Berkocsis utca 41 -
Design apartments at
II Janos Pal Papa Square (Metro 4)
The property at Berkocsis utca 41 is a historic old building directly on II János Pál Pápa Tér, the “green lung” of the 8th district and just a few steps from the entrance to metro line 4. The square has undergone a massive upgrade in recent years thanks to municipal investment and is now a preferred place to live for international students and professionals.
Attractive for many target groups
We are building two separate apartments, each with approx. 60 sqm of usable space, on the floor plan of a 114 sqm apartment in an old building. This will create fully furnished 2-room apartments with park views, which are an ideal size for many target groups.
Whether medical students, young professionals, (guest) lecturers, filmmakers, management consultants, rented individually or as a shared flat for two: the options are varied and year-round occupancy is therefore easy to achieve.
Floor plan and layout
The two apartments each have 2 furnished rooms and a fully equipped kitchen. Due to the ceiling height of 370 cm, additional usable space is created through galleries, which can be used as a guest area, home office or storage space.
Completion is planned for June 2026. The purchase price is only due after completion.
Current references:
Student apartments (with Airbnb option)
József Körút 23
Two apartments on 66 sqm
This apartment on Josef Boulevard in a magnificent building was divided into two apartments by us. Tailor-made kitchens, high-quality furnishings, air conditioning.
Nepszinhaz 16
Three apartments on 106 sqm
We have divided this apartment into three apartments. Tailor-made kitchens, high-quality furnishings, air conditioning. The video is aimed at future tenants.
Sip utca 5
Two apartments with shared kitchen
Due to the small floor area of 54 square meters, we decided to plan a shared kitchen here, while each apartment otherwise remains independent (each with its own bathroom).
In the foreground the Freedom Bridge, behind it the Corvinus University and the famous market hall (9th district)
Location: Bérkocsis utca 41 (8th district)
The apartment is located on the third floor (with elevator) of an Art Nouveau building at the end of Bérkocsis utca, both apartments have a bay window with a view of the park. From here it is only a few steps to the entrance of Metro 4, but also Blaha Luijza Square with Metro 2, the suburban trains and numerous bus lines is only a few meters away.
This video describes the situation in the district, starting from the central traffic junction Blaha Luijza Square along Nepszinhaz to II Janos Pal Papa Square, and explains some interesting details about the development and prospects of the district.
Rental income forecast
Due to the proximity to the universities and the growing proportion of expats in the area, we assume rental prices based on the current prices of comparable apartments from wg-zimmer-budapest.de and other apartment portals.
Student model: The 2-person shared flat
Due to the proximity to universities with multi-year courses in German and English (Semmelweis, Andrassy, veterinary medicine) and the inadequate state halls of residence, demand is constantly high. Parents act as solvent guarantors.
| Unit | Room 1 (net) | Room 2 (net) | NK flat rate | Total income |
|---|---|---|---|---|
| Apartment 1 | 440 EUR | 560 EUR | + 180 EUR (2×90 EUR) | 1.180 EUR |
| Apartment 1 | 410 EUR | 580 EUR | + 180 EUR (2×90 EUR) | 1.170 EUR |
| Total | 850 EUR | 1,140 EUR | + EUR 360 | 2,350 EUR |
Young Professionals / ExPats
Letting the entire apartment to young, predominantly remote working professionals. This model achieves a higher monthly rate, but calculates with one month of vacancy per year because demand does not follow an (academic) calendar and gaps between bookings are likely.
| Unit | Monthly rent (warm) | Annual income (11 months) | Ø month (effective) |
|---|---|---|---|
| Complete apartment 1 | 1.350 EUR | 14.850 EUR | 1.237 EUR |
| Complete apartment 2 | 1.350 EUR | 14.850 EUR | 1.237 EUR |
| Total | EUR 2,700 | 29,700 EUR | EUR 2,474 |
The building with the turret is Népszinhaz 27
Purchase prices: Individually or as a package
The property can be purchased individually or in the form of a partnership, where the buyers are entered in the land register with their respective share of the area and the partnership is regulated in detail by a separate contract drawn up by a notary (purchase, sale, division of joint costs). You can find out more about the concept of co-investing here.
| Unit | Floor space | Gallery space | Usable area | Price (HUF) | Price (EUR) |
|---|---|---|---|---|---|
| Apartment 1 | 57 sqm | 5 sqm | 62 sqm | 85,000,000 HUF | approx. 212,500 EUR* |
| Apartment 2 | 56 sqm | 4 sqm | 60 sqm | 85,000,000 HUF | approx. 212,500 EUR* |
| Complete package (3% reduced) |
113 sqm | 9 sqm | 122 sqm | 165,000,000 HUF | approx. 412,000 EUR* |
* Exchange rate basis 400 HUF / €
Profitability calculation (net view)
In order to achieve a genuine passive income, full management (10 % on net rent) is included in the price.
The operating costs are calculated directly against the income.
| Cost per apartment | Amount (EUR) | Explanation |
|---|---|---|
| Rental income (gross) shared flat for 2 people | 1.180 € | Basis: Apartment 1 (Scenario 1) |
| Operating costs (housing benefit, electricity, internet) | – 85 € | Flat rate per unit |
| Management fee (10 % of the net rent) | – 100€ | Full-service management |
| Income tax (effective 13.5 %*) | – 159 € | 15 % tax on 90 % of income |
| Monthly net cash flow | 836 € | Net profit, taxed |
Net yield: approx. 4.72 %
(plus appreciation potential of 5-8 % p.a.).
A comparison of tenant acquisition strategies
- Booking platforms (e.g. Flatio, Spotahome): These are often free of charge for landlords, but do not offer viewings and allow bookings for as little as 30 days. The risk of idle time between bookings is high, and there is practically no qualification of interested parties (especially through personal meetings).
- Local Facebook estate agents: Although they carry out viewings, they often offer an inadequate pre-selection of prospective tenants, as they are only interested in brokering, not in providing support. This poses risks for the inventory and the social fabric (in the case of shared flats), especially in the case of tenants from outside the EU, who are more difficult to prosecute legally.
- Full-service agencies such as WG Zimmer, Story’s, Tower or Clark & White handle acquisition and management. They usually charge a full net rent as an annual commission, regardless of how many tenants need to be found each year. Agencies have a high interest in good quality tenants, as their earnings are 100% performance-related (and therefore also the management) and difficult tenants can also mean a lot of work for the agency. However, the tenant target groups addressed depend heavily on the nationality and orientation of the agency (e.g. French, Anglo-Saxon or Asian).
Our approach: WG ZIMMER BUDAPEST
- 100 % success fee: We spread the agency fee (1 net rent) over 12 months.
- Risk sharing: If a tenant moves out prematurely, our fee entitlement ends proportionately. We only earn as long as you generate rental income. Our goal is always full occupancy throughout the year.
- Tenant satisfaction: By communicating in German and responding quickly to problems, we lay the foundations for a good relationship, recommendations and contract extensions.
- Quality assurance: We carry out the pre-selection, personal interviews and viewings with a focus on long-term, problem-free tenancies.
Conclusion
Berkocsis utca 41 is a “turn-key” investment with high currency stability thanks to euro rents. The ready-to-occupy handover at the upgraded park enables an immediate start to letting, while specialized partners minimize the operational risk.
The capital gain is 100% tax-free after 5 years.
Managing Director Budapest Invest
Do you have any questions and would like to find out more, perhaps even visit us in person when you are in Budapest? Simply book an appointment for a video call here: