Show flats in Prague: how to visit a developer's sales office

The show flat smells of coffee and fresh paint. The lights are warm, the sofa is exactly the right size, and a very pleasant person is describing the view from a balcony that, today, looks onto a crane. Visiting a developer's sales office is easy and enjoyable. It is also the moment you know least. This guide is for people about to go; it reviews no developer or project.

What a show flat shows

A show flat is a finished, furnished flat of a similar layout in the project, or a model built for the purpose. It shows the proportions, the finishes and the light. It does not show your floor, your view or your neighbours. Furniture is chosen to make rooms look larger, and the photos online are taken to flatter.

So when you walk in, treat it as a sample. Ask which floor and which direction your flat faces, and ask to see the floor plan for that unit, with dimensions.

Documents to request

Before you reserve anything, ask for:

• The floor plan of the exact unit, with areas and orientation.
• The specification (specifikace): finishes, materials, windows, heating, appliances. Compare it with what you saw.
• The draft contracts: the reservation agreement and the purchase or contract for work. Take them home.
• The payment schedule: how much is due, when, and what each stage is linked to.
• The permit status: whether the project has a building permit, and its stage. Under the Building Act (act no. 283/2021), which came in stages and has been amended since, the procedure depends on the project (as of 2026; check the Ministry for Regional Development).
• The cadastre extract for the land, to see who owns it and whether there is a loan registered against it.

If a salesperson cannot supply these, the reason is worth knowing.

Questions to ask in person

The money and the law

A reservation agreement takes the flat off the market for a period and usually involves a fee. Ask what it is credited against, whether it is refundable and on what conditions. Do not pay it before you have the draft contract in hand.

There is no Czech statute that ring-fences advance payments to developers, unlike some other countries' guarantee funds. Protection rests on the Civil Code and the contract (as of 2026; check the Ministry for Regional Development). That is why many buyers use escrow, where a notary, lawyer or bank holds the money until the transfer is registered, and a lawyer to check the contract. See our guide to English-speaking lawyers.

On defects, a building delivered under a contract for work is subject to a five-year limit for hidden defects in many cases, though an implementing regulation may shorten it for some parts, and contractual guarantees (often longer on the structure, shorter on equipment) are voluntary (as of 2026; Civil Code § 2629; check with a lawyer). Disputes with a business can go to the Czech Trade Inspection Authority for out-of-court resolution in consumer cases. Our guide to buying a new-build flat goes through the contract.

Ownership still passes when the cadastre registers the transfer, with a 20-day protective period before registration can happen (as of 2026; check ČÚZK).

Finance

If you need a loan, get an indication before you reserve. Our guide to mortgage pre-approval for expats explains what a bank will give you, and the mortgage guide for expats covers what lenders ask of a foreign borrower. Some developers work with preferred lenders, but you are free to compare offers; see how to compare mortgage offers.

Finding projects and developers

To see what is on the market before you book a visit, a map of new developments on Novostavby.com (in Czech) puts projects on a map, and the list of property developers active in Prague (in Czech) shows who is behind them. These are directories, not endorsements.

To see the area, go there on a weekday morning and a Saturday. Our overview of where the cranes are explains the patterns across the city.

Reading the brochure and the price list

Price lists in sales offices usually show the flat, its area, its floor and the price, with parking, a cellar or a storage room often listed separately. Ask what is included and what is extra, and ask what the area figure measures. Developers and architects measure floor area in different ways, and a balcony or terrace may be counted fully, partly or not at all. A flat that looks large on paper may have a smaller usable floor.

Ask also how the price is made up and how it can change. Is it fixed, or can it be adjusted for changes in the specification? What happens if you choose upgrades? Get answers on paper, with the date.

Pace yourself

Sales offices run on appointments and on momentum. A friendly salesperson will tell you that a flat is popular and that others are interested. You can take the draft contract home, read it, and get a lawyer's view. Visit more than one project, and compare them on the same questions. If you want to see how other districts are building, read new-build neighbourhoods in Prague, and for a neighbourhood example see Karlín today.

Frequently asked questions

Do I need to book a visit to the sales office?

Policies vary. Many offices take appointments; ask when you call.

Is the show flat the same as my flat?

No. It is a sample. Ask for the floor plan and the specification for your unit.

Is the reservation fee refundable?

It depends on the agreement. Ask what it is credited against and under what conditions it is returned.

Should I use a lawyer?

Many buyers do, especially for new builds. Check the contract before you pay.

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