Buying your first flat in Prague: a plain-English guide

Buying a flat in Czechia is quicker and less theatrical than in many countries, and less forgiving of the one thing everybody skips: reading the paperwork. The system is clear once you see who does what. Your first flat is a sequence of six or seven decisions, each with a fairly dull official body behind it.

Start with the money, not the portals

Before you look at a single listing, find out what you can borrow. Czech banks weigh your income, your regular costs and how stable your job is, and for foreigners they also look at residence status. A first estimate is easy to get from the borrowing estimate on Hypoteky.com, and the lender does the real assessment later. If a mortgage is entirely new to you, Hypoteky.com's step-by-step first mortgage guide sets out the stages.

Then work out what your own savings cover. Lenders finance a share of the value and you bring the rest, plus costs. The maximum share depends on the bank and on central bank recommendations, so check current terms with the bank and the Czech National Bank. Our guide to the deposit you need works through it, and what a 30-year loan costs monthly shows the repayment arithmetic.

What kind of flat?

You'll meet four kinds of purchase in Prague:

• Personal ownership (osobní vlastnictví): you own the unit and a share of the common parts, and the sale is recorded in the cadastre.
• Co-operative flat (družstevní byt): the co-operative owns the building and you hold a share and a right to use the flat. Transfers aren't recorded in the cadastre, and lenders treat these differently.
• New-build from a developer, which often means buying before it's finished. See our new-build guide.
• Resale, often in an older building with a history you need to read.

Want to know which districts are worth a look? Where first-time buyers look is the tour.

The route, in order

The cadastre does the deciding

The thing that surprises newcomers most is the cadastre (katastr nemovitostí). The contract creates the right to ownership, but ownership itself passes on registration, effective from the day the application was filed. Registration can't happen before a 20-day protective period after the owners are notified, so don't book the removal van for the day you sign.

Cadastre data is public, so you can look up the owner and any charges, such as a mortgage or an execution, on the ČÚZK website before you pay a reservation fee. The fee for filing the application is set by ČÚZK (as of 2026; check ČÚZK for the current figure).

Costs beyond the price

Count the extras before you fall in love. A lawyer or notary charges for the contract and escrow. The bank may charge for valuation and loan handling. Then the cadastre fee. After you move in come the running costs: the monthly advance to the owners' association (SVJ, společenství vlastníků jednotek), which funds the repair fund and common services; utilities; and annual property tax, filed by 31 January and paid by 31 May (as of 2026; check the Financial Administration).

The old acquisition tax is gone, so skip that line in the budget. If you later let the flat, see our guide to renting out a flat versus living in it.

Reading the building, not just the flat

A flat is only as good as the building around it. The SVJ decides on repairs, insurance and monthly advances, so ask how many owners live there and how many rent out. Owner-occupiers tend to look after the staircase. Ask about planned work on the roof, facade, lift or heating, and how it will be paid for: a thin repair fund means the money comes from the owners, which means you.

Look for damp stains in the stairwell, cracks, the state of the cellars and how the bins are kept. A neighbour on the stairs is a free survey.

Is buying right for you?

Run the numbers on your actual timeline. If you might leave Prague in a few years, buying and selling costs eat the benefit. Our ten questions are a blunter test, and the tenant's route covers the jump from renting.

Viewing as a buyer

Buyer viewings are slower than rental ones. Go twice. Open every window and tap the walls. Run the taps and check the pressure. Look at the electrical panel and ask when the wiring was last renewed. Ask about last winter's heating bills and why the owners are selling, then listen to how they answer. If you're serious, bring a friend who has bought before. An hour of suspicion now can save a very expensive surprise.

Frequently asked questions

Can a foreigner buy a flat in Prague?

Yes. Foreigners can buy real estate in Czechia without special permission. A mortgage depends on the bank's assessment of your status and income.

Do I need a lawyer?

It isn't a legal requirement for every purchase, but most buyers use a lawyer or notary to draft the contract and hold the money in escrow.

How long does it take?

It depends on the bank, the seller and the cadastre. Plan for several weeks at least, longer with a mortgage.

What is the SVJ?

The společenství vlastníků jednotek is the owners' association that runs a building with several owners and collects the monthly advances.

This is a general explainer, not legal or tax advice.