Property services
Buying or selling with short-term letting in mind: what is worth buying, what is not, and what a permitted apartment is worth today.
A service, not a listings site
We are not a property portal. There is no list of apartments to browse — the portals do that. What we offer is the screening and the guidance: which apartment earns a return, which does not, and what the listing does not show.
How we help
- Property search — we find the apartments with the best return, not the prettiest
- Renovation — our own team handles smaller and larger works when needed
- Paperwork — we help with the documents and provide a lawyer for the sale contract for a 0.5% fee
- After the purchase — we take over full management, so you only deal with the results
Why an investor’s eye is different
An apartment can be beautiful and a poor investment — or ordinary-looking and an excellent one. The difference lies in things a listing does not show: the condition of the building, the service charge, the house rules, the street, the district’s regulations, and whether the apartment can be run as a short-term rental at all.
We check these before you make an offer.
If you want to sell
We regularly hear from owners who want to part with their apartment. If that is you, we tell you what it is worth today — and whether it would be worth more renovated, or sold together with a running operation.
Straight talk about regulation
Budapest has not issued new private accommodation permits since January 2025, and in some districts short-term letting cannot be run at all. This changes the buying decision fundamentally: a permitted apartment is worth more today than the same apartment without a permit.
If you are looking at an apartment where this is in doubt, we tell you before you make an offer — even if it means a deal falls through.
Information, not legal advice. Regulations may change; please check with the relevant local council.
What makes us walk away
Before we show you anything, it passes these checks. What fails here you never hear about — that saves your time too.
01
Can it be operated at all?
Which district, and what the rules allow there. No floor plan fixes a place where it is banned.
02
What shape is the building in?
Services, roof, façade, lift. The renovation plan sets the common charges for years ahead.
03
What does the building association allow?
Some houses restrict short-term letting. We check this before the viewing, not after.
04
What are the real costs?
Common charges, renovation fund, expected tax. Listings rarely mention these.
05
Where exactly is it?
Which floor, facing the street or the courtyard, how noisy. Two flats in one building can yield differently.
06
What can it actually charge?
Real nightly rates and occupancy nearby — not what the listing promises.
If it passes, we tell you what it is worth. If it does not, we tell you that too — even when it costs us the deal.
How we work
01
Brief
We agree on your budget, the return you expect and how much work you want to put in. That decides which apartments are worth looking at.
02
Search and screening
We check the building's condition, the service charge, the house rules and the district's regulations. Anything that fails is never shown to you.
03
Offer and contract
We represent you in the offer, help with the paperwork, and provide a lawyer for the sale contract for a 0.5% fee.
04
Launch
If you wish, we take over renovation and management too — so search, refurbishment and running stay in one pair of hands.
Frequently asked
What most owners ask before the first call.
How do you search for apartments? How is this different from an estate agent?
We do not look for the prettiest apartment, but for the one with the best return — the two are rarely the same.
We check what a listing does not show: the condition of the building, the service charge, the house rules, the street, and whether the apartment can be run as a short-term rental in that district at all. All of this before you make an offer.
Do you provide a lawyer for the purchase?
Yes. We help with the paperwork and provide a lawyer for the sale contract for a 0.5% fee.
If you have your own lawyer, we work with them — in that case the fee does not apply.