The average asking rent in Prague was 462 Kč per square metre per month in the second quarter of 2026. For a 55 m² two-room flat (2+kk) that works out at roughly 24,900 Kč a month before utilities. Small flats cost more per metre and large ones less, and the district can move the price by a fifth in either direction.
Average rent in Prague by layout (Q2 2026)
Prague rents are quoted per square metre, so the price of a flat depends on its size as much as on its layout. Two kinds of data published in 2026 give a consistent picture: asking rents from portal listings, and the broader averages in the official rental price maps.
- 1+kk (studio with a kitchen corner), about 30 m²: 529 Kč/m², roughly 15,900 Kč a month in asking rents for Q2 2026. The official price maps, updated in May 2026, put the city-wide average for a 1+kk or 1+1 at 17,481 Kč.
- 2+kk, about 55 m²: 452 Kč/m², roughly 24,900 Kč a month in asking rents. Price-map average for a 2+kk or 2+1: 22,977 Kč.
- 3+kk, about 80 m²: 411 Kč/m², roughly 32,900 Kč a month in asking rents. Price-map average for a 3+kk or 3+1: 26,578 Kč.
The two sources differ because they measure different things. Portal data reflects asking prices of flats advertised in the quarter, which skew towards newer, better-equipped flats in central districts. The official price maps average a broader stock, including older flats and long-standing leases, so their figures come out lower. If you are looking for a flat today, the portal figures are closer to what you will be quoted.
Treat all of these as city-wide averages, pulled down by outer districts and older flats. In the centre and the districts around it, expect to pay noticeably more for anything in good condition: a 1+kk, for example, starts at about 19,000 Kč a month there in our experience, well above the averages quoted above.
If the layout codes are new to you, our explainer on 3+kk and Czech layout abbreviations covers what the numbers and letters mean.
Rent by Prague district (Q2 2026)
Asking rents for the second quarter of 2026 rank the ten central districts like this, all in Kč per m² per month, with the change since the first quarter:
- Prague 7 (Letná, Holešovice): 493 Kč/m², up 0.6%, the most expensive district in the city.
- Prague 1 (Old Town, Malá Strana): 490 Kč/m², down 3.0%, the steepest fall of any district.
- Prague 2 (Vinohrady, Nové Město): 482 Kč/m², down 1.8%.
- Prague 3 (Žižkov, part of Vinohrady): 480 Kč/m², up 0.2%.
- Prague 9 (Vysočany, Prosek): 468 Kč/m², up 3.8%, the largest increase of any district.
- Prague 8 (Karlín, Libeň): 465 Kč/m², down 2.9%.
- Prague 5 (Smíchov, Anděl): 461 Kč/m², up 0.4%.
- Prague 6 (Dejvice, Bubeneč): 454 Kč/m², down 0.9%.
- Prague 4 (Nusle, Podolí, Pankrác): 443 Kč/m², down 2.2%.
- Prague 10 (Vršovice, Strašnice): 442 Kč/m², down 2.0%, the cheapest of the ten.
The spread between the most and least expensive of these districts is 51 Kč/m², which on a 55 m² flat is about 2,800 Kč a month. In practice the differences within a district are often larger than the differences between districts: a renovated flat in a quiet street of Prague 10 can cost more than a tired one in Prague 2.
What happened to Prague rents in 2026 so far
Prague rents rose for several quarters in a row and then paused in the summer:
- Q1 2026: the Prague average rose 3.1% quarter on quarter to 438 Kč/m².
- Q2 2026: the average fell 0.9% to 462 Kč/m², the first quarterly decline after a long run of increases.
- By layout, year on year (Q2 2026 vs Q2 2025): 1+kk up 2%, 2+kk up 14%, 3+kk down 5%.
The analysts behind the quarterly index read the dip as a natural correction rather than a change of direction.
Our take: the 14% jump in two-room rents is the number that matters. The 2+kk is the layout that couples, remote workers and small families all compete for, and it is also the size most new developments deliver, so demand keeps meeting the same supply. Larger flats fell because the buyers who would have rented a 3+kk two years ago have started buying again as mortgage rates settled around 5.4% in the summer of 2026.
For the second half of 2026 we can only sketch two scenarios. The first is a flat autumn: more flats on the market after the summer, a slower economy, and asking rents that hold or drop a further percent or two. The second is the usual September squeeze, when students and new hires arrive and small flats are absorbed within days. Our expectation leans to the first for large flats and the second for anything under 50 m².
What the rent does not include
The advertised rent is the base. Expect to pay these on top:
- Utility and service advances (zálohy): heating, water, building services and often electricity and gas are paid as monthly advances alongside the rent and reconciled once a year in a statement called vyúčtování. The amount depends on the building and the flat size, and the landlord must state it in the lease.
- Deposit (kauce): Czech law caps the deposit at three months' rent. Two months is common in Prague, three for furnished or new flats.
- Agency commission (provize): one month's rent is the usual fee when an agency handles the letting. Which side pays depends on the listing, so ask before the viewing.
- Furnishing: Prague listings range from bare walls to fully furnished. A furnished 2+kk typically sits at the top of the ranges above.
How fast flats go
Rental listings in the Czech Republic stayed online for 23 days on average in July 2026, and Prague was the fastest market in the country. A correctly priced 1+kk or 2+kk in a central district is often gone within a week.
For tenants that means arriving at a viewing with your documents ready and deciding within a day. For landlords it cuts the other way: a flat that is still listed after four weeks in this market is almost always overpriced, and lowering the rent by 1,000 Kč costs less than a month of vacancy.
How to read these numbers
All figures are monthly asking rents in Czech koruna, excluding utilities, for the second quarter of 2026 unless stated otherwise. Per-metre figures come from listings advertised on the main Czech property portals in that quarter, so they lean towards newer flats in central districts. The price-map averages come from the official rental price maps and cover a broader mix of flats, which is why they sit lower. We update this article once a year; the 2025 numbers live in our piece on whether Prague is still cheap, and landlords wondering what these rents mean for returns can read our guide to rental yields in Prague.
