A two-room flat (2+kk, about 55 m²) in Prague costs roughly CZK 8 to 10 million in 2026. A new one from a developer averages about CZK 10 million, and one in an older building about CZK 8.2 million. New flats sold for around CZK 183,000 per square metre in the second quarter of 2026, older flats for around CZK 149,000. The costs on top of the price are small, mainly because the Czech Republic has no property transfer tax.
Price per square metre in 2026
Flats in Prague are priced per square metre, so start there and multiply by the size you need. The figures below are for the second quarter of 2026.
- New flats from developers: asking prices averaged CZK 182,700 to 187,800 per m², depending on which developer survey you read, and completed sales came in at about CZK 183,100 per m². That is roughly 11% more than a year earlier.
- Older flats: actual sale prices averaged about CZK 149,000 per m², up 11.3% year on year.
- By building type, bank valuations of older flats put brick buildings at about CZK 160,000 per m² and prefab panel buildings at about CZK 135,700 per m².
Asking prices and sale prices are different numbers. An asking price is what the seller advertises. The sale price is what the buyer actually paid after negotiation. When you compare a listing against the market, compare it with sale prices.
What a flat costs by size
Multiplying the averages by typical sizes gives these rough totals. Use them for orientation; a specific flat can sit well above or below them.
- 1+kk (one room with a kitchen corner), about 30 m²: about CZK 6.1 million new, at CZK 203,500 per m². Older 1+kk flats are scarce, so expect slim pickings. At the city average a 30 m² flat would come to about CZK 4.5 million, but in practice you will find almost nothing at that price. Right now it is very hard to find any flat below CZK 6 million that has no problems and is legally approved (kolaudován) as a flat.
- 2+kk, about 55 m²: about CZK 10 million new, at CZK 181,100 per m². About CZK 8.2 million for an older flat at the city average, CZK 8.8 million in a brick building and CZK 7.5 million in a panel building.
- 3+kk, about 81 m² new: about CZK 14 million, at CZK 172,400 per m². An older three-room flat of about 75 m² comes to roughly CZK 11.2 million.
The price per metre falls as flats get bigger. A new 1+kk costs about CZK 31,000 more per m² than a new 3+kk, because most buyers and investors compete for the smallest units. If the layout codes are new to you, our explainer on 3+kk and Czech layout abbreviations covers them.
How much location changes the price
The district can move the price of the same flat by millions. For new flats in the second quarter of 2026, Prague 2 (Vinohrady, Nové Město) averaged about CZK 271,000 per m², Prague 1 about CZK 239,000 and Prague 7 (Letná, Holešovice) about CZK 232,000. At the other end, Prague 9 (Libeň, Prosek) averaged about CZK 171,000 and Prague 10 (Vršovice, Strašnice) about CZK 159,000.
For a 55 m² new flat, that means about CZK 14.9 million in Prague 2 and about CZK 8.7 million in Prague 10. Within each district the spread is wide as well: the street, the floor, the condition of the building and whether the flat has outdoor space all show up in the price.
What you pay on top of the purchase price
The extra costs of buying a flat are small, and most of them fall on the seller.
- Transfer tax: none. The Czech Republic abolished the real estate transfer tax in 2020.
- Land registry fee: CZK 2,000, or CZK 1,600 when the application is filed electronically. The seller usually pays it, but the law does not say who must, so the purchase agreement should.
- Purchase agreement and escrow: an attorney usually drafts the purchase agreement and holds the money in escrow until the land registry records the new owner. In most sales the seller covers these legal costs. If you want your own lawyer to review the contracts, that fee is yours.
- Agent commission: in the Czech Republic, the listing agent works for the seller and the seller pays the commission.
- Buyer's agent: optional. Because the listing agent represents the seller, some buyers hire their own agent to find the flat, check it and its documents, and negotiate the price. Our buyer's agent service costs 1 to 3% of the purchase price for the full service, or a flat CZK 20,000 including VAT for closing support on a flat you have already found.
- Mortgage valuation: banks typically charge about CZK 3,500 to 4,000 to value a flat, and some waive the fee.
After you move in, the recurring costs are the monthly contribution to the building's repair fund, typically CZK 1,000 to 7,000 depending on the building, and property tax, which for a standard flat usually comes to a few hundred to a few thousand crowns a year. You file the first property tax return by 31 January of the year after the purchase.
How much cash you need
For a mortgage on a home you will live in, Czech banks lend up to 80% of the property's value, or up to 90% if you are under 36. On a CZK 10 million flat, that means at least CZK 2 million of your own money.
Stricter limits apply to investment mortgages, which usually means a loan for your third or further residential property. If that applies to you, get in touch and we will go through the details with you.
Foreigners can buy property in the Czech Republic without restrictions and can borrow from Czech banks. Non-residents usually face a lower maximum loan-to-value, stricter income checks and a rate 0.3 to 1 percentage point above the standard offer. Our article on mortgage rates for foreign buyers goes into the details.
The average offered mortgage rate was 5.51% in September 2026, and new mortgages actually signed in August averaged 5.00%. As a model example: a CZK 8 million mortgage over 30 years costs about CZK 42,900 a month at 5.0% and about CZK 45,400 at 5.5%.
Our take
Prague prices rose about 11% over the past year, for new and older flats alike. For a buyer in 2026, that makes the agreed price matter more than usual.
For an investment, we advise most of our clients to assess every purchase very carefully and to buy only when we are certain it is a good deal. We would rather let ten opportunities pass than overpay once. Run the rent numbers before anything else: a new 2+kk at about CZK 10 million that rents for the Prague average of roughly CZK 24,900 a month earns a gross yield of about 3%, before any costs. That is a model calculation, not a forecast. Our overview of average rent in Prague in 2026 has the rent figures by layout and district.
Size matters as much as price. Unless you have a very specific reason, we advise investors not to buy anything larger than a 2+kk, or more precisely above about 60 m². Larger flats are much harder to sell, while demand for small flats keeps growing, and small flats are also what developers build most. If you expect to sell in around ten years, a 1+kk of 30 to 40 m² is the best choice: it sells quickly and rents easily.
Buying a home to live in is a different decision. You will spend years in the flat, so the layout, the building and the neighbourhood matter more than the last few percent of the price. Pay a fair price, check the building's documents, and do not let a reservation deadline rush you. Our step-by-step guide to the six stages of buying a flat in Prague explains what happens from reservation to handover.
How to read these numbers
All prices are in Czech crowns for the second quarter of 2026 unless stated otherwise. New-build figures come from the regular market reports of large Prague developers and from records of completed sales. Older-flat figures come from records of actual sales and from bank valuations used for mortgages. District figures are averages for new flats only.
