Hungary Property Law 2025: Villages May Block Sales

I’ve said it before, and I’ll say it again: buying a holiday home in Hungary is a beautiful dream—but it’s not without its bureaucratic hiccups. And now, Hungary property law 2025 is about to add another layer. On Tuesday afternoon, the Hungarian Parliament passed a proposal that could give local municipalities in small towns and villages the right to block property sales to non-residents.

On Tuesday afternoon, the Hungarian Parliament passed a proposal that could give local municipalities in small towns and villages the right to block property sales to non-residents. That’s right. If this becomes law, even if you’ve found your dream cottage in a peaceful wine region, the mayor could say no. This decree comes into effect on 1 July 2025.

Let’s unpack that.

A Shift in Property Power

The proposed changes are part of a new legislative push under the banner of “protecting local interests.” The idea is that villages should have a say in who buys up property—especially in areas seeing an influx of outsiders, second-home buyers, or large-scale foreign investors. While the official line is all about protecting the cultural fabric of Hungary’s countryside, the subtext is clear: control.

Now, if you’re a Hungarian or EU citizen and just looking to move to a village, this will likely not affect you. But if you’re from abroad hoping to escape the urban sprawl for a peaceful vineyard escape—this could complicate things.

What It Means for Holiday Home Buyers

Let me be direct. If you’re reading this while browsing listings in Veszprém, Zala, or even the more affordable stretches of Nógrád, this change could hit you square in the plans. If you’re unfamiliar with Hungary property law 2025, it introduces a radical shift in how village real estate transactions can be handled.

Until now, with the right acquisition permit, most foreigners could buy in Hungary’s rural areas—even in villages. You’d wait a few months, sign some papers, and voilà: you owned a tiny house with a view of a castle, a cherry orchard, or a thermal lake. Bureaucratic, yes. Impossible, no.

But this new move shifts the balance. It hands local governments the final say. Not the district office, not the Ministry of Agriculture—your would-be neighbour’s cousin on the village council.

Charming? Maybe. Restrictive? Absolutely.

The Bigger Picture

This isn’t just about foreign buyers. It’s part of a broader conversation happening across Europe. Who gets to live where? Should rural communities be protected from “outsiders”? And what counts as protecting culture versus blocking fair access to real estate?

Hungary isn’t alone here. From Portugal’s crackdown on Golden Visa zones to Italy’s efforts to repopulate ghost towns with selective offers, countries are rethinking how they manage rural property markets. But Hungary’s approach leans more toward protectionism than incentivisation.

And while this might preserve village life, it risks alienating the very people investing time, energy, and forints into restoring old homes, paying local tradespeople, and keeping sleepy towns alive.

My Take (And What I’ve Done About It)

If you’ve read HOW TO HUNGARY: Budapest & Beyond, you’ll know I’ve gone deep into the details of buying property in Hungary—from lakefront holiday homes to tiny hillside winehouses. We own one ourselves in the Balaton Highlands, and let me tell you—it wasn’t all white wine and sunsets. The process was long, layered, and occasionally maddening. But worth it? Completely.

I break down what you need to know about permits, taxes, and the quirks of buying as a foreigner or non-local. That includes how local governments already play a role—and why these new powers could take things to a whole new level.

The good news? If you’re serious about buying in Hungary, information is your greatest ally. And I’ve done the legwork so you don’t have to.

So, What Now?

This proposal has passed Parliament but will still need the President’s signature and, in theory, further clarification on how it’s implemented. Will all villages opt in? Will there be a transparent appeals process? How will this affect permits already in process?

No one knows yet. But one thing is clear: if you’ve been thinking about buying a rural property in Hungary, now is the time to act—or at the very least, do your homework and work with trusted professionals who understand the local rules.

And if you want to hear more in real time, I’ll be joining one of the trusted companies, Homes in Hungary, for a live Zoom call this Thursday, April 17th. We’ll be talking about exactly these kinds of changes – plus how to navigate them smartly. More info here.

If you’re unsure where to start, I’ve got you.

Final Word (and a Little Nudge)

The Hungarian countryside is still full of opportunity—if you know how to navigate the system. Whether you’re dreaming of a vine-covered retreat or a summer escape near Lake Balaton, it pays to be prepared.

Get my ebook, HOW TO HUNGARY: Budapest & Beyond. It’s 350+ pages of practical advice, deep dives, case studies, and no-nonsense tips. Independent, unsponsored, and filled with the kind of detail you just won’t find on government websites or Facebook threads.

👉 Buy the ebook now and take the guesswork out of your Hungarian property journey.