The cylindrical shape remains, but the design is being revamped: the development of the Körszálló is entering a new phase

– The heavy machinery demolition phase has been completed and the distinctive tower block has temporarily disappeared from the streetscape. How did this phase of the work proceed, and what will happen next on the site?

– The most intensive phase of the demolition, the heavy machinery phase, was completed in early June 2026. The work was carried out by a team of nearly 40 people under continuous engineering supervision, and we mobilised 6–7 pieces of heavy machinery and 10–12 lorries for the project. A 72-tonne long-reach demolition machine was in operation on site, „biting” into the high and internal structural elements, whilst the precise sorting of the excavated material and the demolition of structures on the lower levels were carried out by 38-tonne backhoe loaders. The completion of the demolition work marks the first official milestone in the project’s life. A new phase is now beginning: with the reconstruction of the former building, work on the The Icon by Marriott Residences Budapest project is set to commence. According to the plans, the structural work and cladding are due to be completed by the end of 2027, whilst full handover and the first key handovers are expected in the first half of 2028.

The building has tilted slightly

– Why was the original concept, which envisaged retaining the four storeys of the low-rise and tower blocks, amended?

– Detailed excavations carried out during the demolition process and supplementary investigations revealed that the building had tilted slightly over the decades. The engineering data made it clear that, even if the existing reinforced concrete frame had been retained, it would not have been possible to responsibly guarantee either structural stability or compliance with the stringent international EUROCODE earthquake safety and load-bearing requirements. For this reason, the revised development concept envisages a completely new, uncompromising supporting structure, whilst preserving the original, iconic character of the Körszálló in the cityscape.

– How was the condition of the complex assessed?

– As a first step, a comprehensive structural survey was carried out, and based on its findings, we immediately requested further, in-depth investigations. The entire process was carried out with the involvement of the lead design engineer, KÖZTI, whilst the specialist geotechnical and structural measurements were carried out by independent, qualified structural engineers. Our decisions were based solely on the facts uncovered and the engineering findings.

The building’s vulnerability to earthquakes was also assessed

– What investigations preceded the decision to carry out a full dismantling?

– As part of the structural and geotechnical assessment, the experts carried out a finite-element analysis of the subsoil beneath the building. In practice, this involves state-of-the-art, high-precision computer modelling of the behaviour of the ground. A so-called ‘back analysis’ was also applied, whereby the settlement and horizontal displacements of the existing building were precisely calculated, and this new data was then compared with the available previous measurement results.
The expert analysis also covered the precise determination of the bearing capacity and embedment factors of the soil beneath the foundation slab. The model was run for two extreme scenarios: they examined both the everyday, sustained load and the maximum stress caused by a potential earthquake. Particular attention was also paid to the sway of the building’s apex and the structure’s overall earthquake sensitivity.

– What other structural analyses have been carried out?

– The validity of the calculations was confirmed by an on-site geotechnical test, known as SCPT testing, which provided highly accurate physical data on the deeper soil layers. Armed with this information, the experts carried out a structural analysis of the existing foundation slab, examining in particular the key structural elements: the ring beam and the outer and inner shell slabs. The results of the physical investigations were continuously cross-referenced with the available original design drawings, thus providing us with a clear and complete picture of the actual condition of the concrete.

– What professional findings and conclusions does the expert report contain?

– Detailed physical surveys, borehole investigations and data-driven modelling all led to the same conclusion: the condition of the sixty-year-old supporting structure had deteriorated beyond repair. Due to the limitations of concrete technology in the 1960s and the deterioration over recent decades, the old framework would no longer have met the requirements for long-term stability and would have been unable to comply with today’s EUROCODE earthquake resistance standards.
These facts made it clear that a complete structural replacement was the only responsible, professional solution. This is the only way to guarantee that, with the rebuilt structure, the property will fully comply with 21st-century safety and usability requirements.

The focus is on preserving the character of the townscape

– One of the most contentious issues surrounding the development is what it means in practice to preserve the heritage values of a modernist building under local protection. In the case of Körszálló, a local authority by-law sets out the elements to be preserved: what are these, and how will they be reflected in the new building?

– In this case, the protection of the modernist heritage does not mean the conservation of ageing physical materials, but rather the preservation of its defining architectural values. The development concept is based on the premise that, in the case of Körszálló, the characteristic cylindrical form, the proportions of the building’s massing and its silhouette within the cityscape represent the true values to be preserved. The rebuilt structure will follow the geometry and massing of the original building, ensuring that the view familiar to the people of Budapest remains unaltered. It is important to highlight the authentic design background: the plans for the reconstruction are by KÖZTI, the firm that designed the original building back in the 1960s, making the project an organic continuation of their own architectural heritage. The respect shown by KÖZTI – led by Zoltán Tima – for the building guarantees that its defining values will be authentically reflected throughout the development.
The demolition will not affect the entire complex: we will preserve several original, valuable sections of wall and architectural details from the low-rise building next to the tower, and these will form an integral part of the new building.

A greener environment and a café will also be on offer for local residents

– The renovation of a building of this scale, which is also subject to local heritage protection, requires extensive preparation and the coordinated efforts of several parties. What professional and regulatory consultations preceded the development of the current, revised concept?

– The preparation and implementation of the project are proceeding at every stage in accordance with current legislation, legally binding permits and approvals from the relevant authorities. Following a review of the plans necessitated by structural considerations, the revised concept – which involves a complete structural overhaul – was also discussed and endorsed by the National Architectural Planning Council. The entire process is taking place within a transparent, regulated and monitored framework, ensuring the project’s full legal and technical compliance. 

This is how the former hotel is being given a new lease of life

– Why did you opt for the branded residence concept rather than retaining traditional hotel functions, and what market demands gave rise to the The Icon by Marriott Residences Budapest project?

– Market realities and historical data have clearly confirmed this change of function. Occupancy rates at the former Hotel Budapest have never been satisfactory over the past twenty years, and the economic utilisation of the building has essentially been an unsolved problem for previous owners for decades. It has become clear that there is no real market demand for a traditional hotel of this size in this neighbourhood. Following the pandemic, the building operated as a workers’ and students’ hostel, which also indicated that its former function as a hotel had not proved sustainable in the long term. In contrast, there is a chronic shortage of residential properties, and significant market demand exists for premium-quality, modern homes. We offer a residential concept in which the apartment block operates to the standard of a hotel. The The Icon by Marriott Residences Budapest responds to this demand; as the country’s first branded (branded) residence, it combines the privacy of a private home with the quality of a luxury hotel. The 51 exclusive flats, designed according to the interior design concept created by BWM Designers & Architects, feature floor-to-ceiling windows, spacious interiors and panoramic views of Buda. The comfort of residents is ensured by premium services provided by Marriott, including a dedicated concierge, a wellness area with a 17-metre swimming pool, a fitness centre, as well as a private lounge and meeting room, and the organisation of numerous services – such as laundry and cleaning.

– To what extent will the building complex and its surroundings remain open to the general public and local residents following the change of use?

– The primary aim of the development is not to isolate the area, but to create significant community value for local residents. The first step in this is to replace surface parking with a modern, underground car park. This will pave the way for the creation of a well-organised, well-maintained green park, part of which will be open to the general public. In addition, MAM, as the developer, will fully renovate the dilapidated Zsuzsanna Lorántffy Staircase using its own funds, thereby improving the neighbourhood’s pedestrian infrastructure. In the remaining section of the low-rise building, we plan to establish commercial – such as a café and a delicatessen – and other service facilities that will be open to the public. 

– Once the demolition work is complete, construction will begin. What can local residents expect, and how will the noise and dust caused by the works be mitigated?

– We are aware that a city centre project of this scale inevitably places a strain on the immediate surroundings. During the heavy machinery demolition phase, we endeavoured to minimise dust and noise pollution through continuous technical measures: inward-facing demolition, continuous spraying and wetting. As this intensive phase involving heavy machinery was completed in early June 2026, the project has now entered a significantly quieter phase. The foundation and construction works due to start shortly will involve noise and dust levels that are orders of magnitude lower. We will continue to organise the work under strict technical supervision and will constantly monitor the condition of the surrounding buildings. We would like to thank local residents for their patience; we are confident that they will be satisfied with the end result and that we will have significantly improved the condition of their immediate surroundings once construction is complete. 

An investment that retains its value

– You mentioned earlier that the handover is scheduled for 2028. What tools and systems will support the efficiency of the project and ensure compliance with the strict time and cost constraints?

– The complete overhaul of the Körszálló is an extremely complex task requiring precise engineering design, where there is no room for delay or inaccuracy. Data-driven operations are now fundamental to the Market Csoport project: dedicated BIM management and BI data analysis teams support the processes. Using building information modelling, the entire foundation and structural construction phase can be digitally simulated and optimised in advance. This technological toolkit and expertise, combined with continuous specialist oversight, ensure that risks are minimised and that construction is carried out in accordance with market and technological conditions, precisely within the specified time and cost frameworks. 

– How has the branded residence concept been received in the property market? Since sales began, what buyer preferences have emerged, and how has interest in the project developed?

– The significant market interest seen since the start of the sales process has clearly confirmed the validity of the concept. Of the limited number of properties – a total of 51 exclusive residences – several have already been officially sold at this early stage of the development. The pool of interested parties is highly discerning: the project attracts buyers who are seeking the highest architectural quality at the junction of Buda’s green belt and the city centre, well-thought-out one-, two- or three-bedroom floor plans, and the premium amenities guaranteed by Marriott. The branded residence is now not merely a lifestyle choice, but also a conscious investment decision. The internationally recognised brand name, Marriott’s operational standards and its consistently high level of service over the long term ensure value retention, something that is less guaranteed in the case of a traditional premium flat. As the number of flats is limited, opportunities are steadily dwindling for those who wish to be part of one of Buda’s most valuable and exciting property regeneration projects, the The Icon by Marriott Residences Budapest.