Discussion Papers 1999.
Spatial Research in Support of the European Integration

Csordás, László: Second Homes in Hungary.
In: Spatial Research in Support of the European Integration. Pécs: Centre for Regional Studies,
1999. 145–160. p. Discussion Papers. Special
146
LASZLO CSORDAS
house; accommodations for students and employees (student hostels and accommoda-
tions for the employees or rented accommodations).
The leisure-time homes within the second homes are mainly used in leisure time
and temporarily (on weekdays after working hours, on the weekends and during holi-
days), primarily for leisure purposes.
There is a conceptional difference between the second home and the leisure-time
home. The former is a wider category, does not only serve the passing of leisure time
but also has functions connected to training and work. In spite of this, these two
notions are used as synonyms by the researchers. At the same time, studies up to now
have almost exclusively dealt with the holiday and leisure functions of the second
homes.
According to the distance between the permanent residence and the leisure time
home, the mode and intensity of use two main recreation areas can be differentiated.
The leisure-time homes in the proximity of the towns are mainly used on the week-
ends. These buildings can transform into a permanent residence during the life cycles
of the spatial expansion of the town. The leisure-time homes far from the permanent
residence are used seasonally, especially in holiday time. A much smaller proportion of
these buildings will become permanent residences, because of the greater distance.
One of the consequences of the phenomenon of second homes is the increasing ten-
dency of townspeople to get away for the weekend, eventually followed by the migra-
tion of some layers to settlements in the proximity of the towns. The spatial spread of
the second homes is thus part of the town development process, and can be linked to
suburbanisation. The seasonal suburbanisation can amount to "real" suburbanisation
in individual cases: by the transformation of second homes into permanent homes.
The formation and transformation of leisure-time homes as a result of the processes
mentioned above may significantly change the landscape. Besides geographical (mor-
phological) signs it can greatly influence the economic structure of the destinations,
the infrastructural provision, the state of the environment, in fact, the social and demo-
graphic state of the population living there.
Research preliminaries, choice of subject
Scientific analysis of leisure-time homes had already started before World War II.
(Carlson 1938, Greely 1942, Poser 1939, Strzygowski 1942)  Because of the factors lead-
ing to their formation, in the developed countries they became a mass phenomenon
only in the 1950s and 1960s. Simultaneously, the amount of (mainly geographical)
research connected to them increased.  (Graf 1954, Grano 1952, Nordell-Rydberg 1959,
Wolfe 1951)
In Hungary it was mainly planners, architects, and construction experts who drew
attention to the above-mentioned problems in the 1970s. In the 1980s a number of
geographical studies were carried out by the Geographical Research Institute of the
Hungarian Academy of Sciences, under the leadership of Istvan Berenyi  (Berenyi 1979,

Csordás, László: Second Homes in Hungary.
In: Spatial Research in Support of the European Integration. Pécs: Centre for Regional Studies,
1999. 145–160. p. Discussion Papers. Special
SECOND HOMES IN HUNGARY
147
1981, 1983, 1986) and by Kossuth Lajos University of Debrecen, under the leadership
of Katalin M. Erd6s. (M. Erdos 1985, 1988)
In Hungary only a few studies have dealt with research into second homes and
thereby leisure-time homes in the framework of a systematic, comprehensive survey.
The majority of the surveys done so far was either lacking the geographical approach
or was limited to a smaller area or a few settlements.
The last time when summer houses and garden weekend houses were registered in
Hungary was 18 years ago, so the information about them is deficient, while their role
still increased in satisfying the holiday needs of the population.
GENERAL REMARKS ON THE RESEARCH
During my surveys I used the database available from the TAKISZ (Regional
Information Service of the Ministry of Home Affairs). As I could clearly see from my
telephone inquiries and personal introductions, neither the land offices nor the elec-
tricity supply companies possess the adequate data, or the data were not available and
I did not manage to select them from their information sources.
Another factor which made me choose the databases of the TAKISZ offices is the
fact that 6-7 years ago I carried out a selection for the Great Plain counties.
Unfortunately, a number of things have changed since then, which presented consider-
able obstacles to data collection:
Change of political system
A complete change of political system has taken place, which made
access to the data more difficult.
Changes in power structure
Changes have taken place in the executive power, local governments
have been created, with the right to decide, among other things,
whether to introduce local taxes in the given settlement or not. Thus
it should have been important to have obtained complete data for at
least the year 1991. As the processing system of the TAKISZ offices
of some counties has changed since then, too, a great amount of
material was stored on tapes which could only have been read using
TPA machines. Several counties informed me about the total lack of
their data concerning 1991. A greater problem was in those counties
where even the data of 1996 were difficult to trace.
Lack of co-operation
The leader of the Veszprem county TAKISZ office, having received
my request for information, asked for a theoretical opinion (i.e. per-
mission) from the Ministry of Finance. The Ministry did not con-

Csordás, László: Second Homes in Hungary.
In: Spatial Research in Support of the European Integration. Pécs: Centre for Regional Studies,
1999. 145–160. p. Discussion Papers. Special
148
LASZLO CSORDAS
tribute to the provision of the data, saying that these were "confiden-
tial tax data". Therefore we do not have any information about a
county which has one of the highest number of holiday homes.
•
Incomplete data
The records from Pest and Borsod-Aballj-Zemplen counties did not
contain the owner's place of residence, making the display of spatial
connections (both for the resort area and the place of residence)
impossible. In the major part (approximately 97%) of the Somogy
county records the data relating to the place of residence are miss-
ing, too.
•
Changes in registration policy
Besides these normal deficiencies, there is a serious content failure,
as well. This is due to the fact that the system of registration changed
after 1991. The settlements could decide, when introducing local
taxes, to take out the holiday homes from the "paying circle". In
Tass, for example, where there are almost 1,000 holiday homes, no
tax is levied for the buildings, they are not even registered, thus they
do not appear in our database, either. It is almost unbelievable that
in Borsod-Abauj-Zemplen county there were only some 1,300 build-
ings in 1996, and in Szabolcs-Szatmar-Bereg only 340. In this latter
county, almost 1,200 holiday homes had been registered 7 years
before. Additional content problems were caused by those settle-
ments which were primarily not resort areas, but buildings built in
so-called closed gardens were used for recreation purposes.
Formerly these buildings had been registered as holiday homes. The
change of the legal regulations made it possible for the owner to
apply the term "under agricultural use" for such sites and buildings,
putting them at once out of the database of the survey. This way we
lost sight of more than 2,000 buildings in Debrecen, which had been
registered in 1989 and still in 1991.
As we were not able to obtain data for 1991, we had hardly any hope of demonstrat-
ing the change in the proportion of the foreign owners during the past five years. A
questionnaire survey to be carried out later could resolve this issue.
In spite of all the afore-mentioned difficulties, these were the spatial connections as
they appeared in the survey.

Csordás, László: Second Homes in Hungary.
In: Spatial Research in Support of the European Integration. Pécs: Centre for Regional Studies,
1999. 145–160. p. Discussion Papers. Special
SECOND HOMES IN HUNGARY
149
A SURVEY OF THE RESORT AREAS OF HUNGARY
Place of residence and origin of the owners
The majority of the owners live in Hungary.  (Csordcis 1997)  The number of foreign
holiday home owners is negligible, although in the Great Plain counties it is more than
it was before the change of political system (only 2 foreigners had holiday properties,
while today there are almost 80). Foreign citizens mainly appeared in the well-known
places (Hajduszoboszlo, Tiszakecske, Lakitelek, Gyula, Tiszafiired, Kiskunmajsa),
mostly in the vicinity of thermal baths. In the course of land office research concerning
Tiszakecske and Lakitelek three years ago, after examining the registration sheets of
all holiday sites, I found that it was mostly Germans, especially East Germans, who
had bought holiday homes in Hungary (owners from Leipzig, Dresden and East
Berlin). In the Transdanubian region the proportion of foreigners is significant in
selected holiday regions (southern shore of the Lake Balaton and the Danube Bend).
If we look at the proportion of the owners from the same county and from Budapest
in each of the counties, we can see that in Nograd and Fejer counties the number of
citizens from the capital city is much higher than that of the residents of the respective
counties. In the resort areas of Komarom-Esztergom, Heves and. Jasz-Nagykun-
Szolnok counties, the proportion of Budapest citizens is also significant, although here
the local owners make up the majority. In the more distant counties, the rate of
Budapest owners does not exceed 5%.  (Figure 1)
Budapest citizens appear among the holiday home owners with different numbers
and ratios: they possess holiday homes in almost 80% of the surveyed settlements,
namely in 103 places, and their rate can be considered significant (above 10%) within a
120-km radius. We can observe, however, that the smaller the radius, the higher the
share of Budapest owners in the resort areas, especially in the northern and north-
eastern part of Jasz-Nagykun-Szolnok and in Fejer, Komarom-Esztergom and Nograd
counties. (It is extremely unfortunate that the data regarding place of residence are
missing for Pest, Veszprem, Somogy and Borsod-Abadj-Zemplen, because — consider-
ing the phenomenon of Naherholung (recreation close-at-hand) — their share must be
high in the proximity of the capital city and around Lake Balaton.)
It is notable that most of the owners are from their own large regions. This means
that the share of Great Plain owners exceeds 75% in half of the resort areas of the six
Great Plain counties  (Figure 2),  while the ratio of those from Transdanubia and
Northern Hungary is only 0.1-10% on average. The share of the holiday home owners
from Northern Hungary is higher in their own counties and in the northern parts of
Jasz-Nagykun-Szolnok and Hajdu-Bihar counties as well as in the villages alongside
the Tisza. In the case of those living in Transdanubia, the "local", Transdanubian iden-
tity is even stronger with respect to the holiday homes, as in almost two thirds of the
resort areas, the proportion of the Transdanubian owners exceeds  75% (Figure 3),
while their share in the Great Plain resort areas is under 10%. The dividing role of the
Danube is worth mentioning, e.g. in the totally different figures for the villages of

Csordás, László: Second Homes in Hungary.
In: Spatial Research in Support of the European Integration. Pécs: Centre for Regional Studies,
1999. 145–160. p. Discussion Papers. Special
150
LASZLO CSOR DAS
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Csordás, László: Second Homes in Hungary.
In: Spatial Research in Support of the European Integration. Pécs: Centre for Regional Studies,
1999. 145–160. p. Discussion Papers. Special
154
LASZLO CSORDAS
Racalmas (Eastern Transdanubia) and Szalkszentmarton (North-West Great Plain).
The same can be observed for Great Plain owners, such as in Davod (South-West
Great Plain) and Mohacs (South-East Transdanubia).
The number, breakdown and size  of holiday buildings
The number of holiday homes in Hungary grew fifteenfold between 1960-1990, to
approximately 170,000. In the given period, the number of summer houses per 100
flats grew tenfold, but the figure of 4.4 is far from the leaders in Europe, the Swedish,
Norwegians, and French.
The number of holiday buildings, taking the above-mentioned constraints into con-
sideration (without Veszprem county and the non-registered settlements), is almost
130,000. Pest and Somogy counties have the highest number of holiday homes: 40,000
and 35,000, respectively.  (Figure 4)  In the other counties there are much fewer holiday
homes: 11,000 in Fejer, 7,000 in Baranya counties and 6,000 in Bacs-Kiskun, 3,500 in
Jasz-Nagykun-Szolnok, 3,500 in Hajdu-Bihar counties on the Great Plain. In
Komarom-Esztergom there are 3,900 holiday homes. In all other counties the number
of such buildings is below 3,000.
Looking at the situation by settlements, this means that there are 13 villages and
towns in Hungary where the number of registered holiday buildings equals to that of a
whole county. They are mainly in the Balaton shore settlements: Siofok (7,200),
Zarnardi (5,000), Fonyod (4,000), Balatonfenyves (3,600) and Balatonlelle (2,500
buildings). Others can be found at Lake Velence (Gardony: 5,600; Velence: 2,500
buildings) or in Pest county (Budaors: 2,200; Budakeszi: 2,300; Rackeve: 2,400 build-
ings) but there are thermal settlements among them as well (Harkany: 4,300 and
Hajdnszoboszlo: 2,100 buildings).
An important index number of the holiday homes is the so-called average taxable
area. We can observe that these figures are higher in the larger resort areas (50-100
m2). The explanation for this is the fact that formerly the only way one was allowed to
build larger holiday homes in these areas was also to use the buildings for tourism pur-
poses, i.e. the holiday homes were integrated into the system of tourist accommodation
through tourism companies and travel agencies.  (Figure 5)  Thus at Lake Balaton, in
the thermal settlements and the newly developing resorts the average taxable area of
the holiday homes is relatively high, many times equivalent to the category of dwelling
houses. At the same time we can observe, despite Debrecen, Szeged and other towns
not having been surveyed, that the area of weekend houses in towns or built and used
by town dwellers in closed gardens is much smaller, according to the law, not more
than 32 m2 . Thus it is no surprise that in the resort areas in and around Budapest, Pecs,
Szombathely, Debrecen, Baja etc. the average taxable area varies between 20-33 m 2. If
we examine the buildings the taxable area of which is below 32 m 2, in the above-men-
tioned settlements and regions their proportion exceeds 75%, in some places reaching
100%.

Csordás, László: Second Homes in Hungary.
In: Spatial Research in Support of the European Integration. Pécs: Centre for Regional Studies,
1999. 145–160. p. Discussion Papers. Special
SECOND HOMES IN HUNGARY
155
Looking at the situation by counties, we can see that the share of the holiday homes
with 1-32 m2 area approaches or exceeds 70% in Baranya and Csongrad counties and
in Budapest. In Zala, Tolna and Heves counties this figure remains below 40%, while
in Somogy, Fejer, and Gyar-Moson-Sopron it is less than 50%.
Breakdown of the owners by sex and age
A breakdown of the owners by sex reveals that in Budapest and in Pest, Baranya,
Jasz-Nagykun-Szolnok and Nograd counties the share of female owners is relatively
high, in fact, in Somogy it almost reaches 50%. This is mainly due to the ageing of
these areas, the resort areas having been built a long time ago and forming around the
thermal baths.
By the age pyramid of the owners we can see that those between 50-60 years of age
(born between 1938-1947) have the largest share. Only Zala (with an average of 60-70
years), Szabolcs-Szatmar-Bereg, Tolna and Csongrad (40-50 years of age) are excep-
tions from this. (Figure 6)
It was immediately apparent on registration in 1980 that the proportion of the older
working population and pensioners was high. As more than 16 years have passed since
then, the major part of the older working age groups have become pensioners, so I
examined the share of the holiday home owners above 60. The proportion of retired
owners exceeds 30-50%, especially around the capital city. It is understandable that in
the resort areas around thermal baths and in the neighbourhood of some large cities
the share of pensioners reaches the figure mentioned above. We can see, however, that
in those settlements on the Tisza and some new thermal baths (e.g. in Kiskunmajsa)
where construction has been booming since 1980, the share of owners above 60 does
not reach 30%, in fact, in many places not even 15%. The differences may be even bet-
ter demonstrated by the fact that in some Balaton resorts the owners under 40 are
missing, while at Lake Tisza, for example, their proportion reaches 25% in some
places.
In general we can say that the age of the owner depends on the level of development
of the resort, and also on who is registered (as it is not always the owner who pays the
tax on the building). In my essays published in the early 1990s I mentioned a genera-
tion shift of the owners, which can either be caused by natural factors (inheritance,
transferring the building into the child's name etc.) or a necessity (the change of own-
ership takes place outside the family, because of a rise in maintenance costs or prob-
lems of the primary residence).
As women usually outlive their spouses, I examined the proportion of female own-
ers. In those resorts where the share of owners above the age of 60 is high, the share of
female owners rises, too. This is the case along Lake Balaton, around Budapest and in
a number of thermal settlements, e.g. Hajddszoboszlo, Berekfiird6, Jaszapati,
Cserkesz616, Harkany, Lenti and Tiszafiired.
The brief analysis introduced above is only a reflection of the visible differences. I

Csordás, László: Second Homes in Hungary.
In: Spatial Research in Support of the European Integration. Pécs: Centre for Regional Studies,
1999. 145–160. p. Discussion Papers. Special
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LASZLO CSORDAS
will provide a more detailed survey consisting of more indices, after obtaining the data
for the missing counties.
SUMMARY
Our laws enabled families to have more than one flat in Hungary in the past
decades, these were considered "surplus flats", second flats. In the case of flats and
holiday houses many times there were frequent discrepancies between the purpose of
their creation and their actual use, which was to a great extent the result of the current
decrees and the subsequent mitigating circumstances they contained.
Within the framework of the centrally-planned economy the construction of holiday
houses was one of the most liberal areas of individual initiatives. The factors influenc-
ing their creation are very versatile and cannot always be explained by the general eco-
nomic state of the country or by its direct change.
A significant share of those who pay tax on their holiday homes are elderly working
people or pensioners, i.e. the generation that is no longer engaged in rearing their chil-
dren and has reached the so-called consolidation phase in their life cycles.
These day we can witness an interesting natural and forced change of generation
among the owners of holiday homes. Many owners who obtained their holiday homes
20-30 years ago, already as elderly working people, have died. An increasing share of
those did not have flats of their own but had holiday homes, and were forced to sell
their summer houses in order to buy their own permanent residences in the privatisa-
tion process of the flats. In the worsening economic situation many wish to sell their
former holiday homes because of the maintenance of their flats or the increasing trav-
el, maintenance, tax etc. costs. After all, a considerable share of the families can only
support their children, help them to flats by mobilising their holiday homes.
In the developing supply market — as a consequence of the opening of the borders —
more and more foreign owners of sites and buildings are appearing. Though a part of
the examined settlements are situated far from the western border, in the future —
especially because of the free movement of capital that is a result of joining the EU —
we have to take it into consideration.
Even before privatisation a part of the most valuable areas or the ones with the
most beautiful landscapes — usually river banks — was given to private persons. The
"permission" to take the banks, dividing the area into sites was a mistake, since the
spontaneously formed settlements of these areas mean the most serious danger. This
process continued in the past eight years, since these settlements were in the biggest
demand. Because of the condition of infrastructure, first of all sewerage system, there
epidemics have already appeared and we cannot ignore them in the future, either. It is
not just by chance that the Parliament and Government decree on the Great Plain
drew special attention to the improvement of the state of the environment along the
lakes and rivers, which, without the order of appropriate moratoriums, will only
remain a wish.

Csordás, László: Second Homes in Hungary.
In: Spatial Research in Support of the European Integration. Pécs: Centre for Regional Studies,
1999. 145–160. p. Discussion Papers. Special
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Since the state could not provide the whole of the Hungarian population with the
conditions of spending leisure time (firms, trade union holiday homes etc.), the forms
of the leisure-time homes played an important role in satisfying individual and espe-
cially family recreational needs, thus giving those who did not have their own summer
houses a greater chance of having a few weeks holiday with a trade union placing.
Together with the change to a market economy, and the decline in the trade union hol-
idays the role of private holiday homes will probably grow in importance in satisfying
holiday needs. The question is how many per cent of the present owners will be able to
keep their holiday homes and how many per cent of the population will be able to pay
the increasing costs of recreation and holidays.
NOTE
This study was elaborated in the framework of the Post-doctoral Research Programme, Hungarian
Scientific Research Fund (OTKA D 23 914).
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