Many Dutch people who buy a house in Hungary will sooner or later face renovations or even new construction. It all sounds idyllic: renovating an old farmhouse, expanding a holiday home, or building your dream villa on Lake Balaton. In practice, there are quite a few things to consider beforehand.
Applying for permits
For minor renovations—such as updating a kitchen or bathroom—you usually don’t need a permit. However, if you’re moving walls, building an extension, or planning to build a completely new house, you’ll need an official building permit.
- You can arrange this at the local municipality (önkormányzat).
- All documents must be submitted in Hungarian.
- Often an architect or structural engineer has to draw and submit the plans.
We help many Dutch people with this. Not only with submitting plans and all the Hungarian forms, but also with contacting the municipality. Because let’s be honest: the rules are in place, but with the right contacts and someone who speaks the language, things can be done much faster and more smoothly.
Finding a good contractor
Finding a reliable contractor is often the biggest challenge. There are many skilled professionals, but also those who don’t keep their promises. Here are some tips we’ve learned ourselves:
- Always request multiple quotes.
- Never pay everything upfront – work in installments.
- Put agreements in writing, preferably in Hungarian and English.
We can help here too. Through our network, we know contractors who honor their agreements and are used to working with foreigners. That really makes a world of difference.
Differences by region
In Budapest and the surrounding area, contractors are accustomed to working with foreigners. They sometimes even speak English and are more professionally organized. It’s similar at Lake Balaton, where foreigners have been investing for decades.
In rural areas, things are different. Prices are lower, but you have to put in more effort to find the right professionals. Agreements are often less strict, and municipal procedures are sometimes outdated and time-consuming. It’s especially helpful here to have someone at your side who speaks Hungarian and knows their way around the authorities.
Cost picture
- Building and renovating in Hungary is still cheaper than in the Netherlands. On average, prices are 30-50% lower.
- New construction: around €800 – €1,200 per m² (in the Netherlands often €1,800 – €2,500).
- Renovation: bathroom from €3,000, kitchen from €5,000, depending on material and finish.
- However, you must take into account rising material costs and sometimes longer waiting times for professionals.
Renovating: what should you pay attention to?
Many Dutch people buy an older house or farmhouse in Hungary with the intention of renovating it. This can be a wonderful experience, but there are a few things to consider beforehand:
Foundation and walls – Older houses (especially farmhouses) often have adobe walls or weak foundations. Always have this checked by a structural engineer.
Roofs are often outdated and poorly insulated. Expect a complete replacement if the roof is older than 30 years.
Electrical and water systems are often very outdated. Sometimes it’s cheaper to reinstall everything than to try to repair it.
Insulation and windows – older houses have single-pane windows and little insulation. For comfort and energy savings, it’s wise to invest in this right away.
Renovation costs – highly dependent on the condition of the house, but often count on €300 – €600 per m² for a thorough renovation.
Our advice: always have a building inspection done before purchasing to avoid any surprises. We can also assist you with this and connect you with the right experts.
Our experience
I regularly speak to Dutch people who say, “We’ll just buy a cheap old house and renovate it ourselves, step by step.” That sounds great in theory, but in practice, there’s often much more to it: damp problems, poor foundations, or a roof that needs a complete replacement. As a result, the costs often end up being higher than anticipated.
It doesn’t have to be a problem at all – as long as you’re well prepared. That’s why we always recommend a building inspection and help you find the right contractors. The difference between a headache and a successful renovation often lies in the preparation and the people you involve.
Practical tips & tricks
- Work with a local architect who knows the rules and has the right contacts.
- Always take an interpreter or advisor with you to official appointments.
- Be realistic about planning: Hungarian contractors are often more optimistic than reality allows.
- Think ahead about insulation and energy: many older houses are poorly insulated.
Be present during the renovation or construction process as much as possible. Finding a truly professional contractor or handyman company is a challenge in itself, and you’ll only achieve the desired results if you either regularly monitor the progress yourself or hire someone (like us) who speaks the language and does this for you.
Conclusion
Building, renovating, or remodeling in Hungary is doable, but you have to approach it smartly. Make sure you have the right contractor, your paperwork in order, and someone who speaks the language. You’ll discover that things often run more smoothly than you think – especially if you work with someone who knows the right people and the right network.
This way, your renovation will not be a source of stress, but rather a wonderful step towards your dream home in Hungary.
