Villa Bourgeoise Classique à Kissvábhegy Avec Vue Sur Le Quartier Du Château Et Jardin Arboré De 1 368 M²

We are pleased to present one of Kissvábhegy’s most distinctive residential properties: a classic grand bourgeois villa built in 1926, offering a rare combination of architectural character, generous proportions, exceptional privacy and an increasingly irreplaceable panorama over Buda.

The villa is set within a 1,368 m² mature corner garden, where established trees provide remarkable seclusion from the street. Despite this privacy, the interiors remain bright, spacious and closely connected to the surrounding greenery.

The area is one of the most prestigious parts of Budapest’s XII District, characterised by historic villas, diplomatic residences and an abundance of mature vegetation.

Exceptional views over the Castle District
From the upper level and the roof terrace, the property enjoys uninterrupted views across the full width of the Buda Castle District, including:
- Matthias Church
- Fisherman’s Bastion
- Mary Magdalene Tower
- the National Archives of Hungary
- the Military History Institute and Museum
Beyond the Castle District, the cityscape of Pest and the distant hills form the wider backdrop.

At sunset, the historic façades take on a particularly striking light, with the distinctive Zsolnay-tiled roof of the National Archives becoming one of the defining elements of the panorama. This view is not merely an attractive feature. It is one of the property’s defining and enduring assets.

Grand proportions and exceptional structural flexibility:

The villa underwent a comprehensive structural and technical refurbishment in 1995–1996.

During the renovation:
- the original floor structures were replaced with 40 cm reinforced-concrete slabs
- the foundations were reinforced and injected around and beneath the building
- a new roof structure and roof insulation were installed
- the roof covering was renewed again in 2018
the mechanical and electrical systems were comprehensively renovated
- One of the villa’s most important architectural advantages is its reinforced-concrete column and pillar structure.

This provides substantial flexibility for future interior redesign and allows the next owner to reinterpret the spaces with considerably greater freedom than would normally be possible in a traditional historic villa.

Currently used as one unified family residence
Although the property is legally divided into three separate condominium units and can physically function as two independently accessed residential units, the villa is currently occupied and used by one family as a single, unified private residence.
This distinction is important. The legal structure provides valuable flexibility for future use, while the property today retains the atmosphere, flow and scale of one substantial family villa.

Upper two-level residence: Total internal area: 277.25 m² + 33.33 m² of terraces

Main level:
- 163.45 m²
Ceiling height: 3.3 m
Upper level:
- 113.80 m²
Gallery ceiling height: 4.8 m
Terraces:
- roof terrace: 22.18 m²
- covered terrace: 10.15 m²
The two levels are connected by a bespoke internal staircase. The combination of 4.8-metre ceiling height, gallery space, columned architecture and generous room proportions creates a level of spatial drama rarely found in contemporary residential construction.

Independent lower residence:
The lower level contains a 121.81 m² self-contained residential unit with its own private entrance.
- living area: 68.21 m²
- winter garden: 24.53 m²
- veranda: 18.42 m²
- ceiling height: 2.65 m, increasing to 3.2 m in the winter garden
This unit was renovated approximately ten years ago and benefits from excellent natural light as well as approximately 500–600 m² of exclusive garden use. It is currently arranged as a cooking school, but could equally serve as a private guest apartment, accommodation for family members or staff, a private office, or an independently rentable residence.
The stated net usable areas are precise figures based on the final and legally binding retention and occupancy permit, not estimates.
76.65 m² of enclosed garage space
The property includes a total of 76.65 m² of enclosed garage space.
The large plot also offers scope for additional surface parking, while potential enlargement of the underground garages may also be explored.
Three private enclosed parking spaces are a particularly rare feature in this part of the XII District.

Clear legal status:
- final retention and occupancy permit dated 13 August 2025
- free of encumbrances
- single ownership
- condominium structure
- units may be sold or utilised independently
- no national monument or local heritage protection
physically capable of functioning as two fully independent residences with separate entrances
The legal structure therefore provides considerable flexibility while the property itself continues to operate as one cohesive family villa.

Mechanical systems and energy performance:
- energy rating: C
- energy certificate dated 19 July 2021
- Viessmann gas boiler
- annual inspection confirming 92–94% efficiency
four split air-conditioning units providing both heating and cooling
- two serving the upper residence and two the lower unit
- mechanical systems maintained on a regular annual basis
- Original details dating from 1926

A number of original furnishings and light fittings from 1926 remain in the villa and are still suitable for everyday use. These pieces are not merely decorative objects. They form part of the history and identity of the house and give the property a degree of authenticity that cannot simply be recreated in a newly built residence.

Condition and potential:
The upper two levels would benefit from aesthetic refurbishment, particularly in relation to finishes, surfaces and interior styling.
The essential structural and technical work, however, has already been completed. The reinforced-concrete slabs, strengthened foundations, roof structure, mechanical systems and legal documentation are all in place.
This makes the villa particularly attractive to a buyer who does not wish to inherit a finished interior, but instead wants to create a highly personal Buda residence on a strong structural and technical foundation.

Who is this property best suited to?

This villa is particularly well suited to buyers seeking more than simply a large home. It is for those looking for privacy, long-term value, architectural identity and flexibility of use.
It may be ideal as:
- a substantial family or multigenerational residence
- a home with separate accommodation for adult children, parents or staff
- a diplomatic or international executive residence
- a representative private home for a business owner or senior executive
- a long-term family asset or private wealth holding
a prestigious corporate headquarters
- an embassy or consular residence
or a classic Buda villa to be reinterpreted through contemporary interior architecture

Location
Approximate driving times:
- Fény Street Market: 5–6 minutes
- Budagyöngye Shopping Centre: 5–6 minutes
- central Budapest: approximately 15–20 minutes
All of this is combined with an environment where the presence and noise of the city largely disappear. The value of a villa of this kind is not defined by square metres alone.
Its true rarity lies in the combination of the 1,368 m² mature private garden, the views over the Castle District, the flexibility of three separate legal units, two independently accessible residential areas, 76.65 m² of enclosed garage space, original historic details and an unusually adaptable structural system. A classic Buda villa that is still lived in today as one complete family home, while offering a legal and functional structure capable of supporting several different future uses.

Viewings are available by prior appointment for serious prospective purchasers only.