Flats for rent in XVI. Mátyásföld
Mátyásföld and Sashalom: houses, gardens, a slower pace.
District XVI is one of the most suburban parts of Budapest, made up of former villages with detached houses, gardens and small local centres. It suits people who want space and quiet and do not mind a longer commute by bus or HÉV.
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A renter's guide to XVI. Mátyásföld
District XVI is five former villages stitched together: Rákosszentmihály, Sashalom, Mátyásföld, Cinkota and Árpádföld. The result is a district of detached houses on plots of 500 to 1,000 m², low fences, fruit trees and quiet streets, with a small centre in each part rather than one district centre. It has the lowest share of flats of any Budapest district, and most of what is let is a house, half a house or a flat in a small block.
Mátyásföld is the best known part, laid out in the 1890s as a villa colony with wide streets, the Erzsébet-liget park and the old airfield behind it. Sashalom around the HÉV stop is denser, with the district's market and a few 1960s to 1980s blocks. Cinkota keeps a village layout with a church on a hill and the Naplás-tó lake beyond. Rákosszentmihály in the north-west is the busiest and closest to the city.
The main noise sources are the roads that carry commuters through: Veres Péter út and Csömöri út, the Kerepesi út and M3 motorway edge in the north, and the M0 ring road which runs along the eastern boundary past Cinkota. Away from those it is one of the quietest districts in the city, and the airport approach does not pass over it.
Typical rent in XVI. Mátyásföld
| from | to | |
|---|---|---|
| 1 room | HUF 140,000 | HUF 200,000 |
| 2 rooms | HUF 190,000 | HUF 280,000 |
| 3 rooms | HUF 260,000 | HUF 380,000 |
Typical asking rents per month for a whole home on a long-term let, September 2026. Ranges, not quotes: a renovated flat with a lift sits at the top, a ground-floor courtyard flat at the bottom.
Getting around
- HÉV line H8 to Gödöllő stops at Nagyicce, Sashalom, Mátyásföld repülőtér, Mátyásföld, Imre utca, Mátyásföld alsó and Cinkota; the H9 branch to Csömör serves Árpádföld and Szabadságtelep. Sashalom to Örs vezér tere is about 10 minutes.
- From Örs vezér tere the M2 takes about 12 minutes to Deák Ferenc tér, so count 25 minutes from Sashalom, 30 from Mátyásföld and 35 to 40 from Cinkota or Árpádföld door to door.
- Buses 31, 131, 144 and 176E run from the different parts of the district to Örs vezér tere; bus 92 and 292 cross to Rákosszentmihály and on to Újpalota.
- MÁV trains stop at Rákosszentmihály on the Veresegyház line, about 20 minutes to Nyugati pályaudvar, which is the quickest route from the north of the district.
- Drivers reach the M0 in a few minutes from Cinkota and the M3 from Rákosszentmihály; parking at home is a given, parking in the centre is not.
What the homes are like
The rental market here is mostly houses: interwar villas in Mátyásföld, post-war family houses everywhere, and a steady stream of new detached and semi-detached builds on subdivided plots in Árpádföld and Cinkota. A whole house with three or four rooms and a garden is the typical listing, with gas central heating, a garage or carport, and utility bills that are yours alone. Ask about the roof and the insulation, and whether the garden maintenance is on you or the owner.
Flats exist, but not many: small brick blocks from the 1960s to 1980s around Sashalom and Rákosszentmihály, a few panel buildings near Jókai Mór utca and the Centenáriumi lakótelep, and newer small residential parks close to the HÉV stops. These are the cheapest option and go fast because so few come up. Half-houses, an upstairs flat in a family house with a separate entrance, are the middle ground.
Who it suits
The district suits families with children who want a garden, a dog and a school within walking distance, people with a car who commute to the eastern industrial parks or the M0 corridor, and anyone who will trade a 30 to 40 minute commute for space and quiet. It works for home-based workers. It is a poor choice for someone without a car who needs late-night transport, or for anyone who wants cafés, bars and a choice of restaurants close to home.
Parts of XVI. Mátyásföld
- Mátyásföld
- The 1890s villa colony around Pilóta utca, Hunyadvár utca and the Erzsébet-liget park, with the old airfield behind. Big plots, old trees, the highest house rents in the district and three HÉV stops.
- Sashalom
- The practical centre around the Sashalom HÉV stop and Veres Péter út: the market, shops, a few blocks of flats and the shortest commute to Örs vezér tere.
- Cinkota
- The old village on the eastern edge with the church on the hill, the Naplás-tó lake and the M0 beyond. Houses, some new estates, and the longest ride in.
- Árpádföld
- The north-eastern corner towards Csömör on the H9 branch: newer detached houses on regular streets, very quiet, and a growing number of new builds.
Questions people ask about XVI. Mátyásföld
How long is the commute from district XVI to the centre?
From Sashalom about 25 minutes: 10 on the HÉV to Örs vezér tere and 12 on the M2 to Deák Ferenc tér, plus the change. From Mátyásföld count 30, from Cinkota or Árpádföld 35 to 40. By car it is 30 to 45 minutes depending on the Kerepesi út traffic.
Can you rent a whole house in Mátyásföld?
Yes, and that is the typical listing. Interwar villas and post-war houses with three or four rooms and a garden come up regularly, with rents that start where a two-room flat in Zugló ends. Check the heating system and ask for last winter's gas bill, because an old villa can cost a lot to heat.
Is district XVI noisy because of the airport or the M0?
No airport noise: the approach paths run over districts X, XVII and XVIII, not here. The M0 is audible in the eastern streets of Cinkota and Árpádföld nearest the ring road, and Veres Péter út and Csömöri út are busy at rush hour. Everywhere else is quiet.
Are there any flats to rent in district XVI, or only houses?
There are flats, mainly in small brick blocks around Sashalom and Rákosszentmihály and in a few newer residential parks near the HÉV, but they are a small share of the market and rent quickly. If you want a flat rather than a house, set an alert and be ready to view within a day or two.