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Offices for rent in District 12, Budapest

District 12, Hegyvidék, is mostly green hills and homes, but its lower edge along Alkotás utca holds a compact cluster of class A offices between Déli station and MOM Park. It suits mid-sized teams that want central Buda, metro M2 and a shopping centre on the doorstep.

Related locations:

BRF · Q2 2026 Budapest: vacancy 12.2% · North Buda submarket: vacancy 8.9% Market figures below

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About 10–12 m² a person, shared spaces included.

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7 office buildings

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Hegyvidék for office tenants

District 12 (XII. kerület), known as Hegyvidék (the hill district), climbs from the Déli station area up to Svábhegy and János-hegy, the highest point in Budapest. It is one of the city's most popular residential districts, with villas, schools and woods, and has very little office space in the hills.

The office market sits on its eastern edge, on and around Alkotás utca and Nagyenyed utca, close to the Déli railway station and the MOM Park shopping centre. The buildings are almost all class A, mostly 3 500–23 000 m², with a few large modern complexes among them.

Where the offices are

  • Alkotás utca: Alkotás Point, the MOM Park offices, Mosaic and Alkotás Center, along the railway line.
  • Nagyenyed utca: Krisztina Palace, a large, certified building next to Déli station.
  • Maros utca: Maros Passage Offices, a smaller building in the residential streets.

Transport

Metro M2 ends at Déli pályaudvar, four stops from Deák Ferenc tér. Trams 17 and 61 run along Alkotás utca to Déli and Széll Kálmán tér, tram 59 climbs from Déli towards the hills, and several bus lines link it with the rest of Buda. Déli is a railway terminus with trains towards Lake Balaton and Székesfehérvár. By car, Alkotás utca leads to Budaörsi út and the M1 and M7 motorways, and the larger buildings have garages.

Rents

Asking rents differ from building to building; each building’s asking rent is shown in the list. The smallest conventional units here are larger than elsewhere, from about 40 m², and most available space is 500–5 000 m², so District 12 is a better fit for an established team than for a start-up.

The area is part of the central Buda market, which had the lowest vacancy in Budapest in the second quarter of 2026 (6.4%, according to the Budapest Research Forum). Expect less room for negotiation than in Pest, and ask about the parking ratio and the cost of garage spaces early.

Nearby choices: District 1 across the railway, District 2 around Széll Kálmán tér, District 11 for larger campuses, or the whole Buda side.

Frequently asked questions

Where are the offices in District 12?

Almost all are on its lower edge, along Alkotás utca and Nagyenyed utca, between Déli station and MOM Park.

How much does an office in District 12 cost?

Asking rents differ from building to building and come plus service charge and VAT; each building’s asking rent is shown in the list.

Is District 12 good for a small team?

The smallest conventional units start at about 40 m² and most buildings let larger areas. A small team may find more choice in Districts 1 or 2 or in a serviced office.

How do employees get there?

Metro M2 to Déli pályaudvar, trams 17, 59 and 61 and bus lines; drivers reach the M1 and M7 motorways via Budaörsi út.