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

A classic grand bourgeois villa in Kissvábhegy, with a panoramic view of the Castle District, on a 1,368 m² corner lot with mature trees—directly from the owner.

This classic grand bourgeois villa, built in 1926, stands on Kissvábhegy’s most prestigious corner lot, at the intersection of three streets. The century-old trees almost completely shield the building from the street: a true, green private sanctuary in the heart of the city, yet peaceful.

The neighborhood and the villa were featured in a separate article by the 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.”

Note to real estate agents: We only accept calls if you are contacting us with a specific prospective buyer! In all other cases, please send a message.

The Panorama
From the upper level and the rooftop terrace, there is an unobstructed view across the entire width of the Buda Castle District. Among other things, the owner can enjoy a full view of the following historic landmarks:
●Matthias Church
●Fisherman’s Bastion
●Mary Magdalene Tower
●Hungarian National Archives
●Institute and Museum of Military History
Behind it lies the Pest skyline and the distant hills. At sunset, the entire row of facades in the Castle District is illuminated; particularly dazzling is the Hungarian National Archives’ distinctive golden Zsolnay tile roof, which almost glows at this time of day. This view is an inherent feature of the site; it can no longer be obscured or built over.

The Location
A 1,368 m² corner lot with mature trees, bordered by Goldmark Károly Street, Csaba Street, and Határőr Road: wide streets on two sides and a pedestrian staircase on one side. The neighborhood is one of the most historic parts of Hegyvidék: old villas, embassies, plenty of greenery, and a soothing quiet. Across from the house, on the other side of Határőr út, stands a villa designed by Alfréd Hajós.
Access by car: Fény Street Market 5–6 minutes · Budagyöngye Shopping Center 5–6 minutes · Downtown 15–20 minutes.

The Structure—The Villa’s Most Important Advantage
The villa underwent a complete renovation in 1995–96, during which the following work was carried out:
●the two old floor slabs—partly wood, partly brick—were replaced with 40-cm-thick reinforced concrete slabs between the floors,
●reinforced foundations with perimeter and under-foundation grouting, and
●a new roof structure and roof insulation were installed (the roofing material was replaced again in 2018), and
●a complete mechanical and electrical renovation was carried out.
The load-bearing structure consists of reinforced concrete piers and columns instead of load-bearing walls. This means that the interior spaces can be freely reconfigured—without structural reinforcement work, structural risk, or permit procedures.

Layout by Floor
Upper, two-story apartment: 277.25 m² total + 33.33 m² terrace
Ground floor (163.45 m²), ceiling height 3.3 m.
First floor (113.80 m²), ceiling height in the gallery space 4.8 m.
Terraces: rooftop terrace 22.18 m² + covered terrace 10.15 m².
The two levels are connected by a custom-designed interior staircase that is outstanding both technically and aesthetically. The 4.8-meter ceiling height, combined with the column-supported structural framework, creates a sense of space typically found only in villa architecture of exceptional style.
Lower, separate apartment: 121.81 m², ceiling height 2.65 m (3.2 m in the sunroom)
Living area (68.21 m²), sunroom 24.53 m², veranda 18.42 m².
A bright, naturally lit apartment renovated ten years ago, with a private entrance and 500–600 m² of exclusive garden use. Currently set up as a cooking school. Ideal as a multigenerational living arrangement, for independent rental, or as a guest apartment.
The net usable floor area is an exact figure based on a legally binding occupancy permit—not an estimate! The room list and floor plans can be viewed among the photos.

Parking
A total of 76.65 m² of enclosed garage space on the property: one two-car and one single-car underground garage. The large lot also allows for the creation of additional parking spaces, and the underground garages can be expanded. In the Hegyvidék district, it is very rare for a property to have three private, enclosed garage spaces (and even more with modifications).

Legal Background
●Retrospective building permit and occupancy permit: August 13, 2025 (BFKH decision)
●Unencumbered, legally sound title; single owner
●Condominium structure with three separate units—the floors can be sold, utilized, or divided individually
●Not subject to any historic preservation or local protection—renovation plans can be freely designed
●The building is physically divided into two completely separate residential units, each with its own entrance

Mechanical and Energy Systems
●Energy efficiency rating: C (EE under the old system)—certificate dated July 19, 2021
●Viessmann gas boiler, in good working order as verified by annual inspection (CO 0 ppm, efficiency 92–94%)
●Four split-system air conditioners (heating and cooling): two in the upper apartment, two in the lower apartment
●All mechanical units undergo regular annual maintenance

What Cannot Be Reconstructed
The villa still retains pieces of its original 1926 furnishings—furniture and chandeliers—in condition suitable for daily use. These are inherited along with the age of the house: they cannot be purchased for a house built today.

Utilization
The three sub-units, the two independent living units, the representative spaces, and the diplomatic setting of Kissvábhegy together open up several possibilities: a home for a large family or two generations, full or partial rental, a representative residence, a corporate headquarters, or even an embassy or consulate.

Condition
The top two floors require aesthetic renovation: the flooring, surfaces, and fixtures need to be updated. The structure, roof, floor slabs, foundation, and mechanical systems, however, are complete and have received final approval. If you were to customize the property to your own taste, you wouldn’t have to take on any structural or seismic risks—which would add several months to the renovation and significantly increase its cost—but rather, you’d be purchasing a structurally sound building, essentially a blank canvas.

Viewings are available by appointment only for serious buyers.