According to recent data on housing, Hungary is now leading Europe in house price growth, a trend that has continued into the second quarter of 2024. The geographical pattern of price increases shows a higher rate of growth in Eastern EU Member States, while the stable, high price levels in Western Europe have seen comparatively less growth. This divergence partly reflects the levelling off of previously lower prices in the East, leading to greater convergence in the housing market.
Eurostat data indicate that Hungary has experienced particularly sharp price increases over the past decade. Among the Central and Eastern European countries, the increase has been remarkable—nearly 200 percent—roughly double that of the second-highest country in the region, Lithuania, which saw a 134 percent rise. According to Telex, this places Hungary at the forefront of house price growth not only in the region but across the EU as a whole.
This boom reflects more than just market dynamics; it highlights Hungary’s status as a sought-after investment hotspot. Foreign and domestic investors are increasingly interested in Hungarian real estate, viewing it as a promising long-term investment due to the combination of rapid appreciation and favourable tax structures.
Housing cost burdens and economic disparities
While rising property values may seem a positive economic indicator, the downside is that housing affordability has become a serious concern for many Hungarians. For those with below-average incomes, housing costs now constitute a significant financial burden, comparable to levels in Western Europe. Hungarian households, for example, are spending an increasing share of their income on housing, approaching the expenditure patterns seen in wealthier countries such as Germany and the Czech Republic, where nearly half of the monthly incomes may be allocated to housing.
However, unlike in Western Europe, where higher incomes and stronger social safety nets can buffer the impact of rising housing costs, many Hungarians face these financial pressures on comparatively modest incomes. The median income in Hungary remains significantly lower than in Western Europe, which makes even a comparable level of housing expenditure feel far more burdensome.
Income gap between Western and Eastern Europe
Although housing expenditure in Hungary now approaches that of Western countries, significant income disparities remain. Median incomes in Western European countries such as Germany, Switzerland, Austria, and the Benelux countries are more than twice as high as in Hungary, even when adjusted for purchasing power parity. Thus, while these countries may allocate a similar proportion of income to housing, they do so at a far higher standard of living.
The rising house prices in Hungary underscore a growing inequality within the EU housing market. While Eastern countries are catching up in property values, wages are not rising at the same rate, resulting in a cost-of-living squeeze. This trend means that housing is becoming a heavier burden in Hungary than in Western Europe, where incomes are much higher and the effects of rising housing costs are less acutely felt.
The data show that house price growth in Hungary has far outpaced the EU average over the last decade, significantly narrowing the price gap between Western and Eastern Europe. However, Hungarian wages remain low compared to the EU average, making housing costs a greater burden for Hungarian households than in Western Europe, where wages are far higher.
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