Milan Tóth / Borsod24.hu
Life in border towns operates a bit differently than in other parts of Hungary. From northern towns in Borsod-Abaúj-Zemplén County, Slovak cities are within quick reach, making it worthwhile for Hungarians to cross the border for shopping, as many items are significantly cheaper than in Hungary. Meanwhile, affluent Slovaks have realized that depopulating Hungarian villages could offer them a new place to settle. In this two-part article, we explore how life has changed in border towns over the past 20 years since Hungary’s EU accession.
Since 2004, Hungarians have experienced what it’s like to be part of Western Europe. The changes have also made life easier for people in Northern Hungary, who frequently crossed into Slovakia, and vice versa. Many Slovak citizens of Hungarian ethnicity from the Highlands moved to Hungary to start new lives.
In the early 2000s, Kazincbarcika’s beach resort attracted numerous Slovak cars in the summer heat, and even more visitors headed to Sárospatak, Miskolc, or Tiszaújváros. While there were occasional nationalist tensions between minorities in each country, the two nations have largely learned to coexist in the historical counties of Borsod, Abaúj-Torna, Gömör, and Zemplén.
Today, Hungarians shop in Slovak stores, while Slovaks are purchasing houses in Borsod-Abaúj-Zemplén County at low prices—not only for vacations but increasingly as permanent residences. This trend is growing, so we spoke directly with locals about it in these northern towns to better understand the property-buying phenomenon.
From Košice to Abaúj and Zemplén
The removal of borders has made it easier to move between countries, even to relocate permanently. This change greatly benefited those living near Košice, as nearby villages in Abaúj and Zemplén have sold houses for the equivalent of small change due to a real estate boom in Košice over the past decade. Many Hungarians from villages like Tornyosnémeti, Kéked, or Abaújvár moved away for work and higher salaries, often selling their homes to Slovak buyers.
Košice is only a 30-minute drive from these areas. The “empty” regions of Abaúj and Zemplén became a practical choice for Slovaks with cars, many of whom even earned extra income by selling property in Slovakia before buying in Hungary. Most don’t just purchase weekend houses; they live in Hungary full-time while commuting to work in Slovakia.
According to the Central Statistical Office, foreigners, mainly Slovaks, make up 36% of residents in Kéked and Tornyosnémeti. In Kéked, a local confectionery features Slovak signage, prices in euros, and a Slovak-speaking staff. In the small village of Pányok, Adam Racek, a native of the Highlands, serves as mayor, with Simona Bulici and Martin Lorenc on the council. Slovaks also buy homes beyond the Košice area; the Rakaca Reservoir remains a popular vacation spot, with Slovaks purchasing properties either for personal use or to operate as guesthouses. Even further west, Slovak buyers are present in places like Telkibánya.
Although Telkibánya has not attracted Slovaks as strongly as Tornyosnémeti or Kéked, over 15% of its residents are from across the border. Many use these properties solely as vacation homes. Some of these newcomers speak Slovak, while others are Hungarian-speaking but were born in Slovakia.
“Some come only on weekends, while others commute to work in Slovakia daily,” said Zoltán Szabó, the mayor of Telkibánya. “Telkibánya is geographically isolated, but people here generally get along well. Due to tourism, property prices are slightly higher than in neighboring villages. Those who move here tend to be well-off, including even university professors, which reassures the long-time residents.”
Property as Investment
Slovaks have sought Hungarian properties for some time, viewing Hungary as a good investment opportunity thanks to the euro’s value. Slovaks are buying not only in border towns but also in places like Miskolc.
Anikó Molnár, the chief property market expert at Legal-Home, offered additional insights into why Slovaks are drawn to real estate in Hungary: “Many Slovak buyers prefer panel and brick-constructed properties because furniture and renovation materials are cheaper in Slovakia, especially wood-based products.” Molnár also noted that Hungarian entrepreneurs sometimes purchase property in Slovakia, as they benefit from more favorable tax conditions.
Aside from these towns, Gönc has become an increasingly popular area for Slovak buyers, with Slovak-language property ads appearing frequently on fences there. Detached houses in Gönc are cheaper than in Telkibánya.
Overall, real estate prices in the area have risen, with homes now costing around 15 million HUF and often requiring an equal amount to renovate them to modern standards. Even so, it remains more affordable than buying property in Košice or its suburbs.
Beyond Abaúj and Zemplén: Similar Trends in Borsod County
Komjáti, which historically belongs to Abaúj-Torna, is the next stop in our exploration of this trend. Borsod County’s northern region around the Aggtelek karst is valued for its clean air and natural beauty, although it struggles with local challenges. Despite these difficulties, 15% of Komjáti’s residents are foreigners. If you drive around the area from Aggtelek to Hidvégardó, you’ll notice many properties listed with Slovak signage and phone numbers.
Komjáti is about a 45-minute drive from Košice, with roughly ten Slovak families living in the village permanently. Hidvégardó has an even larger Slovak population. While Slovaks aren’t often seen, local Hungarians say they are friendly and there are no issues. Some Slovaks even send their children to schools in Slovakia that offer Hungarian language instruction. Slovak property buyers are also becoming more common in Szinpetri and Jósvafő, where they integrate well into the community.
“The Slovaks here aren’t problematic at all, though a man who seemed to be an alcoholic once tried to buy from us,” said a Szinpetri resident. “We have a small house that we decided to keep rather than sell to someone who might disturb the neighborhood. There are Slovak families here who are hardworking and kind.”
Most Hungarians seem unbothered by the arrival of Slovaks, who, while residing in Hungary, continue to work in Slovakia to benefit from their euro-based income. Conversely, many Hungarians cross the border to stock up on groceries for several weeks at a time. We’ll delve into this aspect further in the next part of our series.
