SUMMARY
Yes. Prague 10 is still the cheapest of Prague’s ten numbered districts for apartments, but the title is much less useful than it sounds once you get down to individual neighborhoods and listings.
The district ranking is unusually well supported: Prague 10 comes out cheapest in new-build asking prices, actual new-build selling prices and a broad current listing dataset. That makes the conclusion more robust than a one-index story.
The important catch is that Prague 4 is almost level with it in the wider apartment market. The gap is only CZK 394/m² in current average asking prices, so the district ranking can flip without any meaningful change in affordability.
Prague 10’s cheaper reputation is also very uneven inside the district. Záběhlice sits around CZK 147,400/m² while Vršovice is close to CZK 179,000/m², a spread large enough to overwhelm the district label completely.
That is why the cheapest actual places to search are not all in Prague 10. Lhotka and Černý Most are cheaper than the Prague 10 average, while Letňany and several other outer neighborhoods compete closely with its lower-priced areas.
Prague 10 does still have genuinely lower-priced new supply. Current Habitat units in Malešice show that the district’s new-build discount is not just a statistical quirk caused by averaging very different projects together.
The affordability gap is narrowing, though. Prague 10’s latest new-build asking price rose faster than the Prague-wide average, cutting its discount from roughly 10.6% to 8.7% in one reading.
For a buyer comparing Prague 10 with central Prague, the savings are meaningful. Against Prague 4 or Prague 9, especially in the resale market, the difference is often small enough that condition, street, transport and building quality matter more.
Lower purchase prices do not automatically make Prague 10 the best investment district either. Its rough gross rental yield is around 3.5%, while Prague 9 is slightly higher and some individual neighborhoods elsewhere reach closer to 4%.
The practical conclusion is simple: Prague 10 remains the cheapest numbered district and is still a sensible place to start a lower-budget search, but anyone focused on paying the least should compare neighborhoods across Prague rather than buy into the old shortcut that “Prague 10 is cheap.”
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Is Prague 10 still the cheapest district for apartments today?
Yes. Prague 10 is currently the cheapest of Prague’s ten numbered districts, and two different parts of the market point to the same answer.
The latest Deloitte Develop Index puts new apartments in Prague 10 at an average asking price of CZK 166,800 per square metre. Prague as a whole is at CZK 182,700/m², so Prague 10 is about 9% cheaper.
Actual new-build sales tell an even stronger story. The latest quarterly analysis from Trigema, Central Group and Skanska Residential puts the average selling price of a new apartment in Prague 10 at roughly CZK 159,000/m². Prague 9, the next-cheapest district in that dataset, is around CZK 171,000/m², while Prague overall has reached CZK 182,845/m².
And the newest broad listing data reach the same result outside the pure new-build market. Nemovitomat currently tracks 713 apartments for sale in Prague 10 at an average asking price of CZK 160,529/m². That is the lowest of all ten numbered districts.
There is one big catch: Prague 4 is only CZK 394/m² more expensive. At that point, calling Prague 10 uniquely cheap starts to stretch the evidence.
| Current apartment-price measure | Prague 10 | Prague 4 | Prague 9 | Prague overall |
|---|---|---|---|---|
| New-build asking price | CZK 166,800/m² | Higher | Higher | CZK 182,700/m² |
| New-build selling price | ~CZK 159,000/m² | Higher | ~CZK 171,000/m² | CZK 182,845/m² |
| Broad asking-price average | CZK 160,529/m² | CZK 160,923/m² | CZK 162,675/m² | CZK 175,612/m² |
| Broad asking-price median | CZK 155,581/m² | CZK 155,952/m² | CZK 161,015/m² | CZK 170,533/m² |
Why is calling Prague 10 “the cheapest place in Prague” misleading?
Prague 10 is the cheapest numbered district right now, but Prague’s cheapest individual neighborhoods are elsewhere too.
That distinction changes the question completely. A district average blends together hundreds of apartments across very different streets, buildings and neighborhoods. Someone buying one apartment does not buy the average of Prague 10.
The latest Nemovitomat dataset makes this visible. Lhotka is currently the cheapest neighborhood among the 59 Prague locations with enough listings to be included, at CZK 143,085/m². Černý Most follows at CZK 144,280/m². Záběhlice, one of the cheaper areas associated with Prague 10, is around CZK 147,400/m².
Compare that with Vršovice at CZK 178,999/m². Two apartments can both be described loosely as being in Prague 10 while sitting more than CZK 30,000/m² apart.
The useful answer is more precise: Prague 10 currently wins the district ranking, but buyers hunting for Prague’s absolute cheapest apartment should search neighborhood by neighborhood.
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Has Prague 10 been cheapest long enough for this to look structural?
Yes. Prague 10 has now spent four consecutive Deloitte readings at the bottom of the new-build price table.
The sequence is surprisingly consistent. Its average new-build asking price went from CZK 158,000/m² to CZK 157,000, then CZK 161,200 and now CZK 166,800. During the same four readings, Prague’s overall average climbed from CZK 171,700 to CZK 182,700.
Prague 10 therefore stayed cheapest through both quieter and stronger periods of price growth. We are not looking at one strange quarter caused by a cheap project suddenly entering the market.
Its discount has moved around, though. Prague 10 was roughly 8% below the Prague average at the start of that sequence, widened to around 11%, and has lately come back to about 9%.
So the position looks durable for now, while the size of the bargain moves around much faster.
| Deloitte reading | Prague 10 | Prague average | Prague 10 discount |
|---|---|---|---|
| Earlier reading | CZK 158,000/m² | CZK 171,700/m² | ~8.0% |
| Next reading | CZK 157,000/m² | CZK 176,600/m² | ~11.1% |
| Previous reading | CZK 161,200/m² | CZK 180,300/m² | ~10.6% |
| Latest reading | CZK 166,800/m² | CZK 182,700/m² | ~8.7% |
Is Prague 10 still clearly cheaper than Prague 4 and Prague 9?
For new apartments, yes. For the wider resale and listing market, barely.
This is probably the most important distinction for a buyer today. New-build selling prices put Prague 10 around CZK 159,000/m² and Prague 9 around CZK 171,000/m². A 70 m² apartment priced exactly at those averages would differ by roughly CZK 840,000.
Current listings tell another story. Prague 10 averages CZK 160,529/m², Prague 4 CZK 160,923 and Prague 9 CZK 162,675. Prague 10 is only 0.25% cheaper than Prague 4 and 1.3% cheaper than Prague 9.
The medians are just as close: CZK 155,581/m² in Prague 10 and CZK 155,952 in Prague 4.
On a 70 m² apartment, that difference between Prague 10 and Prague 4 is only around CZK 28,000. One extra balcony, a renovated bathroom or a quieter street can wipe it out immediately.
So yes, Prague 10 is cheaper in aggregate. But for a resale buyer, crossing the district boundary does not buy you a meaningful discount by itself.
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Where are Prague’s cheapest apartments actually being advertised now?
The cheapest current neighborhoods are spread across several parts of Prague, which makes the district league table much less useful for bargain hunting.
Nemovitomat’s latest sample puts Lhotka at CZK 143,085/m², followed by Černý Most at CZK 144,280 and Záběhlice at CZK 147,400. Bohnice, Horní Měcholupy and Letňany also sit below CZK 151,000/m².
Prague 10 does appear near the cheap end through Záběhlice and, to a lesser extent, Strašnice at CZK 158,136/m². Yet there are plenty of cheaper choices outside it.
Prosek is currently around CZK 160,748/m², which is much closer to the Prague 10 district average than older comparisons suggested. That is another reason to keep updating this analysis rather than relying on a fixed idea that one neighborhood is permanently “cheap.”
The spread is substantial. Vršovice costs roughly 25% more per square metre than Záběhlice in the same current dataset.
| Neighborhood | Current asking price | Approx. listings | What it shows |
|---|---|---|---|
| Lhotka | CZK 143,085/m² | 21 | Cheapest current sample |
| Černý Most | CZK 144,280/m² | 38 | Cheaper than Prague 10 average |
| Záběhlice | CZK 147,400/m² | 147 | One of the strongest Prague 10-area bargains |
| Letňany | CZK 150,562/m² | 100 | Cheap option outside Prague 10 |
| Strašnice | CZK 158,136/m² | 143 | Near Prague 10 district average |
| Prosek | CZK 160,748/m² | 54 | Currently close to Prague 10 overall |
| Vršovice | CZK 178,999/m² | 182 | Far above the district average |
Which parts of Prague 10 are keeping its average price low?
Záběhlice and the cheaper end of Strašnice are doing much more of the work than Vršovice.
Current asking prices put Záběhlice around CZK 147,400/m². Strašnice is roughly CZK 158,100. Malešice is higher at about CZK 165,700, although its median is only around CZK 157,600.
Then we reach Vršovice at almost CZK 179,000/m².
That is a gap of roughly CZK 31,600/m² between Vršovice and Záběhlice. On a 70 m² apartment, it translates into more than CZK 2.2 million.
This internal spread explains why “Prague 10 prices” can be confusing. Someone shopping in Vršovice is competing in a very different market from someone looking around Záběhlice, even though both searches can end up under the same broad Prague 10 label.
The district remains cheap partly because enough lower-priced housing sits alongside its increasingly expensive inner neighborhoods.
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Is Vršovice still a cheap place to buy an apartment?
No. Vršovice is currently too expensive to be called one of Prague’s budget neighborhoods.
The latest broad listing data put Vršovice at CZK 178,999/m², about 11.5% above the Prague 10 district average. Vršovice is also more expensive than Modřany, Nusle, Prosek, Strašnice, Letňany, Záběhlice and a long list of other residential neighborhoods.
Completed-sale evidence tells us why some older comparisons can make Vršovice look cheaper. Brivo’s cadastral dataset for earlier completed transactions puts Vršovice around CZK 152,078/m² across 372 sales. That is useful evidence of what buyers actually paid, but those transactions naturally lag today’s asking market.
The latest offers show where sellers are trying to price Vršovice these days. They put it much closer to Žižkov and Vysočany than to Prague’s genuinely cheap neighborhoods.
Anyone choosing Prague 10 because they specifically want Vršovice should forget the district’s “cheapest in Prague” reputation. It says very little about the price they will actually face there.
Are new apartments in Prague 10 genuinely cheaper, or is the district average fooling us?
Some Prague 10 new builds are genuinely cheap by current Prague standards, especially in Malešice.
Skanska’s Habitat project gives us concrete examples. Current available two-room apartments include units around 49–54 m² priced roughly between CZK 7.6 million and CZK 8.2 million. That generally works out around CZK 144,000–156,000/m² depending on the unit.
A 71.2 m² three-room apartment has been listed at CZK 10.15 million, roughly CZK 143,000/m². Another 82.6 m² unit at CZK 10.5 million comes to about CZK 127,000/m² when measured against the listed total area.
Those prices sit comfortably below Prague’s current new-build average of roughly CZK 183,000–188,000/m², depending on whether we look at actual selling prices or advertised stock.
There is real lower-priced new supply in Prague 10, then. The district ranking is not being produced entirely by statistical noise.
What buyers should avoid is extending the Malešice pricing to every new development carrying a Prague 10 address.
| Example | Area | Asking price | Approx. price per m² |
|---|---|---|---|
| Habitat 2+kk | 49.0 m² | CZK 7.61m | CZK 155,000/m² |
| Habitat 2+kk | 53.8 m² | CZK 7.72m | CZK 143,000/m² |
| Habitat 3+kk | 71.2 m² | CZK 10.15m | CZK 143,000/m² |
| Habitat 3+kk | 82.6 m² | CZK 10.50m | CZK 127,000/m² |
| Prague new-build selling average | — | — | CZK 182,845/m² |
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Is Prague 10 becoming less cheap compared with the rest of Prague?
Lately, yes. Prague 10 is still cheapest, but the gap has started to narrow.
Deloitte’s previous reading put Prague 10 at CZK 161,200/m². The latest one is CZK 166,800, a rise of about 3.5%.
Across Prague, the average increased from CZK 180,300 to CZK 182,700 over the same interval, or roughly 1.3%.
Prague 10 therefore rose more than twice as fast in percentage terms during that period. Its discount to Prague narrowed from approximately 10.6% to 8.7%.
As seen above, Prague 10 has remained cheapest through four consecutive readings, so one faster quarter does not overturn the longer pattern. It does tell us buyers should not assume the affordability gap will keep widening.
At the moment, Prague 10 looks like the lowest-priced part of a rising market, not a district being left behind.
Does buying in Prague 10 save enough money to make a real difference?
Against central Prague, absolutely. Against Prague 4 or Prague 9, often not.
Take a hypothetical 60 m² new apartment. At Deloitte’s Prague 10 average of CZK 166,800/m², the price comes to about CZK 10.0 million. At the Prague-wide new-build average, the same 60 m² reaches almost CZK 11.0 million.
That CZK 950,000 gap is large enough to change the financing equation for many buyers.
The current resale-style listing comparison is much tighter. At today’s district averages, 70 m² costs roughly CZK 11.24 million in Prague 10, CZK 11.26 million in Prague 4 and CZK 11.39 million in Prague 9.
So the Prague 10 versus Prague 4 difference is almost irrelevant once we get down to an individual property. The Prague 10 versus central Prague discount is where the money becomes meaningful.
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Does Prague 10 also offer better rental returns because apartments cost less?
Only slightly, and Prague 9 currently looks a little better.
Nemovitomat’s current asking data put Prague 10 rents around CZK 470/m² per month and sale prices around CZK 160,529/m². That produces a rough gross yield of about 3.5%.
Prague 4 also sits around 3.5%. Prague 9 reaches roughly 3.6%, helped by rents around CZK 492/m² against a sale price of CZK 162,675/m².
The differences are small enough that one good or bad apartment can reverse them. They also come before maintenance, vacancy, taxes, furnishing, service costs and financing.
At neighborhood level, the picture moves around even more. Košíře is currently close to a 4% advertised gross yield, Nusle around 3.9%, while Malešice sits closer to 3%.
Prague 10’s lower purchase price does not make it Prague’s obvious yield play. Investors can find stronger rent-to-price combinations elsewhere.
Could Prague 10 lose its cheapest-district title soon?
Yes, especially because Prague 4 is already almost level with it in the broader apartment market.
Only CZK 394/m² separates the two districts in the latest listing averages. That is tiny. A shift in the mix of apartments coming onto the market could reverse the ranking without any dramatic change in underlying values.
New builds give Prague 10 more breathing room. The latest completed-sale comparison has Prague 10 around CZK 159,000/m² versus Prague 9 at CZK 171,000. But Prague’s development market is moving quickly. Around 1,950 new apartments were sold citywide in the latest reported quarter, up roughly 11% from a year earlier, while available new-build supply climbed to around 6,450 units, its highest level in a decade.
Construction has picked up too. The Czech Statistical Office recorded 2,788 housing starts in Prague in the latest reported quarter, up 59% from the same period a year earlier.
A changing project mix can therefore move district averages quite quickly. More lower-priced Malešice-style supply would help Prague 10 hold the title. More expensive Vršovice and inner-Strašnice stock would pull it the other way.
For now, Prague 10 still leads. The resale-market margin is already too small for us to assume it will always do so.
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So, is Prague 10 still the cheapest place for apartments?
Mostly yes. Prague 10 is currently Prague’s cheapest numbered district, but it is no longer accurate to call it simply “the cheapest place in Prague.”
The evidence for the district ranking is unusually strong. Prague 10 is cheapest in Deloitte’s latest new-build asking-price data. It is cheapest in the latest Trigema, Central Group and Skanska Residential figures for actual new-build selling prices. It also comes out cheapest in Nemovitomat’s newest broad sample of nearly 6,000 Prague apartment listings.
But the closer we get to the apartment a buyer would actually purchase, the weaker that label becomes.
Prague 10 beats Prague 4 by only 0.25% in current broad asking prices. Several neighborhoods elsewhere in Prague are cheaper than the Prague 10 average. Within Prague 10 itself, Záběhlice sits around CZK 147,000/m² while Vršovice is close to CZK 179,000/m².
That is the answer we would use today: Prague 10 remains the cheapest numbered district, and it is still one of the first places worth checking for lower-priced new apartments. But buyers whose real goal is simply to pay the least should search Záběhlice, Lhotka, Černý Most, Letňany and other lower-priced neighborhoods alongside Prague 4, Prague 9 and Prague 10.
The old shortcut was “Prague 10 is cheap.” The current market requires a street-level search.
OUR METHODOLOGY
This analysis tests whether Prague 10 is still the cheapest place for apartments by separating a broad district label into the parts of the market that can actually confirm or weaken it: new-build asking prices, completed new-build sales, current apartment listings, neighborhood-level prices, live project inventory and rental economics.
We treated “cheapest” as a ranking to verify rather than a reputation to repeat. District averages can move because the mix of apartments for sale changes, so we checked whether Prague 10’s position appeared across independent datasets and whether it persisted over several consecutive readings.
New-build asking prices come from Deloitte’s Develop Index, while actual new-apartment selling prices, citywide sales volumes and available supply come from the joint market analysis published by Trigema, Central Group and Skanska Residential. These two sources measure different parts of the development market, which is why agreement between them carries more weight than either series alone.
For the broader market, we used Nemovitomat’s current district and neighborhood listing data to compare average and median asking prices, listing counts, rents and rough gross yields. We kept asking-price evidence separate from completed-sale evidence rather than blending them into one synthetic number.
We then checked the district average against live units and transaction-based evidence. Skanska Residential’s Habitat inventory in Malešice was used to see whether genuinely lower-priced Prague 10 new builds exist at apartment level, while Brivo’s Vršovice transaction data provided a useful historical contrast with today’s advertised prices.
Where per-square-metre differences were hard to judge intuitively, we translated them into hypothetical 60 m² or 70 m² apartments. Those examples are illustrations rather than forecasts, and they are there to show whether a district-level gap is large enough to matter in an actual purchase.
For the question of whether Prague 10 could lose the title, we also looked at recent Prague new-build sales, available supply and housing starts. The Czech Statistical Office provides the official housing-construction figures, which help show how quickly the project mix can change underneath a district average.
Key sources used for this analysis include: Deloitte’s Develop Index, Deloitte Develop Index Q2 2026, Trigema, Central Group and Skanska Residential’s latest Prague new-apartment analysis, Nemovitomat’s Prague apartment-price dataset, Nemovitomat’s rent-to-price yield comparisons, Skanska Residential’s live Habitat inventory, Brivo’s Vršovice completed-sale dataset, and the Czech Statistical Office’s Prague housing-construction data.
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