Buying Agricultural Land in Hungary: A Legal Guide

Published on October 4, 2025 and written by Cyril Jarnias

Buying Agricultural Land in Hungary: What You Need to Know

Purchasing agricultural land can be an excellent investment opportunity, but it requires a thorough understanding of local specifics. In Hungary, this process involves unique legal characteristics that deserve attention.

With an attractive and fertile rural landscape, the country is attracting more and more foreign investors. However, it’s crucial to know the specific regulations governing this process in Hungary, particularly regarding acquisition restrictions for non-residents.

Overview of Agricultural Land Acquisition Laws in Hungary

Main Regulations Governing Agricultural Land Acquisition in Hungary:

• Only Hungarian citizens and European Union nationals residing in Hungary, with at least three years of agricultural experience or an agricultural university degree, can acquire agricultural land.
• Non-EU foreigners and legal entities cannot purchase agricultural land, but they can lease up to 1200 hectares for a maximum period of 20 years.
• For authorized foreigners (mainly EU citizens), the acquisition limit is generally set at 1 hectare, with the obligation to obtain special permission.

Legal Restrictions and Requirements:

• The total area owned by an individual cannot exceed 300 hectares for those eligible to purchase.
• The buyer must prove their status as a farmer through a diploma or minimum three years of agricultural activity in Hungarian territory.
• Acquisitions are subject to approval by the local land committee and relevant administrative authorities.
• Priority is given to local farmers and young farmers during competing applications.

Necessary Steps to Obtain Authorization:

1. Submission of documentation proving farmer status (diploma or experience).
2. Filing the application with the local land committee.
3. Verification by competent Hungarian authorities.
4. Possible obtaining of special authorization if EU foreign buyer.
5. Notarized signature after administrative validation.

List of involved government agencies:

• Local Land Committee
• County Administrative Authorities (County Administrative Office)
• Ministry of Rural Development

Category	Acquisition Possible	Main Restrictions
Hungarian Citizen	Yes	Max 300 ha
EU Citizen Resident	Yes	Experience/degree required
Non-EU Foreigner	No (purchase)	Lease max 1200 ha/20 years

Recent Reforms / Legislative Changes:

• Law No. CXXII effective May 1, 2014: partial opening to European citizens while maintaining strict restrictions on professional qualifications and purchasable area.
• Government cancellation of priority options in certain previous contracts, leading to several European procedures against Hungary since 2014 concerning these restrictions deemed excessive under community law.

Property Rights and Influential Environmental Regulations:

The Hungarian Constitution explicitly protects land as national heritage against speculation, favoring small producers rather than large financial groups or foreign investors.

Important points regarding environmental rights:

• Transactions must comply with national regulations concerning forest and water preservation.
• Any acquisition potentially impacting these resources undergoes enhanced controls.

Access to the agricultural land market therefore remains heavily regulated in Hungary, prioritizing national heritage protection, strict professional control, and compliance with environmental standards.

Understanding Rural Zoning in Hungary

Rural areas in Hungary cover approximately 87% of the national territory and 95% of municipalities. They are characterized by low population density, strong dependence on agriculture, and a non-urbanized settlement structure with villages, small towns, and isolated farms.

Main Types of Rural Areas and Their Classification:

Zone Type	Description	Primary Use
Protection Zones	Protected natural spaces, national parks, ecological reserves, heritage sites	Conservation, limited tourism
Agricultural Zones	Areas primarily dedicated to agriculture, crops, livestock	Agricultural operation
Mixed Zones	Areas combining agricultural, residential, and sometimes artisanal or tourist activities	Multipurpose use
Rural Habitat Zones	Villages, small towns, hamlets	Residential, local services

Regulations Governing Each Zone Type:

• Protection zones are subject to strict restrictions regarding construction, agricultural or forestry exploitation, and require specific permits for any activity likely to impact the environment.
• Agricultural zones impose rules on crop types, pesticide use, minimum plot sizes for operation, and preservation of arable land.
• Mixed zones are regulated by local urban plans, which specify permitted uses and limits for non-agricultural construction expansion.

Competent Authorities and Their Roles:

• Local communities (település, község, város): issue building permits, manage local services, and develop local urban plans.
• Counties (vármegye): ensure coordination of regional spatial planning and compliance with national policies.
• National authorities (e.g., Ministry of Agriculture, Ministry of Environment): set broad zoning guidelines, agricultural policy, and manage nationally significant protected areas.

Restrictions and Permits for Land Purchase and Use:

• To purchase agricultural land, approval from local authorities and sometimes authorization from the competent ministry is generally required, especially for plots exceeding certain size thresholds.
• Specific restrictions apply to foreigners: they often must justify residence in Hungary and/or actual agricultural activity to acquire agricultural land.
• Land use must comply with local zoning plans (e.g., impossibility of building a residence on strictly agricultural land).

Legal Implications for Foreigners and Residents:

• Hungarian residents: can freely purchase agricultural land subject to compliance with local rules and maximum permitted size.
• Foreigners: subject to a restrictive regime; direct acquisition of agricultural land by non-residents or foreign companies is generally prohibited or heavily regulated, except for exceptions (resident status, bilateral agreement, etc.).

Concrete Examples and Case Studies:

• Case 1: A Hungarian investor wants to convert agricultural land into a residential subdivision. They must request a zoning change from the municipality and obtain approval from regional authorities.
• Case 2: A foreign national settled in Hungary wants to acquire a farm. They must prove their residence, obtain a purchase permit from agricultural authorities, and commit to maintaining agricultural activity on the land.
• Case 3: A company wants to operate land in a protected zone for agritourism. They must comply with strict environmental standards and obtain special authorization from the competent ministry.

Important Note
Any purchase or change of use operation for rural land in Hungary must be preceded by careful verification of zoning and local regulations, under penalty of transaction nullity or administrative sanctions.

Building Permit Considerations in the Hungarian Countryside

Obtaining a Building Permit in Rural Areas in Hungary: Requirements, Process, and Specifics

Legislation and General Framework

• Construction rules in Hungary are primarily governed by the law on the formation and protection of the built environment (1997), supplemented by local regulations that incorporate environmental and landscape considerations.
• Law LIII/1995 also imposes strict standards regarding environmental preservation during land development or change of use.

Differences Between Agricultural and Residential Land

Criterion	Agricultural Land	Residential Land
Permitted Use	Agricultural activities, related buildings	Dwellings, residential annexes
Conversion	Requires specific procedure	Not required if already classified residential
Restrictions	Very limited construction	Subject to local urban plan
Legal Priority	Preservation of cultivable land	Controlled urban development

To build a residence on agricultural land, a declassification (“change of use”) process is often required, subject to additional authorization.

General Process for Obtaining a Permit

1. Verification of local zoning (urban plan)
   • Confirm project compatibility with land status.
2. Preparation of technical file:
   • Detailed project plan
   • Proof of ownership or lease
   • Environmental study if required
3. Submission to competent municipal authorities:
   • The rural town hall processes applications according to local rules derived from national laws.
4. Administrative review:
   • Formal control (documents)
   • Urban/environmental assessment
5. Possible publication for public consultation

Generally Required Documents

• Land title or notarized deed attesting ownership/building right
• Architectural plans certified by a licensed Hungarian professional
• Technical report on environmental impact (if applicable)
• Certificate of compliance with local urban plan

Average Timeframes for Permit Obtainment

Standard timeframe: approximately 30 to 60 business days after complete submission*

This timeframe may extend in case of:

• Need for in-depth environmental study,
• Change from agricultural to residential use,
• Administrative or public objections.

Local Specifics That May Influence Authorization:

Frequent restrictions in rural areas:

• Strict protection against uncontrolled urban sprawl to preserve arable land.
• Specific regulations on:
  • Maximum building height,
  • Exterior materials compatible with rural landscape,
  • Respect for protected panoramic views in certain sensitive sectors,
  • Prohibition/increased difficulty for converting purely agricultural land without valid reason related to local rural activity.

Specific environmental regulations:

• Possible obligation to conduct a preliminary study if near protected natural area or natural monument/historical heritage.

Note
For any non-European foreign buyer wishing to acquire and then develop rural real estate, prior administrative licensing is mandatory before any urbanistic procedure; this process generally takes an additional 15 to 30 business days.

Checklist – Key Points to Verify Before Submission

• Exact land classification according to local plan;
• Possible existence of easements/restrictions related to neighborhood;
• Specific landscape/environmental obligations;
• Anticipate additional delays if purchase by non-EU foreigner.