Rules of Short-Term Apartment Rentals in Budapest | 2026 Changes

If you bought an apartment around 2020 with the plan of renting it out short-term on Airbnb or Booking.com, the situation was probably different than it is now. Since 2024, capital and district-level decisions have been emerging one after another, fundamentally changing who and where it is still worth engaging in short-term apartment rentals in Budapest. Anyone who does not follow these changes could easily find their previously well-functioning business model becoming unprofitable overnight – or simply no longer permitted at all.

This article summarizes what the 2025–2026 regulatory changes mean for a Budapest property owner, and what alternatives are available if short-term renting is looking less and less viable.

What counts as short-term apartment rental?

Hungarian regulation distinguishes between short-term, tourism-purpose accommodation provision and traditional, long-term apartment rental.

• Short-term / tourism-purpose rental: typically renting for days or weeks through Airbnb, Booking.com, or similar platforms, often requiring NTAK registration and accommodation registry listing.

• Long-term apartment rental: a durable tenancy, typically lasting at least 90 days or longer, representing the residential, non-touristic use of the apartment.

The difference between the two is not just conceptual: they are activities that carry different taxation, licensing, and increasingly different legal risks.

What changed between 2024 and 2026?

National-level tightening from January 1, 2025

Based on the legislative amendment adopted in late 2024, the flat-rate tax on short-term apartment rentals increased significantly in municipalities – practically exclusively Budapest – where the annual number of guest nights at accommodations exceeds 2 million. The previous annual flat-rate tax payable per room increased multiple times over, which fundamentally called into question the return on short-term rentals for many smaller, occasional landlords.

At the same time, the registration of new short-term accommodations is suspended in Budapest until the end of 2026 – meaning that anyone who has not registered their apartment for short-term rental through NTAK so far cannot start this activity as a new accommodation during the moratorium.

District-level bans

In addition to national-level tightening, some districts have introduced their own, even stricter regulations. The most famous example is Terézváros (6th District), where based on the result of a local referendum in September 2024, the district municipality reduced the number of days allowed for short-term rental to zero – which practically means a total ban on short-term apartment rentals in the district from January 2026.

It is important to note that this can vary by district, and the direction of regulation has clearly pointed towards tightening throughout Budapest over the last two years. If you plan to buy a property intended for short-term rental or are currently utilizing one this way, it is definitely worth requesting up-to-date information from the specific municipality or an expert at the district level before making a decision.

Midas Management note: Regulations are changing dynamically, which is why we provide property- and district-specific, up-to-date information to all our clients during our consultations.

Why are more and more people rethinking short-term rentals?

• Higher tax burden – the increased flat-rate tax in many cases significantly reduces net yields.

• Registration uncertainty – due to the moratorium on registering new accommodations, entry into the market is currently restricted.

• District-level risk – if a district follows the model of Terézváros, the business model built on short-term rentals may cease to exist.

• Higher management demands – it involves guest hosting, continuous cleaning, and communication, which means significantly more operational burden than a long-term rental relationship.

• Fluctuating occupancy – due to tourism seasonality, income is more unpredictable than with a long-term, fixed monthly rent.

Long-term rental: when is it a better alternative?

Long-term apartment rental is not necessarily a lower-yield solution – it just comes with a different risk profile.

• Predictable, monthly recurring income, which also represents an advantage when taking out a loan or doing other financial planning.

• Lower operating costs and time commitment, as there is no need for daily guest management.

• Long-term renting does not fall under the restrictions applying to tourism-purpose accommodation provision.

• A more stable tenant relationship, which reduces the number of vacant periods in the long run.

For many property owners in Budapest, especially those living abroad, this has meant a clear shift over the past two years: from a short-term, high-attention model to a professionally managed, long-term rental model.

How does Midas Management help with the transition?

Midas Management has been engaged in renting and managing Budapest properties, primarily downtown luxury apartments, for over 20 years, serving both domestic and foreign owners. If you are currently assessing whether it is worth switching from short-term to long-term renting, we can help with this.

• Property assessment and rental strategy – a realistic market rent and yield outlook in the current regulatory environment.

• Tenant search and contracting – selecting reliable, long-term tenants with a comprehensive contractual background.

• Day-to-day management – maintenance, administration, and contact management, so you do not have to worry about these.

• Financial and administrative background – handling administration and tax issues related to renting.

Currently, Midas Management has 470+ rented properties and 450+ satisfied clients behind it, many of whom have made exactly this same switch in recent years.

Frequently Asked Questions

Do I have to stop my current Airbnb rental?

If your apartment is already operating as a registered accommodation, the moratorium in itself does not terminate existing activities – but the increased tax burden and district regulations, for example in Terézváros, may affect the conditions for continuing. A district- and property-specific review is recommended.

In which districts can I expect further restrictions?

This is constantly changing as more and more districts review their own regulations. During a consultation, we will review the current situation broken down by district.

Is it still worth renting out short-term in Budapest at all?

There are properties and locations where yes – but today, the decision requires a much more individualized, data-driven assessment than before 2020. This is one reason why professionally managed, long-term renting is becoming the primary choice for more and more owners.

How can I find a long-term tenant quickly if I switch now?

Thanks to Midas Management's active tenant network and rental experience, we can typically find a suitable, long-term tenant within a short time – helping you through the entire process of assessment and contracting.

Are you considering switching from short-term to professionally managed long-term rentals?

Get in touch with us, and we will review what this means for your property in a free consultation.

+36 30 551 1722 · info@midaspm.com · Dorottya utca 6., Budapest