In the previous two parts of our article series, we thoroughly examined the interpretation of the Airbnb regulation and the expected transformation of the Budapest real estate market due to the new rules. In this final part, we take a closer look at the aftermath of the Airbnb regulation so that readers can gain a complete understanding of the consequences of these changes.
The Background of the Transformation of the Budapest Real Estate Market
January 1, 2026, marks a historic turning point in the story of short-term rentals. The final decision of the Curia – which ruled that the capital’s Airbnb-restricting regulation is lawful and proportionate – is far more than a simple legal technicality.
Decision ushers in a new era in the Budapest rental market: it closes the past decade’s unregulated, often chaotic short-term rental era and lays the foundations for a more regulated, supervised, and housing-stability-focused system.
Airbnb Ends in Terézváros – A New Era Begins in the Budapest Rental Market
For property owners in Terézváros, the key question is no longer whether Airbnb can continue, but how they can move forward profitably and without risk. The answer is becoming increasingly clear: professional long-term property management will be the most stable and secure business model in the coming years.
Deep transformation of the rental regulation landscape
Court’s decision is the result of a long process. In recent years, significant tensions have emerged in several Budapest districts due to Airbnb activity. The burden on residential communities, the problems caused by tourist turnover (noise, conflicts with residents, continuous movement in and out), and the sharp rise in housing costs were all factors that made intervention urgent at both governmental and municipal levels.
The city’s regulation did not aim to impose restrictions for their own sake, but to restore market balance.
According to the Curia, the regulation:
- serves the public interest,
- is proportionate,
- does not unjustifiably restrict entrepreneurial freedom,
- and aligns with higher-level legislation.
In practice, this means that the former model of short-term rentals can no longer continue in most affected areas, forcing owners to rethink the business strategy of their properties.
The impact is already visible: the number of available rental apartments in District 6 is rising on ingatlan.com, as many owners respond to the uncertainty affecting thousands of properties.
Despite All Expectations, Owners Face a New Reality – Changing the Model Is a Must
The tourist-driven, high-turnover, high-but-fluctuating-income Airbnb model is undergoing radical change. Owners now enter an environment where:
- income predictability becomes more important than peak revenue,
- tenants seek long-term stability,
This shift, however, brings not only challenges but also advantages. Long-term rentals offer noticeably more stable operation. While short-term rentals may see 10–15 different guests in a single month, a reliable long-term tenant can guarantee steady income for years.
Owners must now take on tasks previously handled by Airbnb and Booking.com: legal compliance, tenant screening, contract creation, maintenance, and ongoing communication.
How Professional Long-Term Property Management Comes to the Fore
Long-term rental alone does not guarantee full security — true advantage comes from professional management.
1. Property management helps ensure a stable, predictable cash flow
Unlike the seasonal fluctuations of the short-term market, long-term rentals are much better protected from external shocks. Rent payments arrive regularly every month and remain stable throughout the contract.
2. Long-term rentals have lower operational costs
Cleaning, key handover, guest communication, 24/7 availability — these are costs and workloads the owner no longer needs to manage. Long-term tenants cause far less wear and tear, and the deposit provides further security.
3. Long-term rentals offer stronger legal and operational protection
With a well-designed rental system, precise contracts, and screened tenants, conflicts and payment issues are minimized.
4. A professional property manager minimizes the owner’s workload
A professional property manager does more than administrative work: they plan, supervise, optimize, and proactively prevent potential issues using years of experience. They handle the entire rental process from tenant search to legal representation.
Expected Trends for 2026: New Directions and Opportunities in Budapest Rentals
The Budapest rental market is reshaping in several ways. The impact will be deeper and longer-lasting than just a reduction in the number of short-term listings.
Property and rental prices will drop slightly in the short term, then rise
The supply shift may slightly reduce both property prices and rents. However, due to the desirable location of Terézváros, prices will likely rise again in the long run. This gives owners an opportunity to switch to a more sustainable model and optimize their income.
Professional property management becomes a priority
Tasks like tenant screening, risk management, maintenance, and regulatory compliance are increasingly complex. Professional managers not only handle administration but proactively manage rental risks and ensure stability.
Housing associations expect more stability
Instead of frequent guests, residential communities prefer predictable long-term tenants. This results in more peace, order, and overall stability within the building.
How to Successfully Transition from Airbnb to Long-Term Rental?
The transition works best when following a structured, step-by-step process.
The most important steps:
- Assessing the technical and aesthetic condition of the property,
- Market positioning and defining the target tenant group,
- Preparing a professional rental agreement,
- Comprehensive tenant screening and background checks,
- Financial planning and cost optimization,
- Choosing the right property management company.
At Homever, we provide all these services within a structured system, so owners do not need to take unnecessary risks.
Contact us today and let us make renting out your apartment simple and profitable!
Why the Timing Is Perfect Now to Choose Property Management
After the regulation came into effect, competition suddenly increased: thousands of owners shifted toward long-term renting. Those who act early gain an advantage:
- attract better-quality tenants,
- achieve higher rent,
- and rent out their property faster.
Today, professional property management is not just a support service but a strategic tool. Owners can avoid uncertainty and build a stable, inflation-proof income model without handling tenants themselves.
This Is What the Future Looks Like After the Airbnb Regulation
Professional long-term property management will be the model that ensures security, steady income, and predictable operation in the coming years. This is especially important now, as the Budapest real estate market is undergoing a significant shift due to the new regulation: experts agree that several districts – especially central, high-demand areas – will likely follow Terézváros in tightening Airbnb rules. This trend clearly shows that short-term rental opportunities will continue to shrink, while long-term renting will strengthen as the stable, predictable alternative.
If you want, we can guide you through the entire transition — from tenant search to contracting and full operation — helping owners act in time and get ahead of the coming market congestion.
After 2025, you won’t just adapt to the new environment — you can be among the first to benefit from it, positioning yourself in a market where most owners are still unprepared.
Useful Information — Short and to the Point
The new regulation will significantly reshape the market. More districts are expected to follow Terézváros and introduce restrictions on short-term rentals. This means fewer Airbnb opportunities and a stronger, more predictable long-term rental sector.
Yes. Experts expect that several centrally located districts — especially those affected by tourism and housing pressure — will adopt similar rules. Market signals already show that local governments are preparing for tighter regulations.
Absolutely. With thousands of hosts switching at the same time, early movers gain a clear advantage: faster tenant placement, better rent, and higher-quality applicants. Long-term renting also provides stable, predictable monthly income.
Because the transition from Airbnb to long-term renting is not just about finding a tenant. It involves legal compliance, contract preparation, screening, maintenance, and risk management. A property manager handles all of this — ensuring smoother operation and fewer surprises.
In the short term, increased supply may slightly reduce prices and rents. But in districts like Terézváros — with consistently high demand — both are expected to rise again. Long-term rentals will remain the most stable and profitable model in the years ahead.
You may enter the market late, and tenant competition is already high and rents have started to stabilize. Early transition means better positioning and access to a stronger tenant pool.
We offer a fully managed transition: property assessment, tenant screening, contracts, operational management, and ongoing support. Owners get secure income with minimal involvement, tailored to the new market conditions.
