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Prague apartment prices have reached record highs in 2025, with average costs per square meter hitting CZK 139,900 across the city.
The Czech capital's property market shows significant variation by district, with premium areas like Prague 1 commanding over CZK 200,000 per square meter while affordable neighborhoods in Prague 9 start around CZK 90,000. New builds cost 30-40% more than older apartments, and total purchase costs including fees range from 3-7% above the property price.
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As of June 2025, Prague apartment prices average CZK 139,900 per square meter, with new builds reaching CZK 163,000-168,000 and older apartments ranging from CZK 100,000-113,000.
Central districts like Prague 1 and 2 command premium prices exceeding CZK 160,000 per square meter, while emerging areas like Prague 3 and affordable zones like Prague 9 offer better value for investors and residents.
| District | Price per m² (CZK) | Characteristics |
|---|---|---|
| Prague 1 (Old Town) | 160,000-211,700 | Most expensive, historic center, luxury properties |
| Prague 2 (Vinohrady) | 160,000-207,465 | Expat favorite, high rental demand |
| Prague 3 (Žižkov) | 120,000-140,000 | Up-and-coming, trendy, good value |
| Prague 4 (Nusle) | 100,000-130,000 | Affordable, green areas, good transport |
| Prague 5 (SmĂchov) | 120,000-150,000 | Modern, business district, new developments |
| Prague 6 (Dejvice) | 140,000-180,000 | Family-friendly, embassy area, prestigious |
| Prague 7 (Holešovice) | 130,000-160,000 | Hip, emerging cultural scene |
| Prague 8 (KarlĂn) | 100,000-140,000 | KarlĂn gentrifying, good investment potential |
| Prague 9 (Jižnà Město) | 90,000-130,000 | Most affordable, large housing estates |
What's the current average price of an apartment in Prague including all taxes and legal fees?
Prague apartment prices have reached CZK 139,900 per square meter on average as of mid-2025, representing a significant jump from previous years.
New build apartments command premium prices between CZK 163,000 and CZK 168,000 per square meter, while older apartments in panel buildings (panelák) range from CZK 100,000 to CZK 113,000 per square meter. A typical studio apartment now costs around CZK 4 million, while a standard 70-square-meter apartment exceeds CZK 10 million in most central areas.
Total purchase costs including all fees typically add 3-7% to the property price. For a CZK 10 million apartment, buyers should budget approximately CZK 10.6-10.7 million total. Legal and notary fees account for 1-1.5% of the purchase price, while agent commissions range from 2.5-5%. New builds from developers carry an additional 15% VAT, though resale properties are exempt from this tax.
Property tax remains minimal at CZK 640-2,000 annually for a typical 70-square-meter apartment, making ongoing ownership costs relatively low compared to other European capitals.
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How much do apartment prices vary by neighborhood and which areas offer the best value?
Prague's apartment market shows dramatic price variations across its 22 districts, with central areas commanding premium prices while outer districts offer more affordable options.
The most expensive neighborhoods are Prague 1 (Old Town) and Prague 2 (Vinohrady), where prices reach CZK 160,000-211,700 per square meter. Prague 1 remains the most sought-after area due to its historic significance and tourist appeal, while Vinohrady attracts expatriates and professionals with its elegant architecture and vibrant dining scene. Prague 6 (Dejvice) also commands high prices at CZK 140,000-180,000 per square meter, particularly popular with families and embassy staff.
Up-and-coming areas include Prague 3 (Ĺ˝iĹľkov) at CZK 120,000-140,000 per square meter, known for its emerging arts scene and trendy bars. Prague 7 (Holešovice) offers similar pricing with its growing cultural venues and modern developments. KarlĂn in Prague 8 represents excellent investment potential, transforming from an industrial area into a hip neighborhood with prices ranging from CZK 100,000-140,000 per square meter.
The most affordable options are found in Prague 4 (Nusle, BranĂk) at CZK 100,000-130,000 per square meter, offering green spaces and good transport connections. Prague 9 (Prosek, JiĹľnĂ MÄ›sto) provides the lowest entry point at CZK 90,000-130,000 per square meter, featuring large housing estates and excellent metro connections.
Suburban areas like Zbraslav, Lochkov, and RadotĂn offer the best value at CZK 80,000-120,000 per square meter, ideal for families seeking space and tranquility while maintaining access to central Prague.
What's the price difference between new builds, old buildings, and renovated apartments?
Prague's apartment market clearly segments into three categories with distinct pricing structures based on age and condition.
New build apartments represent the premium segment, commanding CZK 163,000-168,000 per square meter as of early 2025. These properties offer modern amenities, energy efficiency, and contemporary design but come with a 15% VAT when purchased directly from developers. New developments typically feature underground parking, elevators, and modern building systems that appeal to international buyers and affluent locals.
Older apartments, particularly those in panel buildings (panelák) built during the communist era, range from CZK 100,000-113,000 per square meter. These Soviet-style concrete structures make up a significant portion of Prague's housing stock and offer affordable entry points for first-time buyers and investors. While lacking modern amenities, many panel buildings have undergone exterior renovations and offer solid construction and spacious layouts.
Renovated older apartments fall between these categories, priced slightly above unrenovated properties but still below new builds. The renovation quality significantly impacts pricing, with fully modernized historic apartments in central districts commanding prices closer to new builds. Partial renovations in panel buildings typically add CZK 10,000-20,000 per square meter to the base price.
The price difference between new builds and older apartments represents a 30-40% premium for new construction, reflecting the significant value buyers place on modern amenities and move-in-ready condition.
How does price per square meter compare across different apartment sizes?
Prague's apartment market demonstrates a clear inverse relationship between apartment size and price per square meter, with smaller units commanding premium rates.
| Apartment Type | Size Range (m²) | Price per m² Premium |
|---|---|---|
| Small Studios | Up to 41 | +10-25% above average |
| 1-Bedroom | 41-65 | Slightly below average |
| 2-Bedroom | 65-90 | -10-15% below average |
| 3-Bedroom | 90+ | Lowest price per m² |
Small studios up to 41 square meters command the highest price per square meter at approximately CZK 143,000, representing a 10-25% premium above the city average. This premium reflects high demand from young professionals, students, and investors seeking rental properties with strong yields.
One-bedroom apartments between 41-65 square meters trade slightly below the average price per square meter, offering the best balance of affordability and functionality for single professionals and couples. Two-bedroom apartments ranging from 65-90 square meters typically price 10-15% below the average per square meter rate, making them attractive for families and investors seeking value.
Three-bedroom apartments exceeding 90 square meters offer the lowest price per square meter due to limited demand and higher absolute purchase prices. These larger units appeal primarily to affluent families but represent a smaller market segment, creating better per-square-meter value for buyers with space requirements.
What are recent real purchase examples across Prague's districts?
Recent apartment sales across Prague demonstrate the significant price variations between districts and property types as of mid-2025.
In Prague 1 (Old Town), a 50-square-meter apartment recently sold for CZK 8-10 million (€330,000-€410,000), reflecting the premium for historic location and tourist appeal. These properties typically target investors seeking short-term rental income or wealthy buyers wanting prestige addresses.
Vinohrady (Prague 2) saw a 70-square-meter apartment sell for CZK 11-13 million (€450,000-€530,000), demonstrating the area's appeal to expatriates and professionals. The premium pricing reflects excellent amenities, restaurants, and transport connections that make Vinohrady Prague's most international neighborhood.
In the up-and-coming Žižkov (Prague 3), a 65-square-meter apartment changed hands for CZK 7-9 million (€285,000-€365,000), representing good value for buyers seeking central location with growth potential. These properties appeal to young professionals and investors betting on continued gentrification.
Affordable options in Nusle (Prague 4) include a 70-square-meter apartment selling for CZK 7-8.5 million (€285,000-€345,000), offering green spaces and excellent transport links while maintaining proximity to the center. Similar pricing applies to KarlĂn (Prague 8) at CZK 8-9 million (€325,000-€365,000), where industrial heritage meets modern development.
Budget-conscious buyers found opportunities in Jižnà Město (Prague 9) with 70-square-meter apartments priced at CZK 6-7.5 million (€245,000-€305,000), while suburban locations like Zbraslav offered the best value at CZK 5-6.5 million (€200,000-€265,000) for similar-sized properties.
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What is the complete breakdown of buying costs including all fees and taxes?
Prague apartment purchases involve several mandatory costs beyond the property price, typically adding 3-7% to the total investment.
Legal and notary fees represent the largest additional cost at 1-1.5% of the purchase price, typically ranging from CZK 100,000-150,000 for a CZK 10 million apartment. These fees cover property title verification, contract preparation, and official registration with the land registry.
Agent commissions vary from 2.5-5% of the purchase price, though many listings in Prague include commission in the advertised price. International buyers often work with specialized agents who charge premium rates but provide English-language service and market expertise.
The land registry fee remains fixed at CZK 1,000 (approximately €39) regardless of property value, representing a minimal cost in the overall transaction. Property tax calculations depend on location and size but typically range from CZK 640-2,000 annually for a 70-square-meter apartment.
New build purchases carry an additional 15% VAT when bought directly from developers, significantly increasing total costs. Resale properties avoid this tax, making them more attractive from a cost perspective. Currency exchange fees and international transfer costs can add 0.5-1% for foreign buyers, depending on their banking arrangements.
For a typical CZK 10 million apartment purchase, buyers should budget CZK 10.6-10.7 million total including all fees and costs, making Prague relatively affordable compared to other major European capitals in terms of transaction costs.
What are current mortgage options and how do they affect affordability?
Prague's mortgage market in 2025 offers improved conditions compared to recent years, with interest rates stabilizing between 4.5-5.0% for fixed-rate loans.
Down payment requirements vary by borrower age and residency status. Czech residents under 36 years old can secure mortgages with just 10% down payment, while those over 36 require 20%. Non-residents face stricter requirements with down payments reaching 40% of the property value, making cash purchases more common among international buyers.
Mortgage terms typically range from 15-30 years, with most borrowers choosing 20-25 year terms to balance monthly payments with total interest costs. Czech banks offer both crown and euro-denominated loans, though crown mortgages generally provide better rates for properties in Prague.
Affordability calculations show it now takes 8-15 gross annual salaries to purchase an average Prague apartment, varying significantly by district. Professional couples in central Prague often qualify for apartments in outer districts, while higher-income earners can access central locations.
Income requirements typically demand that mortgage payments not exceed 45-50% of gross monthly income, including other debts. Self-employed borrowers face stricter documentation requirements and may need to provide two years of tax returns and higher down payments.
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What are the smartest location and size choices for residents?
Prague residents seeking optimal livability should prioritize central districts that balance amenities, transport access, and community feel.
Prague 2 (Vinohrady) represents the gold standard for residential living, offering tree-lined streets, excellent restaurants, international schools, and strong expatriate community. The area provides easy access to downtown while maintaining a neighborhood atmosphere that appeals to families and professionals alike.
Prague 5 (SmĂchov) attracts residents seeking modern amenities and business district proximity. The area features new developments, shopping centers, and excellent transport connections while offering more space than central districts. Prague 6 (Dejvice) appeals to families with children, providing embassy proximity, quality schools, and parks while maintaining reasonable commute times.
Emerging areas like Prague 3 (Žižkov) and Prague 7 (Holešovice) offer excellent value for young professionals willing to embrace changing neighborhoods. These districts provide cultural venues, trendy dining, and improving infrastructure while maintaining affordability compared to established central areas.
Size-wise, 1-2 bedroom apartments between 50-80 square meters offer the best balance of space, cost, and resale potential. Studios work for young professionals but limit long-term flexibility, while larger apartments require significant premium payments that may not justify the additional space for most residents.
Transport connectivity should drive location decisions, with metro access significantly improving daily life quality and property values. Properties within 10 minutes' walk of metro stations command premium prices but provide excellent convenience and resale value.
Which areas and apartment types offer the best short-term rental yields?
Prague's short-term rental market demonstrates strong performance in tourist-oriented districts, with specific apartment types maximizing returns.
Prague 1 (Old Town) delivers the highest Airbnb occupancy rates due to tourist demand, though regulatory restrictions and high purchase prices impact overall returns. Properties near major attractions like Charles Bridge and Old Town Square command premium daily rates averaging $93 with 79% annual occupancy.
Prague 2 (Vinohrady) offers excellent short-term rental potential with its central location, restaurant scene, and appeal to business travelers. The area provides more relaxed regulations than Prague 1 while maintaining strong demand from international visitors seeking authentic Prague experiences.
Prague 7 (Holešovice) emerges as an excellent compromise location, offering proximity to cultural venues and the city center while maintaining lower purchase prices and fewer regulatory hurdles. Properties near the Vltava River and cultural districts attract both tourists and business travelers.
Studio and 1-bedroom apartments perform best for short-term rentals, providing optimal guest capacity while minimizing operational complexity. Properties with modern amenities, air conditioning, and quality furnishings command premium rates and higher occupancy rates.
Annual Airbnb revenue averages $24,000 per property across Prague, though central locations and well-managed properties significantly exceed this figure. Successful operators focus on professional photography, responsive communication, and consistent quality to maintain high occupancy rates in competitive markets.
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What are long-term rental returns across Prague's districts?
Prague's long-term rental market provides steady returns with significant variations between districts and property types.
Central district rental prices reflect their premium purchase costs. Prague 1 commands average rents of CZK 33,810 per month for 70-square-meter apartments, while Prague 2 and Prague 7 achieve similar rates of CZK 32,760-33,600 monthly. These central locations attract expatriate professionals and affluent locals willing to pay premium rents for convenience and prestige.
Affordable districts like Prague 4 and Prague 9 generate lower absolute rents at CZK 24,850 monthly for similar-sized apartments, but often provide better gross rental yields due to lower purchase prices. These areas appeal to local renters and cost-conscious expatriates seeking value.
Studio apartments average CZK 22,100 monthly across Prague, providing attractive yields for investors due to strong demand from young professionals and students. The compact size and lower purchase prices often generate superior returns compared to larger units.
Gross rental yields range from 3.5-5.7% in central locations, with newer properties typically achieving lower yields due to higher purchase prices. After accounting for management fees, maintenance, vacancy periods, and taxes, net yields typically range from 2-3% annually.
Long-term rental success depends on location proximity to transport, amenities, and employment centers. Properties near metro stations and business districts maintain higher occupancy rates and support regular rent increases that help protect against inflation.
Which neighborhoods offer the best appreciation potential for investors?
Prague's investment landscape identifies specific districts and property types positioned for optimal long-term appreciation.
Prague 1, 2, and 6 represent established premium districts with consistent appreciation driven by limited supply and sustained demand. These central areas benefit from tourism, business activity, and international buyer interest that supports steady price growth regardless of economic cycles.
Prague 3 (Žižkov) and Prague 7 (Holešovice) offer the strongest appreciation potential among emerging districts. Both areas experience ongoing gentrification with new restaurants, cultural venues, and infrastructure improvements that attract young professionals and international residents. These districts provide significant upside potential as transformation continues.
KarlĂn in Prague 8 represents exceptional investment opportunity, transforming from industrial heritage into a modern business and residential district. Major corporate relocations and infrastructure development support continued appreciation while maintaining relative affordability compared to established central areas.
Small apartments in central or emerging districts typically outperform larger units due to stronger rental demand and lower absolute purchase prices. Studios and 1-bedroom properties attract both owner-occupiers and investors, creating diverse demand that supports price stability and growth.
Panel building (panelák) apartments offer lower entry prices but slower appreciation potential. While these properties provide affordable investment opportunities, their appreciation typically lags behind modern developments and central locations due to limited international appeal and aging infrastructure.
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How have prices changed and what's the forecast for Prague apartments?
Prague apartment prices demonstrate dramatic growth over recent years with continued increases expected through the medium term.
The past five years show remarkable appreciation with prices rising 50-60% between 2019-2024, driven by low interest rates, economic growth, and international investment interest. This period established Prague as one of Europe's fastest-growing property markets, attracting significant attention from domestic and foreign buyers.
Recent twelve months show continued momentum with prices increasing 8-16% during 2024-2025, reflecting sustained demand despite rising interest rates and economic uncertainty. New apartment supply constraints and population growth support continued price pressure across most districts.
Short-term forecasts predict continued appreciation of 5-10% annually through 2025-2030, though growth rates may moderate compared to recent years. Supply increases from new developments and potential economic slowdown could temper extreme price growth while maintaining overall upward trajectory.
Long-term outlook over the next decade suggests continued growth albeit at slower rates if supply increases meet demand or economic conditions change significantly. Prague's position as Central Europe's leading city and continued EU integration support fundamental demand drivers that favor property appreciation.
Regional comparison shows Prague outperforming Budapest with higher prices and stronger growth, while maintaining competitiveness with Warsaw's similar pricing and growth rates. Vienna commands higher absolute prices but slower growth, positioning Prague as a dynamic alternative for investors seeking appreciation potential.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Prague's apartment market in 2025 offers diverse opportunities across price ranges and investment strategies, from premium central districts to emerging neighborhoods with strong growth potential.
Success requires careful consideration of location, property type, and investment timeline, with central and up-and-coming areas providing the best combination of livability and appreciation potential for most buyers.
Sources
- Conbiz Real Estate Analysis
- Global Property Guide Czech Republic
- Expats.cz Apartment Cost Analysis
- Portainvest Mortgage Analysis
- Realting Panel Building Report
- Expats.cz Price Level Analysis
- InvestRopa Prague Market Analysis
- Integra-Dom Tax Guide
- Global Property Guide Rental Yields
- Airbtics Prague Revenue Report