Panoramic Plot Share and Family House for Sale Next to Rupp Hill

Budapest XI District, Pösingermajor, Ördögorom Lejtő 38. (parcel no. 1410/2)

A 2074 m² panoramic plot share in undivided joint ownership is offered for sale in one of the most unique hillside areas of Budapest’s XI District, directly bordering the protected natural area of Rupp Hill Nature Reserve. The property forms part of a larger 3,887 m² land plot.

This is a rare opportunity in a green, peaceful, and highly sought-after residential area of Buda Hills, combining nature, panoramic views, and city accessibility.

LOCATION AND ACCESS

The property can be accessed from two sides: from Ördögorom Lejtő and via a cul-de-sac road used by the forestry service. This provides both convenient access and a quiet, nature-oriented environment.

On the plot there is a family house with a total area of 86 m² (including attic conversion), a 35 m² utility building, and a 30 m² covered carport.

The property is only available for cash purchase; mortgage financing is not possible.

KEY FEATURES
2,074 m² usable plot share
Part of a 3,887 m² undivided joint ownership property
84.5 m² total floor area family house (attic converted)
35 m² utility building
30 m² covered carport
South-facing orientation
Panoramic hillside location
Utilities connected: water, electricity, gas, internet
Sewer connection available in the street
Borders the Rupp Hill Nature Reserve
Renovation and extension potential
Three separate access points
Cash purchase only
SURROUNDINGS

The Rupp Hill Nature Reserve is one of the hidden natural gems of Budapest’s XI District. The property is located between Frank Hill and Rupp Hill, in an area mainly characterized by newly built detached houses.

Due to its proximity to protected natural areas, the neighborhood is quiet, green, and peaceful, while city infrastructure remains easily accessible within a short drive.

LAND AND OWNERSHIP

The property is in undivided joint ownership with historically established usage rights.

Total land size: 3,887 m²
Offered plot share: 2,074 m²
Boundaries have been established for decades and are fenced
The co-owner uses a separate residential building with independent utility meters

According to the current zoning plan (2018), the plot cannot be subdivided into separate land registry parcels at present. However, future regulatory changes may create new development opportunities.

UTILITIES AND HEATING

Water

Connected

Electricity

Connected

Gas

Connected
Heating provided by a custom-made, officially approved gas boiler
Open radiator heating system

Sewer

Not connected to public sewer system
Sewer line is available in the street and can be technically connected

Wastewater

Currently handled via a septic tank system

Internet

Telekom and One services available
Telekom connection is already installed in the house
THE HOUSE

The south-facing family house with attic conversion was originally built in 1938 and has been renovated and extended several times. Its current form dates back to 1996, when the attic was converted, a new roof was built, and a reinforced concrete ring beam was added around the structure.

The property is in average condition and partially renovated. Upgrading of water and electrical systems is recommended.

ROOMS
Ground floor – 50 m²
Entrance hall: 8.9 m²
Kitchen: 7.7 m²
Room: 12.6 m²
Room: 14.6 m²
Bathroom with toilet and bathtub: 6.0 m²

There is also direct access from the ground floor to the utility building.

Attic – 36 m²
Hallway: 2.7 m²
Storage / future WC: 2.7 m²
Panoramic room: 16.0 m²
Panoramic room: 10.0 m²
Covered loggia: 3.8 m²

The attic features pine wood paneling. The smaller room opens onto a south-facing loggia with beautiful views of the surrounding hills.

ADDITIONAL FEATURES
Brick masonry construction
Asbestos cement roof (commonly “slate roof”)
No external insulation
One interior insulated wall (ground floor living room, west-facing wall)
8 new plastic windows installed on the ground floor in 2019
1 plastic window in the attic
New entrance door
Ground floor: parquet and stone flooring
Attic: parquet flooring

Energy certificate: HET-1041-7430
Energy class: I

The building may be renovated and modernized under current regulations, and extension is also theoretically possible in proportion to ownership share.

UTILITY BUILDING & PARKING

A 35 m² utility building is attached to the northern side of the house. It currently houses the gas boiler, gas meter, and storage areas.

From this building opens a 30 m² covered carport, enclosed on two sides and roofed.

Due to the terrain, the construction of an underground garage is also possible.

As there are currently two residential buildings on the overall property, regulations primarily allow renovation and extension of existing structures.

GARDEN

The 2,074 m² L-shaped plot has three access points.

Plot Section I – parallel to Rupp Hill ridge

One part of the land is relatively flat and contains the residential building and utility structure.

The garden currently includes:

grapevine
fig trees
roses
lilies
tulips
various ornamental plants

It is also suitable for vegetable gardening and recreational landscaping.

The other part is sloped, quiet, and surrounded by mature trees, providing a highly private atmosphere. Due to the protected status of Rupp Hill, the natural environment will remain preserved in the long term.

Plot Section II – access from Ördögorom Lejtő

This separately fenced upper section is the highest part of the property.

It offers outstanding panoramic views of:

the Buda Hills
surrounding green areas
Budaörs direction

A small cellar is also located on this part of the land.

ACCESSIBILITY
Bus 8E (Irhás-árok stop): approx. 1 km
Local shop: 800 m
CBA supermarket: 1.5 km
Aldi, Spar, Eleven Center: approx. 2.8 km
Lidl: approx. 3.5 km
Kelenföld railway station: 4.3 km
Budaörs shopping centers (IKEA, Tesco, Auchan): 5–6 km
SUMMARY

This property is an excellent choice for those seeking a nature-oriented home, holiday residence, or long-term investment in one of the most beautiful green residential areas of Budapest. The panoramic views, large land share, proximity to protected nature, and development potential together offer a rare opportunity in the Buda Hills.