Buyer representation: on your side, from the first viewing to the keys.
The seller has an agent. You have us. We shortlist, view, check the paperwork and negotiate, so you buy at a fair price with a clean history.
Before you pay a deposit, we check:
- title deed and encumbrances
- building documents, service charge
- energy rating and condition
What we do, and what you do
Most of the work happens in the background. Your job is to make the decisions; we prepare everything else.
We ask: who is moving, for how long, what's non-negotiable. We calculate the full cost, including duty and fees.
Tell us how you want to live, and what monthly outgoing you're comfortable with.
We go through listings and sellers we know, call the advertisers and filter out the weak options.
Give feedback on the shortlist: what you like and what you don't. We learn from it.
We book the viewings, see the property first and tell you what the listing doesn't show.
Come to the viewings that are genuinely promising. From abroad, by video.
We obtain and review the documents, and bring in a building surveyor if needed.
Read our short, plain summary and ask about anything unclear.
We argue with comparable prices and negotiate price and terms with the seller.
Approve your ceiling and the offer. We never go above it.
We coordinate lawyer, bank and seller, attend the handover and record the meter readings.
Sign, transfer the funds and collect the keys.
Your part: deciding. Ours: making sure every decision has the information it needs.
The full processEight stops, one point of contact.
How long it takes mostly depends on how clear your brief is and whether you need a mortgage. At every stop you know what's next.
Let's start with the firstFirst conversation
Free, by phone, video or in person. We get to know your situation and explain how we would work.
Search brief and full budget
We write down what we're looking for and what we're not. Next to the price we add the 4% Hungarian transfer duty, the lawyer's fee and moving costs.
You: approve the brief.
Mortgage pre-assessment
If you're borrowing, our mortgage partner checks early on what's realistic. In Hungary, expect to put down at least 20% as a rule.
You: send proof of income to the partner.
Shortlist and viewings
Each week we send filtered options. At viewings we ask the awkward questions: heating, noise, parking, planned works.
Checks before the deposit
Title deed, building documents, service charge, energy rating and condition. You get a short, clear summary of the findings.
Offer and negotiation
We prepare the offer with comparable prices and do the negotiating, on price but also on handover date, furniture left behind and payment schedule.
You: set the ceiling.
Deposit and sale contract
Our legal adviser reviews the contract with the lawyer. We explain how the holding deposit and advance payment work, and when either is refundable.
Handover and after
We attend the handover and record the meters and condition. If you plan to let the property, we introduce the ARR group's management partners.
A good floor plan is worth little if the building needs a new roof. We want to know that before you make an offer.
What a purchase looks like in the diary
A Budapest flat purchase with a mortgage, at a typical pace. If your brief is clear and you're buying in cash, it can be quicker. In week one we draw up your own timeline.
Indicative timeline. In Dubai and on the Costa del Sol the local procedure (such as DLD registration, the Spanish NIE and the notarial deed) sets the pace; we give you a separate plan at the start.
What we check before you buy
A nice renovation can hide a lot. We go through these five areas on every property before you sign or pay anything.
Title deed
- Who owns it, and in what shares
- Mortgage, enforcement, usufruct
- Pre-emption rights, restrictions on sale
We watch for: pending entries not yet registered.
Building documents
- Deed of foundation and house rules
- Minutes of recent owners' meetings
- Approved and planned works
We watch for: ongoing lawsuits, large outlays.
Service charge
- Monthly amount and what it covers
- Balance of the renovation fund
- Certificate of no arrears
We watch for: expected increases, special levies.
Energy
- Energy performance certificate and rating
- Heating type, windows, insulation
- Utility costs from previous years' bills
We watch for: running costs affect your monthly budget, the rating affects resale.
Condition
- Electrics and building services
- Signs of damp, cracks, mould
- Stairwell, roof and cellar
If needed: we bring in an independent surveyor and tell you the fee in advance.
In Dubai we also check the project's DLD and RERA registration, the escrow account for off-plan units and the developer's track record. The DLD registration fee is 4% of the price as a rule.
In Spain we review the nota simple land registry extract, local tax debts and permits. You need an NIE number to buy; in Andalusia, resale properties carry 7% ITP transfer tax.
We are there when you get the keys.
We walk through the flat with you, note the meter readings and check that everything matches the contract. You can still reach us afterwards.
Six documents that go with you
We don't just tell you on the phone what we think. At every key step you get it in writing, to revisit later and share with family, your bank or your lawyer.
What we're looking for, what we're not, and the full cost: price, 4% duty, lawyer, moving, contingency.
Week 1Filtered options with a short note: why each made the list and what to watch.
WeeklyPhotos and observations after every viewing, even ones you couldn't attend.
Per viewingTitle, building, service charge, energy, condition, marked as clear or open question.
Before the depositComparable sales, a suggested opening offer and your ceiling.
Before the offerMeter readings, condition, keys and items handed over.
At handoverThree people, one shared file
Everyone sees the same notes on your case, so nobody has to explain anything twice.
Your contact and negotiator, from the start of the search to the offer.
Shortlisting, preliminary viewings, appointments. She sends the weekly options.
Document checks and contracts, in Hungary and with our lawyers abroad.
Worth reading before you buy
Costs, paperwork, districts and how deposits work, from our own experience.
All articles
What to check before you buy a property in 2026
Life stage, location, true cost, financing, condition, energy performance and legal title: seven things to get right before you buy a flat or house.
What does a Budapest flat really cost? The full bill, worked through
Transfer tax, lawyer, mortgage fees and a renovation reserve: what you actually need to buy a HUF 98 million flat in District VII in 2026.
How to sell your Budapest flat well: pricing, preparation, timing and tax
Pricing around the Otthon Start caps, documents, the energy certificate, negotiation and income tax, with a worked example: a guide for Budapest sellers.
Buyer representation in brief
How is this different from calling the agent on a listing?
The listing agent works for the seller, whose interest is the best possible price. With buyer representation we're on your side: we ask, check and negotiate for you.
Can I only choose from your listings?
No. We look at the whole market, any agency's or private seller's listings, and properties that aren't advertised yet.
How much does it cost?
We set the fee in writing after the free first conversation. You know in advance what it covers, how much it is and when it's due. How we charge.
Can you help if I've already found a property?
Yes. Then we start with the checks and the negotiation. If it isn't a good choice, we'll tell you.
Why pay separately if the seller already pays their agent?
Because that commission serves the seller: the listing agent's job is the best sale price. Our fee pays for someone on your side who checks, asks and negotiates. A well-prepared offer, or a problem on the title deed spotted in time, is often worth more than the fee.
What if we don't find the right property?
The agreement sets out how long we search, when we review the brief together, and what is due if you don't buy. If the market doesn't offer what you're after, we'll say so honestly and suggest a more realistic brief or waiting.
Can I buy in Budapest while living abroad?
Yes. We show you properties by video, send documents electronically, and agree with the lawyer which steps need you in person and which can be done by power of attorney.
Tell us what you're looking for. We'll run the search.
A few details are enough to begin. We'll call you back within one working day and arrange a free first conversation.