Get all the data you need about the real estate market in Prague
SUMMARY
A typical apartment in Prague now costs about CZK 8–12 million, with roughly CZK 10 million becoming the city’s real mainstream buying budget.
Older apartments and new developments now sit in noticeably different price bands. Recent completed sales put older stock around CZK 149,000/m², while first-sale new apartments are closer to CZK 183,100/m².
That new-build premium is large enough to change what a normal budget buys. On a 70 m² apartment, the gap between those two citywide benchmarks is almost CZK 2.4 million before location, parking or finish quality enter the picture.
Prague is also a market where total budget can be misleading. Small apartments cost less overall, but studios and compact 1+kk units often carry some of the highest prices per square metre in the city.
Location can move the final bill by several million crowns. Prague 1, Prague 2 and Prague 7 remain expensive, while Prague 4, Prague 9 and Prague 10 generally stretch a buyer’s money much further.
A CZK 5 million budget is now tight for a conventional apartment, especially in new construction. CZK 10 million opens much more of the resale market, while CZK 15 million gives buyers far more room on size and location.
There is more new-build inventory than there was recently, but it has not translated into falling prices. Developers were still selling strongly in the latest quarter while average sale prices remained at record levels.
Mortgage conditions make the headline purchase price only part of the affordability problem. Standard owner-occupiers usually need about 20% equity, while investment buyers can face a 30% equity requirement under the tighter recommended limits.
Transaction taxes are comparatively light because the former 4% acquisition tax has been abolished. Legal work, escrow, brokerage structure, mortgage costs and extras such as parking can still add up, but Prague does not have the kind of large buyer tax seen in many other cities.
Foreign buyers can generally purchase Prague apartments without a special foreign-buyer surcharge. The harder issue is financing, since Czech banks can treat residence status, income source and income currency differently.
Nothing in the latest data points to an imminent citywide bargain phase. Prices are still rising, mortgage lending remains active and the increase in available new apartments has so far produced more choice rather than a broad reset in values.
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What Does It Cost to Buy an Apartment in Prague?
What does a typical apartment in Prague cost now?
A normal apartment in Prague currently costs roughly CZK 8–12 million, although the useful range is much wider once we separate older homes from new developments.
The latest completed-sale data published by ČBA Monitor and sourced from Flat Zone put older Prague apartments at about CZK 149,000 per square metre in the second quarter. First sales of new apartments were much higher, at roughly CZK 183,100/m².
The apartments buyers see online sit somewhere between those two benchmarks. Nemovitomat’s recent Prague listing database contained almost 6,000 apartments and showed a median asking price around CZK 170,500/m² and a median total price just under CZK 10 million.
Those figures give us a useful first budget. A 50 m² older apartment works out at roughly CZK 7.45 million at the recent transaction average. The same 50 m² bought new comes closer to CZK 9.2 million. At 70 m², the rough numbers become CZK 10.4 million and CZK 12.8 million.
| Prague apartment | Price benchmark | Approx. 50 m² | Approx. 70 m² | What the number represents |
|---|---|---|---|---|
| Older apartment | CZK 149,000/m² | CZK 7.45m | CZK 10.43m | Completed transactions |
| New apartment, first sale | CZK 183,100/m² | CZK 9.16m | CZK 12.82m | Completed first sales |
| Current listings | CZK 170,500/m² median | CZK 8.53m | CZK 11.94m | Asking market |
How much more does a new apartment in Prague cost?
A new Prague apartment currently costs roughly 20–25% more per square metre than older housing across the city.
The gap between CZK 149,000/m² for older apartments and CZK 183,100/m² for first-sale new homes comes to about CZK 34,000/m². Across a 70 m² apartment, that difference alone is almost CZK 2.4 million.
Deloitte’s latest Develop Index points in almost exactly the same direction from the asking side of the market. Developer price lists averaged CZK 182,700/m², up from CZK 176,600/m² at the end of last year and CZK 169,300/m² roughly a year earlier.
Prague new-build housing has moved from the high CZK 160,000s to above CZK 180,000/m² in a relatively short period. Buyers waiting for developers to reverse the previous price increases have not been rewarded so far.
The “older apartment” benchmark also needs a little care. Flat Zone places apartments built before 1995 in that category. A beautifully renovated Vinohrady apartment, a panel flat on the edge of Prague and an unrenovated brick apartment can therefore sit inside the same broad market while selling at completely different prices.
Get fresh and reliable data on the Prague property market
A renovated flat inside the old town is priced on the postcard and on a nightly income the rules no longer allow. Where asking prices sit furthest from what places actually earn and resell for.
What can CZK 5 million, CZK 10 million or CZK 15 million buy in Prague?
CZK 5 million now buys very little conventional apartment space in Prague, CZK 10 million reaches the mainstream market, and CZK 15 million gives buyers far more room to choose.
At the current older-apartment transaction average, CZK 5 million represents about 34 m². In the new-build market, the same budget corresponds to only around 27 m².
CZK 10 million is a much more useful dividing line. It equates to roughly 67 m² of older housing or 55 m² of new housing before we account for district, condition, parking or unusually expensive projects.
At CZK 15 million, the theoretical space rises to about 101 m² in older stock and 82 m² in new housing. Prime central locations can still reduce those floor areas sharply, but the calculation shows why CZK 10 million increasingly feels like a normal Prague buying budget rather than a high-end one.
| Budget | Older apartment at CZK 149k/m² | New apartment at CZK 183.1k/m² | Rough buying power |
|---|---|---|---|
| CZK 5m | 34 m² | 27 m² | Studio / very compact apartment |
| CZK 7.5m | 50 m² | 41 m² | Mainstream small resale |
| CZK 10m | 67 m² | 55 m² | Broad mainstream budget |
| CZK 12.5m | 84 m² | 68 m² | Family-sized resale becomes easier |
| CZK 15m | 101 m² | 82 m² | Large resale or substantial new unit |
| CZK 20m | 134 m² | 109 m² | Premium-size territory |
Which parts of Prague are cheapest and most expensive for apartments?
Prague 1, Prague 2 and Prague 7 currently sit at the expensive end of the market, while Prague 4, Prague 9 and Prague 10 generally give buyers much more space for the same money.
Nemovitomat’s recent asking-price data put Prague 1 at a median of roughly CZK 221,000/m². Prague 7 was close to CZK 200,000/m² and Prague 2 around CZK 198,000/m².
Prague 4 and Prague 10 were both near CZK 156,000/m², while Prague 9 was around CZK 161,000/m².
That spread becomes large very quickly. At those median asking prices, a theoretical 70 m² apartment costs about CZK 10.9 million in Prague 10 versus roughly CZK 15.4 million in Prague 1. Location alone creates a gap of around CZK 4.5 million before we even compare renovation, building quality or outdoor space.
| District | Median asking price/m² | Approx. 70 m² | Broad position |
|---|---|---|---|
| Prague 1 | CZK 220,700 | CZK 15.45m | Most expensive |
| Prague 2 | CZK 198,100 | CZK 13.87m | Very expensive |
| Prague 3 | CZK 179,400 | CZK 12.56m | Above average |
| Prague 4 | CZK 156,000 | CZK 10.92m | Lower-cost |
| Prague 5 | CZK 172,000 | CZK 12.04m | Mid-market |
| Prague 6 | CZK 175,900 | CZK 12.31m | Mid/high |
| Prague 7 | CZK 199,900 | CZK 13.99m | Very expensive |
| Prague 8 | CZK 165,900 | CZK 11.61m | Mid-market |
| Prague 9 | CZK 161,000 | CZK 11.27m | Lower-cost |
| Prague 10 | CZK 155,600 | CZK 10.89m | Lower-cost |
Everything a foreign buyer should know before buying in Prague
The pack also covers the reservation contract an agent will put in front of you first, and whether the flat is even yours to register.
Does the exact Prague neighbourhood really change the price that much?
Yes. Moving between Prague neighbourhoods can change the cost of a normal apartment by several million crowns even before the condition of the property enters the calculation.
Recent neighbourhood-level market data put Bubeneč around CZK 182,500/m², Vinohrady near CZK 176,400 and Karlín close to CZK 174,600. Prosek was much cheaper at about CZK 140,800/m².
Žižkov, Vršovice, Nusle and Břevnov clustered closer to the CZK 150,000–154,000/m² range, while Holešovice and Dejvice sat higher.
The difference between Bubeneč and Prosek comes to roughly CZK 41,700/m². Across 70 m², we are talking about almost CZK 2.9 million.
District averages can still mislead someone comparing individual properties. Prague 6 includes both very expensive Bubeneč and less costly parts farther from the centre; Prague 8 contains Karlín as well as much cheaper neighbourhoods farther east.
Are small apartments in Prague actually cheap?
Small Prague apartments are cheaper in total, but buyers currently pay a heavy premium for each square metre.
Recent listing data put 1+kk apartments at an average of roughly CZK 206,000/m². The figure drops to around CZK 182,000/m² for 2+kk apartments, CZK 171,000/m² for 3+kk units and about CZK 140,000/m² for traditional 3+1 layouts.
So multiplying Prague’s citywide average by 30 m² usually makes a studio look cheaper than the studio market really is. Small units appeal to first-time buyers and investors, and their total ticket price is easier to finance, which helps keep the price per square metre high.
Deloitte has found the same pattern among new developments. Its developer data showed the smallest layouts carrying the highest per-square-metre prices, while larger apartments became progressively cheaper per metre.
| Layout | Average asking price/m² | Median asking price/m² | Approximate position |
|---|---|---|---|
| 1+kk | CZK 206,100 | CZK 201,800 | Most expensive per m² |
| 1+1 | CZK 168,600 | CZK 164,300 | Lower |
| 2+kk | CZK 182,100 | CZK 176,800 | High |
| 2+1 | CZK 156,200 | CZK 150,700 | Moderate |
| 3+kk | CZK 171,400 | CZK 166,700 | Moderate/high |
| 3+1 | CZK 140,300 | CZK 132,300 | Cheapest per m² among common layouts |
The districts and new projects in Prague that are most overpriced
A renovated flat inside the old town is priced on the postcard and on a nightly income the rules no longer allow. Where asking prices sit furthest from what places actually earn and resell for.
Are Prague apartment prices still rising quickly?
Yes. Prague apartment prices are still rising at roughly double-digit annual rates, although the pace has stopped accelerating quite as aggressively as it did earlier.
ČBA Monitor’s latest Flat Zone figures show first-sale new apartments around 11% more expensive than a year earlier. Czech Statistical Office data put annual growth at 11.1% for new Prague apartments and 11.5% for older apartments in its most recent comparable quarter.
The longer trend is even harder to ignore. According to the same ČBA compilation of official data, new Prague apartment prices are around 1.7 times their pre-pandemic level. Older-apartment prices are about 1.8 times higher. Compared with late 2013, the multiples rise to roughly 2.8 and 2.9.
Recent quarterly growth has cooled somewhat. New first-sale prices increased about 2.3% quarter on quarter in Flat Zone’s latest reading, while annual growth eased from the previous 12.1%. Older-apartment quarterly growth has also slowed from some of the stronger jumps recorded earlier.
Prices are still moving up fast enough to hurt affordability, even if the market is no longer accelerating every quarter.
Is Prague finally building enough apartments to bring prices down?
No. Prague has more new apartments for sale than it did recently, but the extra inventory has not been large enough to push prices lower.
An analysis by Trigema, Central Group and Skanska Residential found roughly 6,450 new apartments available for sale at the end of the second quarter, the highest level in about a decade. That sounds encouraging until we look at what buyers were doing at the same time.
Around 1,950 new apartments sold during the quarter, about 11% more than a year earlier. The average sale price was already above CZK 182,000/m², while the average asking price approached CZK 188,000/m².
The additional supply arrived alongside stronger sales and record pricing. Large new project phases added stock, but buyers absorbed enough of it to prevent the market from loosening dramatically.
The permitting pipeline also remains weak relative to Prague’s housing needs. With future supply still constrained, the recent jump in available units looks more like temporary breathing room than the start of a broad buyer’s market.
| New-build measure | Latest reading | What changed |
|---|---|---|
| Apartments available for sale | ~6,450 | Highest level in about a decade |
| Apartments sold during Q2 | ~1,950 | About +11% y/y |
| Average asking price | Nearly CZK 188,000/m² | New high |
| Average sale price | Above CZK 182,000/m² | New high |
| Near-term implication | More choice | Still no broad price decline |
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How much below the asking price can Prague buyers realistically pay?
Prague buyers should expect some room between asking and selling prices, but assuming a citywide 10% discount would be far too aggressive.
The strongest recent matched evidence comes from the new-build market. Trigema, Central Group and Skanska Residential reported an average asking price approaching CZK 188,000/m² and an average selling price above CZK 182,000/m². The gap is only around 3%.
The resale market is harder to measure cleanly because the CZK 170,500/m² median listing figure and the CZK 149,000/m² older-apartment transaction figure describe different sets of homes. Comparing those two numbers directly and calling the difference a negotiation discount would be wrong.
Actual bargaining power depends heavily on the apartment. A correctly priced unit in Vinohrady, Karlín or Dejvice can attract buyers quickly. An overpriced flat needing renovation, sitting on the market for months or facing obvious drawbacks gives a buyer much more leverage.
For budgeting, the asking price is best treated as a starting point rather than a promise of a large automatic discount.
How much cash do you need to buy a Prague apartment with a mortgage?
Most owner-occupiers buying in Prague need roughly 20% of the property price in cash, while qualifying buyers under 36 can potentially borrow up to 90% of the property value.
The Czech National Bank currently keeps the standard LTV ceiling at 80% for owner-occupied mortgages, with a 90% ceiling available to younger borrowers buying their own home.
For a CZK 10 million Prague apartment, an 80% mortgage means finding CZK 2 million of equity. At CZK 15 million, the equity requirement rises to CZK 3 million.
Investment buyers face a tougher rule. Since April, the Czech National Bank has recommended a maximum 70% LTV and a debt-to-income ratio of seven for investment mortgages. A CZK 10 million investment property can therefore require roughly CZK 3 million of equity before other purchase costs.
That rule affects a fairly specific part of the market rather than every mortgage borrower. The CNB estimated that the tighter investment limits would have affected about 7.5% of new mortgage lending in the quarter it tested.
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Are Prague mortgages cheap enough to make these prices manageable?
No. Mortgage rates have come down from their 2022 peak, but financing a Prague apartment is still expensive at current property prices.
ČBA Hypomonitor’s latest published reading put the average rate on new mortgages at 4.90%. The average newly issued mortgage was CZK 4.59 million, with an illustrative monthly payment of CZK 25,589.
Czech mortgage rates briefly fell below 2% in early 2021 and later peaked close to 6%. Today’s level is clearly better than the peak, but buyers have not regained anything close to the cheap financing available during the previous housing boom.
Mortgage demand has nevertheless stayed fairly strong. Banks issued CZK 30.8 billion of new mortgages in the latest monthly data, and ČBA described the market as cooler but still strong after adjusting for normal seasonal effects.
Borrowing is still expensive, but enough households are financing purchases to keep pressure on Prague prices.
What extra costs come on top of a Prague apartment’s purchase price?
Extra buying costs in Prague are relatively modest compared with countries that charge a large acquisition tax, although legal, financing and transaction expenses still need to be budgeted.
The Czech Republic abolished its former 4% real-estate acquisition tax. A buyer purchasing a CZK 10 million apartment therefore no longer faces the CZK 400,000 tax bill that this levy would once have created.
The cadastral registration fee is only CZK 2,000. Buyers commonly pay for legal review and escrow as well, while mortgage buyers may face valuation or bank-related costs depending on the lender.
Brokerage fees require more attention because the structure varies from one listing to another. Sometimes the seller pays the agent; elsewhere the advertised terms can shift part of the cost toward the buyer. We would check this before treating any listing price as the full acquisition cost.
New developments can also carry optional extras such as parking spaces, storage units and specification upgrades. On an expensive project, those additions can matter far more than the government registration fee.
The unwritten rules of negotiating and making an offer in Prague
Asking prices expect a negotiation, and a flat that has been listed since spring is a different conversation. How far below asking people go by district and building type, and what to put in writing.
Can foreigners buy Prague apartments without paying a foreign-buyer premium?
Yes. Foreign buyers can generally purchase apartments in Prague without a special foreign ownership surcharge or a higher acquisition tax.
The Czech government’s public information on property ownership states that individuals can in principle buy Czech real estate regardless of nationality. Prague therefore has none of the broad foreign-buyer stamp duties or minimum purchase-price rules found in some international property markets.
A foreign buyer should still separate ownership rules from mortgage access. Czech banks can look at residence status, where the buyer earns income, the currency of that income and the borrower’s credit profile when deciding how much to lend.
Foreign demand is visible at the upper end of Prague, but Czech buyers still dominate. Svoboda & Williams reported that foreign buyers represented 23% of purchasers in the premium market it tracked during the first half of the year, compared with 77% for Czech buyers.
Foreigners clearly participate in Prague pricing, especially in central and premium housing, but the city’s apartment market is still overwhelmingly shaped by domestic demand.
Is Prague 1 always the most expensive place to buy a new apartment?
No. Prague 1 is extremely expensive, but the tiny number and unusual mix of new projects there can make another central district rank higher at any given moment.
Deloitte’s latest developer data put Prague 2 at roughly CZK 265,100/m², the highest average new-build asking price among Prague districts. Prague 10 was lowest at about CZK 166,800/m².
Prague 1 shows why these district averages need care. Deloitte recorded its new-build average moving from roughly CZK 243,000/m² to CZK 262,000/m² and then above CZK 317,000/m² across successive reporting periods before the district mix changed again.
Those jumps do not mean every new Prague 1 apartment gained tens of percent in a few months. Very few developments come to market in the historic centre, so one expensive project can move the average sharply.
For a buyer comparing actual apartments, Prague 1 remains one of the most expensive places in the city. The exact quarterly ranking tells us much less than the absolute price level.
We have prepared 12 documents to help you invest well in Prague
What each district costs, how long a flat sits before it sells, what it rents for. Plus the things nobody writes down: the reservation contract an agent will put in front of you first, and whether the flat is even yours to register.
So what does it really cost to buy an apartment in Prague today?
Prague is now roughly a CZK 10 million mainstream apartment market, with cheaper entry points below that level and plenty of family-sized or prime properties pushing well beyond CZK 15 million.
For older housing, around CZK 149,000/m² is a useful recent transaction benchmark. A mainstream new apartment is closer to CZK 180,000–185,000/m², while small units and prime central locations can easily cross CZK 200,000/m².
That puts a normal 50 m² resale around CZK 7–8 million at citywide transaction levels. A comparable new apartment is closer to CZK 9 million. Buyers looking for 60–70 m² should think more in terms of CZK 10–13 million, while larger new apartments or strong central locations can take the budget toward CZK 15–20 million surprisingly quickly.
Prague 4, Prague 9 and Prague 10 still offer some of the clearest ways to lower the entry price. Prague 1, Prague 2 and Prague 7 demand much larger budgets, and the smallest apartments carry some of the highest prices per square metre in the city.
Current market conditions give us little reason to base a purchase decision on hopes of an imminent broad price drop. New-build sales remain strong, transaction prices are still rising at double-digit annual rates, mortgage lending remains active and the recent improvement in available new supply has not forced developers to cut prices.
For someone asking what an apartment in Prague costs these days, the useful shorthand is around CZK 8 million for a smaller mainstream resale, about CZK 10 million for meaningful choice, CZK 12–15 million for much more comfortable family-sized options, and CZK 15 million-plus once new construction, larger floor plans or prime locations become priorities.
OUR METHODOLOGY
We treated the cost of buying an apartment in Prague as a market-analysis question rather than a single-price lookup. The analysis separates completed transactions from current asking prices, older apartments from new developments, and citywide averages from the much wider differences created by size, layout, district and neighbourhood.
Completed-sale data received the most weight when establishing realized market values. Asking-price data was used for what buyers currently encounter online and for comparisons by district, neighbourhood and layout, without treating listing prices as if they were completed transactions.
We then checked those price benchmarks against the broader market: recent annual and quarterly price growth, new-build sales and available inventory, mortgage rates and loan-to-value rules, acquisition costs and the rules that apply to foreign buyers. Where datasets measured different parts of the market, we kept them separate instead of forcing them into one blended average.
The main transaction and price sources were ČBA Monitor / Flat Zone on Prague apartment prices, ČBA Monitor / Flat Zone on older-apartment prices, Deloitte Develop Index, Nemovitomat’s Prague listing data, the Czech Statistical Office’s realized apartment-price indices, and Trigema, Central Group and Skanska Residential on Q2 2026 new-build sales and supply.
For financing and buyer rules, we used the Czech National Bank’s LTV rules, its investment-mortgage guidance, ČBA Hypomonitor, the Czech Financial Administration on the abolition of the acquisition tax, the Czech cadastral fee schedule, the Czech government portal on foreign ownership, and Svoboda & Williams’ H1 2026 premium-market report.
Everything a foreign buyer should know before buying in Prague
The pack also covers the reservation contract an agent will put in front of you first, and whether the flat is even yours to register.
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