Budapest XII. kerület, Határőr út 45. For sale family house

Classic grand bourgeois villa in Kissvábhegy with a view of the Castle, on a 1,368 m² corner plot with mature trees – directly from the owner.
On one of the most prestigious corner plots in Kissvábhegy, where three streets meet, stands this classic grand bourgeois villa, built in 1926. The century-old trees almost completely screen the building from the street: a true, green private retreat in the heart of the city, yet quiet.
The neighbourhood and the villa were featured in a dedicated article by a real estate magazine in May 2026: "One of the most secluded villa districts on the Buda side remains a world of its own to this day."
Legally, the villa consists of three separate units, while physically it is divided into two self-contained apartments, each with its own entrance. The house can be purchased as a whole, or the apartments separately.
The panorama
From the upper level and the roof terrace there is an unobstructed view across the full width of the Buda Castle District. Among others, the owner can enjoy a complete view of the following historic landmarks:
- Matthias Church
- Fisherman's Bastion
- Mary Magdalene Tower
- Hungarian National Archives
- Institute and Museum of Military History
Behind them lie the Pest skyline and the distant hills. At sunset the entire row of facades in the Castle District lights up; particularly striking is the distinctive golden Zsolnay tile roof of the National Archives, which then seems almost to glow. This view is a permanent feature of the plot: it can no longer be obstructed or built over.
The location
A 1,368 m² corner plot with mature trees, bordered by Goldmark Károly utca, Csaba utca and Határőr út: wide streets on two sides, a pedestrian stairway on one. The area is one of the most distinguished parts of the Hegyvidék district: old villas, embassies, abundant greenery and a soothing calm. Opposite the house, across Határőr út, stands a villa designed by Alfréd Hajós.
By car: Fény utca market 5–6 minutes · Budagyöngye shopping centre 5–6 minutes · city centre 15–20 minutes.
The structure – the villa's most important advantage
In 1995–96 the villa underwent a complete general renovation, including the following work:
- the two old floor slabs between the levels – partly timber, partly brick – were replaced with 40 cm reinforced concrete slabs,
- the foundations were reinforced by injection grouting around and beneath them,
- a new roof structure and roof insulation were installed (the roof covering was replaced again in 2018),
- the mechanical and electrical systems were fully renovated.
The load-bearing structure consists of reinforced concrete pillars and columns instead of load-bearing walls, so the interiors can be freely rearranged – without structural reinforcement, structural risk or permit procedures.
Layout by level
Upper, two-storey apartment: 277.25 m² in total + 33.33 m² terrace
- Ground floor (163.45 m²), ceiling height 3.3 m.
- Upper floor (113.80 m²), ceiling height in the gallery space 4.8 m.
- Terraces: roof terrace 22.18 m² + covered terrace 10.15 m².
The two levels are connected by a custom-designed internal staircase, outstanding both technically and aesthetically. The 4.8 m ceiling height and the column structure together create a sense of space otherwise found only in high-end villa architecture.
Lower, self-contained apartment: 121.81 m², ceiling height 2.65 m (3.2 m in the winter garden)
- Living area (68.21 m²), winter garden 24.53 m², veranda 18.42 m².
A bright apartment full of natural light, renovated ten years ago, with its own entrance and 500–600 m² of exclusive garden use. Currently fitted out as a cooking school. Ideal as a two-generation solution, for separate letting or as a guest apartment.
The net usable floor area is an exact figure based on the legally binding retention and occupancy permit – not an estimate! The room list and floor plans can be found among the photos.
Purchase options
Owing to the legal and physical division, the following options are available:
- The entire property as a whole (510 m², 1,368 m² corner plot, three garage spaces): HUF 899,000,000
- The upper, two-storey apartment separately (277 m² + 33 m² terrace, own entrance, winter garden and exclusive garden use): HUF 650,000,000. The larger double garage and the storage room belong to this unit (approx. 50 m² combined): HUF 50,000,000, sold together with the apartment.
- The lower apartment separately (122 m², own entrance, winter garden and exclusive garden use): price on request. The smaller single garage and the storage room belong to this unit (approx. 25 m² combined): HUF 25,000,000, sold together with the apartment.
For any partial purchase, we will separate the heating and water systems at no additional cost to the purchase price. Garden use applies to the areas assigned to each apartment within the 1,368 m² corner plot.
Parking
A total of 76.65 m² of enclosed garage space within the plot: one double and one single underground garage. The large plot allows for additional parking spaces, and the underground garages can be extended. In the Hegyvidék district, three private, enclosed garage spaces belonging to one property (even more with conversion) are very rare.
Legal background
- Legally binding retention and occupancy permit: 13 August 2025 (BFKH resolution)
- Unencumbered, legally settled; single owner
- Condominium structure with three separate units – the levels can be sold, used or divided separately
- No national or local heritage protection – alterations can be freely planned
- The building is physically divided into two completely separate units with their own entrances
Building services and energy
- Energy rating: C (EE under the former system) – certificate dated 19 July 2021
- Viessmann gas boiler, condition confirmed by annual inspection (CO 0 ppm, efficiency 92–94%)
- Four split air-conditioning units (heating and cooling): two in the upper, two in the lower apartment
- All technical systems undergo regular annual maintenance
What cannot be recreated
The villa has retained pieces of its original 1926 furnishings – furniture and chandeliers, suitable for everyday use. They have lived through the past century together with the house: they can no longer be acquired for a new build.
Potential uses
The three units, the two self-contained apartments, the representative rooms and the diplomatic surroundings of Kissvábhegy together open up a range of options: a home for a large family or two generations, full or partial letting, a representative residence, a company headquarters, or use as an embassy or consulate.
Condition
The two upper levels require cosmetic renovation: the finishes, surfaces and fittings call for refreshing. The structure, roof, floor slabs and foundations, however, meet present-day standards. If you wish to shape the property to your own taste, you take on no structural risk – which would add months to a renovation and considerably increase its cost – but acquire a flawless structure that you can then freely shape.