I have both asset type...

[@captaingabi]

​@@97Kutas He means it is very dependent if you are Hungarian or US resident. If you are US resident you do not pay Hungarian taxes for US stock market, just US taxes, but you pay US AND Hungarian taxes for renting hungarian property. If you are a Hungarian it is the opposite, you do not pay US taxes for renting hungarian property, just Hungarian ones, but you must pay both Hungarian AND US taxes if you buy US stock market. So even if without taxes US stock market beats Hungarian real estate, for a Hungarian, it might be worse, because he/she must pay both US AND Hungarian taxes on the gains.

[@williambrown5966]

Please provide website Mr Bennett

[@TheWanderingInvestor]

[e-mail]

[@fullmoon8524]

How old were you when u moved to the US? I wish I had your accent😉

[@TheWanderingInvestor]

I grew up in Canada

[@ericyuan9718]

Respectfully disagree, Sofia and Bucharest have better yields.

[@annoyingchannel8812]

They are dumps compared to Budapest.

[@Arginne]

Budapest is truly the paris of the east and is a gorgeous city in comparison

[@captaingabi]

@@Arginne Does not matter if the yields are worse

[@FreedomIsNotGoingToBeFree]

Have you seen a picture of Budapest after WW2? 9X% of these downtown buildings were facede only and rebuilt from the rumble fast and cheap after WW2.

[@sevecipirsi7116]

this is past! today not the same

[@stefanurban5420]

Good Location, but definitely overpriced for what it is.

[@casinovlog]

Sold it cheap! Right now it will be more like 4.5k a sm...

[@BPFACTS88]

nope. it's still right around that 2.8-3.2k per sqm.

[@casinovlog]

@@BPFACTS88 Of course, there are some - on which you spend millions for renovations. But that quality, in that condition.

[@BPFACTS88]

@@casinovlog no, I'm just renovating one at a better location (Sas street near the Bazilika), which I've bought for less than 2k per sqm. Renovation costs around 250 eur per sqm. I wish I could sell it for 4.5k sqm at the end but I won't be able to, 3k is realistic.

[@casinovlog]

@@BPFACTS88 You'll have zero issues selling it for 3k, if you wait a bit, it can easily be 4k as well. If you wait a bit more, 5-6k wont be unrealistic either. Sadly the market is crazy, but you can 100% milk it if you are resourceful. Also that 250€ per sqm is super cheap!

[@ISPRI2011]

At this price you can buy in Brusselles!

[@istvanszechenyi5136]

Budapest 1000-szer biztonságosabb és szebb mint Brüsszel😇

[@ISPRI2011]

@@istvanszechenyi5136 ...I do not comment on tastes...I comment on the ROI in terms of rental value.

[@motivationalagain]

You probably sold apartment becouse prices was gone to the moon in last two years. House prices was 30% higher in last 2 years. I am in Hungary to.

[@grgjnsy7023]

You guys are making ordinary Budapest people's lives so much more difficult by driving up rents and property prices, i hope you'll all get it sooner or later. In the neck. Ordinary Hungarians can't afford housing in the city any longer. Shame on all, who made this possible. Go look for property somewhere else.

[@davesteel81]

who cares about ordinary Hungarians. These are the market rules

[@captaingabi]

Vote for a government that will introduce a very high property tax for 2nd and onward properties, or for every property where the owner is not registered and actively living there...

[@davesteel81]

@@captaingabi than the organized crime that rule the country (Fidesz) will waste too money, and even a lot of their members have to pay taxes. So, it will never happen

[@torhbakalit908]

igazabol ez nem a befektetok hibaja hanem a kormanye ,valamint az europai ingatlan piace

[@grgjnsy7023]

@@davesteel81 I know "it's the economy, stupid!" :D but I - for one - care about ordinary Hungarians, bro...

[@triluve]

this is not AAA reall estate just letting you know.

[@1MrErling]

WHY don't u answer the topic?

[@under88Me]

Not an especially good apartment. I wouldn't buy it.

[@yatumux]

You guys completely about destroy the city. Few years ago these districts were full of families, kids, nice elder people, now mostly there is only vomit on the streets about party tourism and this place normally would have been belongs to an upper class family.

[@TheWanderingInvestor]

A Hungarian family bought the apartment from me

[@yatumux]

@@TheWanderingInvestor you don’t get the point, let is an eskimo family or whatever, this is the heart of the city. The proper usage is when a real…family living there not a rental style for party tourists by A family…

[@disndat1000]

Hungary, the one remaining sane country in the EU. Congrats on the sale though.

[@Flat_Earth_Addy]

What??? The only EU country that is INSANE!

[@Monclerfan1]

@@Flat_Earth_Addy Don't like it? We do.

[@Flat_Earth_Addy]

@@Monclerfan1 No one cares what you like.

[@peterko8871]

It’s sane because you can get a mortgage at 10% 😂

[@Flat_Earth_Addy]

@@peterko8871 I doubt you can get a mortgage in Hungary! Besides, 10% is crazy high!

[@Csabika1988]

HAHAHA! "this is prime stuff triple AA triple quadruple A shit" = and the house is on a street that has so many pothole fillers that if i calculated it on a calculator it would throw an error... So what would actually make it valuable except the location? Who gives a damn about lui vottyon...

[@user-fi7dj8oo1j]

kőccsenek csak ha sok a lóvé :) szembe 5 mre meg nézzék a hasonló majmokat a falban, füccsék a négyésfélméteres plafont satöbbi :) azé megnézném honnan jónnek ha ez nekik tripla á :) ja és nyilván kocsira gyerekre nincs gondjuk, majd vesznek egy tacskót azt etetik dönerrel és hallgatják az éjszakai éneklést :) mi meg táÁÁÁtcsuk a szánkat, hogy tanuuujjunk portfolioooozni !

[@Lanark83]

Until Hungary stops heading backwards I would avoid. Pariah of EU right now and international companies staying away.

[@Thomas-wz2nu]

Nonsense, with Poland, Hungary is resisting mass migration which is radically changing the rest of Europe.

[@annoyingchannel8812]

Complete nonsense it is a Christian democracy with high levels of education, strong economic growth and a very popular government that is resisting the dictates of cultural marxists and globalist shills.

[@Monclerfan1]

Avoid as long as you can . Thanks

[@Arginne]

Hungary is prioritizing its citizens, nothing wrong with that.

[@97Kutas]

@@Thomas-wz2nu you dont get it. Hungary is making battery factories all around the country and other countries bringing here their nuclear waste. I just worried about the future generations health mate. Also climate change will wreck Hungary . Nothing will worth anything here man in 20 years , it will be a desert!

[@MR.1822G]

Guess what no one gives a crap 🤮