Villa Elegance with Exceptional Value-Add Potential at the Foot of Orbánhegy

Location and Uniqueness
Located in one of the most sought-after parts of the 12th District, on the lower section of Orbánhegyi út—in the immediate vicinity of Villa Bagatelle and Királyhágó tér—this 85 sqm, first-floor apartment with a balcony is now for sale. The property is situated in a 4-unit villa building with a large garden, built in 1940. Finding a villa with such a small number of apartments and a private garden in this micro-location is a rare treasure; this is not a conventional flat, but an authentic Buda lifestyle whose value goes far beyond standard square-meter prices.

Unique Potential: Turnkey Expansion Opportunity
The purchase price includes not only the current property but also an exceptional opportunity: by converting the attic space above the apartment, an imposing, two-story residence can be created. All administrative and technical preparations for this have been completed: the condominium’s consent, the structural engineering report, and professional architectural plans are all available. This "turnkey" legal and planning background saves the future owner at least 1–1.5 years of uncertainty and administrative burden, while the expansion elevates the property's value into a completely new category.

History and Flexibility of the Apartment
The property underwent a complete technical renovation in 2013 (replacement of wiring, windows, and installation of underfloor heating); at that time, it functioned as a spacious living room + 3-bedroom family home. As our family's needs changed and the children grew up, we converted the apartment into two completely independent living units in 2022 to provide them with their own private spheres.

Currently, the property features two separate bathrooms, two kitchens, and separate living-bedroom units, which is ideal for:

siblings, friends, or multi-generational living,

however, the original 3-bedroom family layout can be restored at any time with minimal effort.

Technical and Comfort Data:

Floor area: 85 sqm + balcony + an entrance terrace area that provides a direct garden-connection feel.

Heating: Modern, energy-efficient underfloor heating throughout the apartment (no obstructing radiators).

Orientation: NW and NE; the apartment is bright and sunny all afternoon, with windows overlooking the mature garden and renovated villas.

Storage: A private 3 sqm ground-floor storage unit belongs to the property.

The Building:
A cozy community with only 3 immediate neighbors. The building is surrounded by a large, well-maintained garden with hedges and mature trees. The house is quiet, the roof is in good condition, and the residential community is particularly friendly.

The property is unencumbered and can be viewed flexibly. We are happy to hand over the attic conversion plans to the new owner upon request. I look forward to your honorable inquiry regarding the details.

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