Budapest XII. kerület, Goldmark Károly utca 23-25. For sale brick apartment

The upper, two-storey apartment of a classic grand bourgeois villa in Kissvábhegy,
with a view of the Castle District and a roof terrace — 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 neighbourhood and the villa were featured in a separate article by the real
estate magazine zenga in May 2026: "One of the most secluded villa districts on the
Buda side remains a world of its own to this day."

The villa comprises three separate title deeds, while physically it is divided into
two independent apartments, each with its own entrance. This listing offers the
upper, two-storey apartment, which is also available for purchase separately.

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 APARTMENT
277.25 m² in total, plus 33.33 m² of terrace, with its own entrance.
● 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-metre ceiling height,
combined with the column-supported structural framework, creates a sense of space
found only in villa architecture of exceptional style.
The Castle view opens from the roof terrace. The 22 m² terrace can be covered and
used as a four-season outdoor area.


THE PANORAMA
From the apartment and the roof terrace there is an unobstructed view across the
entire Buda Castle District. Among other things, the owner can enjoy the sight 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 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 neighbourhood 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.
The apartment comes with exclusive garden use within the 1,368 m² plot.
Access by car: Fény Street Market 5–6 minutes · Budagyöngye Shopping Centre 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 roof covering 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.


PARKING AND STORAGE
The apartment includes the larger, two-car underground garage and the storage room
(approx. 50 m² combined), for HUF 50,000,000. The garage and the storage room are
sold together with the apartment. The large plot also allows for the creation of
additional parking spaces. In the Hegyvidék district, two private, enclosed garage
spaces belonging to one apartment are very rare.


PURCHASE OPTIONS
● The upper, two-storey apartment separately (this listing): HUF 650,000,000
+ garage and storage: HUF 50,000,000
● The entire property as a whole (510 m², 1,368 m² corner lot, three garage spaces):
HUF 899,000,000
● The lower apartment separately (122 m²): price on request + garage and storage
(approx. 25 m²): HUF 25,000,000
In the case of a partial purchase, we will arrange the separation of the heating and
water systems; this cost is not charged in addition to the purchase price.


LEGAL BACKGROUND
● Legally binding retention and occupancy permit: 13 August 2025 (BFKH resolution)
● Unencumbered, legally settled title; a single owner
● Condominium structure with three separate title deeds
● Not subject to national or local heritage protection
● The apartment is a physically entirely separate residential unit with its own entrance


BUILDING SERVICES AND ENERGY
● Energy rating: C (EE under the former Hungarian system) — certificate dated
19 July 2021
● Two split air-conditioning units (heating and cooling)
● In the case of a partial purchase, the apartment will be given its own heating system


WHAT CAN NO LONGER BE BOUGHT ELSEWHERE
Pieces of the original 1926 furnishings remain in the villa — furniture and
chandeliers, in condition suitable for daily use. They have lived through the past
century together with the house: they can no longer be acquired for a newly built home.


CONDITION
The apartment requires cosmetic renovation: the finishes, surfaces and fittings call
for renewal. The structure, roof, floor slabs and foundations, however, meet the
expectations of the present day. If you were to shape the property to your own taste,
you would not have to take on any structural or engineering risk — which would add
several months to the renovation and significantly increase its cost — but rather you
would be acquiring a flawless structure that you can then shape freely.

Further photographs, floor plans and a detailed description in Hungarian, English and
German:
Viewings by prior appointment, for serious enquiries.