District XI, Újbuda
The Buda-side all-rounder: green, well-connected, and often better value for families.
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District XIII · Angyalföld and Újlipótváros
Újlipótváros: the calm, green riverside favorite
Ask Budapest residents where they would live if money were no object, and District XIII comes up again and again. Its heart, Újlipótváros, feels like a small town folded into the city: leafy Pozsonyi út, 1930s Bauhaus blocks, the Danube one street away, and Margaret Island as the neighborhood backyard. It is orderly, walkable, and wonderfully easy to live in.
Six things that make District XIII come alive
- Almost every building in Újlipótváros went up between 1927 and 1944, which is why the district holds the city's densest concentration of Bauhaus and modernist apartment architecture.
- Szent István Park was laid out in 1935 on the site of a former parquet (wood-flooring) factory, and is still the leafy, flower-bedded center of local life.
- Pozsonyi út, the tree-lined main street, is famous for its bookshops, cafes, and an unusually strong village-in-the-city feel.
- Along the Váci út and M3 corridor in Angyalföld, per-square-meter prices roughly doubled over the past decade, one of the most consistent runs in the whole city.
- District XIII is repeatedly rated one of Budapest's safest districts, with a calm, stroller-friendly street culture.
- Margaret Island, the largest car-free green space in the city, sits in the Danube right off the riverside.
What it is like to live here
The mood in Újlipótváros is calm and grown-up. Parents gather in Szent István Park while children play, retirees read on the benches, and the cafes on Pozsonyi út run at a gentler tempo than the ruin-bar districts across town. You can do a whole week on foot: bakery, market, bookshop, doctor, riverbank walk. Further north, Angyalföld along Váci út is more mixed and more modern, with new-build towers that drew a younger professional crowd to what was once an industrial zone. The two halves are the same district but feel different, so it is worth walking the exact street before you commit.
It suits families who want calm, connected Pest living, and professionals who want the city on their doorstep without nightlife under their window.
Prices at a glance
- Asking, HUF/m²about 1.79M
- Approx. EUR/m² (about 365 HUF/EUR)about 4,900
- Track recordStrong, consistent price growth
- Best forFamilies and professionals
New builds along Váci út and renovated Bauhaus flats run higher; older, unmodernized units run lower. Euro figures are approximate, using about 365 HUF per EUR (ECB reference rate, 30 October 2026). Budapest flats generally sell about 2 to 4 percent under asking and houses further under (Balla Ingatlan, 2025), so a real offer is the best benchmark.
District XIII numbers, sourced and dated
Transaction anchor. The Budapest average for used flats was about 1.2 million HUF/m² in Q1 2026, up about 7 percent year on year. District XIII sits in the KSH inner Pest group (pesti belső), which rose about 6 percent year on year. Source: KSH, Lakáspiaci árak, lakásárindex, 2026 Q1, published 31 July 2026.
Asking price. District XIII listings average about 1.79 million HUF/m² (about 4,900 EUR/m²): brick flats about 1.81 million, panel about 1.37 million. Újlipótváros, the priciest part of the district, runs above this average. Source: ingatlannet.hu district statistics, asking prices, retrieved 10 July 2026.
What it sells for. Budapest flats are currently agreed at about 2 to 4 percent below asking, houses at a bigger discount. Source: Balla Ingatlan negotiation tracking, 2025.
Rental yield. Gross yields are roughly 3.6 to 4.2 percent. Source: Global Property Guide, February 2026 (Tier 4, asking-derived); read it as indicative, since its District XIII row is mislabelled Hegyvidék.
Typical rents. Expect about 250,000 to 320,000 HUF/month asking for a one-bedroom and about 330,000 to 430,000 HUF for a two-bedroom. Source: KSH-ingatlan.com rent index and portal listings, early 2026. Asking rents, so confirm the figure for your chosen flat.
A District XIII-only transaction price is published once a year via the KSH Ingatlanadattár; quarterly figures are for the inner Pest group. Data and sources.
Getting around
The M3 (blue) metro runs up Váci út through the district (Lehel tér, Dózsa György út, Forgách utca), putting the center a few minutes away. Trams 4 and 6, the workhorse ring line, clip the southern edge at Jászai Mari tér, and tram 2 hugs the Danube one bridge over. Lehel tér also has a large covered market. It is a genuinely easy district to live in without a car.
Green space and standout spots
The riverside is the draw: Szent István Park with its fountains and flower beds, the Danube upper embankment for running and cycling, and Margaret Island (Margitsziget) a short walk over the bridge, with its running track, musical fountain, and shaded paths. Culturally, the Vígszínház theatre anchors the southern end, and Pozsonyi út strings together the bookshops and cafes that give the quarter its name recognition. Architecture fans can simply walk the side streets for the Bauhaus facades.
Worth knowing about District XIII
- Polished Újlipótváros and the more modern, mixed northern stretches of Angyalföld each have their own character, so a walk around your exact block helps you choose.
- Prices have grown steadily here, so you are paying for an established, calm riverside neighborhood rather than a bargain.
- Many prized flats sit in older buildings, so check the condition, the lift, and the monthly közös költség (common charge) before you sign.
Who it suits best
Families who want a calm, walkable, park-and-river life on the Pest side, and professionals who want to be central but sleep in peace. Investors like it too for its steady long-term growth and low vacancy, with yields that reflect its established status.
Thinking about District XIII?
Start with the buying guide, then compare notes with people living near Szent István Park.
Sources: content profile from our neighborhoods guide (ingatlan.com November 2025 averages, buybudapestapartments.com 2025 per-district guide, KSH). Facts on Bauhaus Újlipótváros and Szent István Park: Wikipedia, "Újlipótváros" and "Bauhaus in Budapest"; Budapest100, "Szent István park." Euro figures approximate at about 365 HUF per EUR (ECB reference rate, 30 October 2026); check the rate as of your offer date.