Published on and written by Cyril Jarnias
Amid the rise of international mobility and population transfers to new horizons, secure residences in Hungary are becoming an increasingly popular option for expatriates. Attracted by an authentic living environment and an affordable cost of living, these global citizens seek to combine security and quality of life in settings that promote integration while ensuring a peaceful living environment.
Several factors encourage this growing trend, including political stability, rich cultural heritage, and Hungary’s strategic position in Central Europe. These communities offer not only modern infrastructure but also a range of exclusive services to meet the expectations of the most demanding international residents.
Growing Demand for Guarded Residences in Hungary
The growing demand for guarded residences in Hungary is explained by several converging factors that are transforming both local and international residential markets.
- Increase in expatriate numbers: The introduction of the Hungarian Golden Visa (“Guest Investor Program”), effective since July 2024, is attracting a continuous flow of non-European investors seeking long-term residency, free movement within the Schengen Area, and the possibility of acquiring local real estate. This program requires a minimum investment of €250,000 and primarily targets affluent international clients looking for stability and security.
- Heightened security concerns: Expatriates, often coming from countries with high safety standards, strongly demand housing with permanent surveillance (24/7 security), strict access control, video monitoring, and additional services. The global context marked by insecurity or political uncertainty reinforces this trend.
- Perceived advantages of secure residences compared to ordinary housing:
| Advantage | Description |
|---|---|
| Enhanced Security | Permanent security, access control, video surveillance |
| Exclusive Services | Concierge, regular maintenance |
| Quality Common Areas | Private pools, equipped gyms |
| Peaceful Environment | Private green spaces |
| Facilitated Integration | International community promoting exchanges |
- Guarded residences are particularly sought after in:
- Budapest, especially its upscale residential neighborhoods (Buda Hills)
- Suburban areas near international schools
- Certain secondary cities experiencing growing expatriate influx due to their economic or academic appeal
The most sought-after types of residences include:
- High-end apartments with integrated security
- Single-family villas located in gated communities
- Multi-family residences with premium infrastructure (indoor/outdoor pools, fitness spaces)
The typical profile of expatriates choosing these solutions includes:
- Wealthy foreign investors attracted by the Golden Visa
- International families seeking proximity to international schools or global professional networks
- Digital entrepreneurs or remote workers prioritizing environmental quality and connectivity
Future Outlook:
The accelerated development of the “guarded residences” segment is expected to continue due to the combined effect of the ongoing Hungarian Golden Visa program and the general strengthening of security expectations.
This evolution positively impacts the local real estate market: gradual but sustained increase in price per square meter in affected areas; multiplication of new projects directly targeting international clients; overall revitalization of the construction/related services sector.
The expected structural upscaling in this segment signals increased specialization between premium secure housing for expatriates/international investors and traditional residential offerings for the domestic market.
Key Takeaways:
- Continuous increase in the number of expatriate investors.
- Priority given to personal protection/family well-being.
- Rapid expansion anticipated for this type of real estate product throughout metropolitan Hungary.
Good to Know:
The growing demand for guarded residences in Hungary is explained by several factors, including the notable increase in expatriates settling in the country, with a preference for Budapest and its surroundings. These residences attract expatriates seeking enhanced security, amid growing concerns about personal and property protection, in addition to the comfort and integrated services they offer compared to conventional housing. Neighborhoods like Buda and certain peripheral areas of the capital are experiencing particularly strong demand. Families and foreign professionals, often from the business or IT sectors, form the bulk of this clientele. The outlook for this market is promising, with future developments likely to further stimulate the Hungarian real estate economy, thus offering lucrative opportunities for local and foreign investors.
New Expatriate Trends in Secure Neighborhoods
Why Do Expatriates Choose to Live in Secure Residences?
- Search for tranquility and reduced security-related stress, especially for families with children or expatriates coming from countries perceived as less safe.
- Protection against petty crime (theft, pickpocketing), mainly in certain urban areas where these risks exist despite Hungary’s generally low crime rate.
- Need for a stable and predictable environment, particularly for those working remotely or in telecommuting, who want a setting conducive to concentration.
Expatriates’ Preferred Neighborhoods in Budapest:
| Neighborhood | Main Characteristics |
|---|---|
| Buda (1st, 2nd Dist.) | Residential atmosphere, quiet, greenery, proximity to international schools |
| Lipótváros (5th Dist.) | Enhanced security, proximity to institutions and embassies |
| Terézváros (6th Dist.) | Vibrant cultural life but quiet residential areas |
| Újlipótváros (13th Dist.) | Modern family neighborhood with numerous services |
In provincial areas:
- Cities like Debrecen and Szeged attract expatriate populations seeking a safe environment and a more contained community life around modern infrastructure.
Role of Perceived Security in Neighborhood Choice:
- Perceived security is decisive; it provides reassurance against uncertainties related to moving countries.
- The positive image of Hungary’s overall security level strongly contributes to the initial choice but then directs towards neighborhoods considered even safer or more exclusive to avoid any unpleasant surprises.
Additional Services Attractive to Expatriates:
High-end secure residences often offer:
- Advanced video surveillance systems accessible via smartphone
- Permanent or nighttime presence of security agents/professionals
- Electronic control of main access points
- Private common areas such as equipped fitness rooms, indoor/outdoor pools
- Private clubs reserved for residents offering coworking spaces or social lounges
Other benefits may include:
- Secure playgrounds for children
- Controlled underground parking
- Concierge/daily management services
Typical Profile of Expatriates Choosing These Neighborhoods:
- International executives temporarily assigned by their companies
- Expatriate families wanting to guarantee international education and a protected environment for their children
- Young digital nomad professionals seeking modern comfort & reliable connectivity
These profiles share strong expectations regarding their immediate environment: relative quiet even near the city center, premium on-site services, and quick accessibility to major economic/educational hubs.
Recent Changes Compared to Previous Years:
- Significant increase in post-pandemic expatriation linked to the rise of hybrid/remote work – emphasis on daily comfort as much as physical security.
- Gradual extension of high-end offerings beyond the historic center towards certain modernized peripheral neighborhoods.
- Increased demand not only from traditional families but also from a new generation of “tech nomads” equally attached to technology and ambient tranquility.
Good to Know:
Expatriates in Hungary, particularly in Budapest and provincial areas, are increasingly opting for secure residences, a trend driven by the search for tranquility and protection. Neighborhoods like Buda and Zugló in Budapest are highly sought after for their secure environment provided by advanced surveillance systems and the presence of security personnel. Outside the capital, cities such as Debrecen and Pécs also attract these expatriates with modern community infrastructure, including clubs and fitness centers, which strengthen the sense of community and security. These services particularly appeal to expatriates working in technology and finance sectors, who also appreciate the amenities and peaceful living environment. Compared to previous years, there is a shift in preference towards neighborhoods offering increased perceived security, with marked interest in new services like mobile security applications.
Premium Residential Services: An Appeal for Expatriates
Premium secure residences in Hungary particularly attract expatriates through a combination of high-end services and modern infrastructure meeting specific needs. Enhanced security occupies a central place: 24/7 surveillance, digitalized access control, trained security personnel, and discreet video surveillance systems have become standard, offering valuable peace of mind for residents often far from their home countries.
Personalized concierge services constitute another pillar of the premium offering. These include:
- Coordination of daily tasks and special requests (booking private chefs, organizing custom trips, at-home wellness services)
- Proactive management of maintenance, cleaning, and repairs
- Organization of private or professional events on-site
- 24/7 availability and assistance, ensuring immediate responsiveness
Example of typical concierge offering:
| Service | Description |
|---|---|
| VIP Reservations | Michelin-starred restaurants, private clubs, exclusive events |
| At-Home Wellness | Spa, massages, sports coach, aesthetic treatments |
| Travel Logistics | Private jets, transfers, luxury hotels |
| Administrative Management | Formalities, translation, legal assistance |
Sports and wellness facilities are omnipresent: equipped gyms, pools, yoga spaces, spas, multi-sport courts. These amenities promote a healthy lifestyle and meet the expectation of balance between work and relaxation.
Integrated coworking spaces in modern residences facilitate remote work and networking among expatriates. These include:
- Included high-speed Wi-Fi
- Modular meeting rooms
- Regular workshops (professional development, networking)
- Online communities for exchanges and experience sharing
Summary table of key infrastructure:
| Infrastructure | Main Function |
|---|---|
| Integrated Coworking | Work, networking, workshops |
| Common Kitchen | Informal meetings, culinary sharing |
| Relaxation Areas | Leisure, relaxation, socialization |
| Multipurpose Rooms | Yoga, meetings, private events |
Social events play a major role in expatriate integration, creating a true community spirit. Among the activities offered:
- Themed dinners, after-work events, and urban cultural outings
- Mastermind sessions and professional workshops
- Leisure clubs (reading, sports, gastronomy)
Concrete Testimonial:
“I chose a premium residence in Budapest for the security and friendliness. The concierge service helped me organize my daughter’s birthday and find an English-speaking sports coach. Thanks to the coworking spaces and events, I quickly expanded my professional and social network.”
— Anna, French expatriate in Budapest
These services respond to strong cultural preferences of expatriates: need for security, access to modern infrastructure, administrative support (language assistance, handling formalities), and cosmopolitan environment. They also facilitate family adaptation (tutoring, childcare, activities for all ages).
The rise of these premium services aligns with a fundamental trend: the growing prominence of secure and connected residences designed for demanding international clients. They offer a reassuring, stimulating, and open living environment that explains their increasing popularity among expatriates seeking a balance between comfort, security, and local integration.
Good to Know:
The premium residential services of secure residences in Hungary are increasingly attracting expatriates thanks to their unique combination of enhanced security and modern infrastructure. These complexes offer services such as 24/7 concierge, high-quality sports facilities, and state-of-the-art coworking spaces, thus promoting a perfect balance between professional and personal life. Moreover, regular social events cultivate a strong sense of community among residents, an aspect appreciated by expatriates like Sarah, an international consultant, who emphasizes the importance of these interactions in her local integration. The amenities take into account the cultural preferences and specific needs of expatriates, ensuring enhanced comfort and friendliness. This integrated and personalized approach explains why more and more expatriates choose these secure residences that are much more than just a place to live, but a true support network and social connection.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
