What property in the Czech Republic to invest in: an overview of available options

The property market in the Czech Republic is maintaining steady growth in 2025. The average price per square metre in Prague exceeded CZK 130,000. At the same time, demand from foreigners increased by 14%, especially in tourist and university cities – Brno, Olomouc, Karlovy Vary. And if you are also interested in this region, read the article further – we will tell you how to buy a flat in the Czech Republic for a foreigner.

What foreigners are allowed in the Czech Republic

Since 2009, Czech law has allowed EU citizens to purchase property without restrictions. Persons from third countries (including the CIS) are also free to buy properties for personal ownership as long as they do not violate the Foreign Investment Control Act. Only a passport, tax number and proof of source of funds will be required.

In 2025, the procedure is regulated by the country’s Civil Code and does not require additional authorisations. The purchase of real estate in the Czech Republic is accompanied by a standard transaction with notarisation and registration in the Cadastre.

City or resort: where to buy favourably

Location affects not only the price of the flat, but also the potential for capital growth. The difference between cities can be as much as 40% in price per square metre with a similar level of comfort.

Buying a flat in the Czech Republic in 2025 offers a wide range of choices in terms of price, metre and prospects:

1. Prague – business centre, studios from CZK 4.5 million, highly liquid properties with yields up to 6% per annum.
2. Brno – technology cluster, active rental market, one-bedroom flats from CZK 3.2 million.
3. Karlovy Vary – spa segment, relevant for long-term investments, housing from CZK 2.9 million.
4. Plzeň, Ostrava, Liberec – cities with developing infrastructure, ideal for initial investment.

How to buy a flat in the Czech Republic for a foreigner, if the budget is limited – pay attention to the secondary market or houses with history without repair. Such objects are 15-25% cheaper than new buildings.

How to buy a flat in the Czech Republic for a foreigner: preparation of documents

The list of documents remains universal. The transaction is accompanied by a standard legal package:

List of documents:

1. Passport with notarised translation.
2. Identification number (Rodné číslo) – issued by the tax office.
3. A contract of sale (Kupní smlouva) signed by both parties.
4. Power of Attorney (if a representative is involved), also translated and certified.
5. Extract from the property cadastre (výpis z katastru).
6. Confirmation of payment of advance or full amount.
7. Reference from a bank or mortgage institution if you have a loan.
8. State fees paid (0.01% of the amount, minimum CZK 500).

Registration in the cadastre takes 20-30 days. Once the data is entered, the flat in the Czech Republic for non-residents officially becomes property.

Visa, residence permit and permanent residence permit: does buying a home have an impact?

How can a foreigner buy a flat in the Czech Republic and get a visa or residence permit? The mere fact of owning a property does not give an automatic basis for a residence permit in the country. The asset improves the image of the investor. When applying for residence permit or residence permit in the Czech Republic, the presence of housing is considered as a stable connection with the state.

In practice, if an applicant invests CZK 5 million or more in property and has rental income, he or she will receive an advantage when applying for a residence permit on business grounds.

Mortgage

Foreigners in 2025 continue to use local banks’ mortgage programmes. How to buy a flat in the Czech Republic for a foreigner with a loan – apply to institutions with international practice:

1. Czech Savings Bank.
2. Commercial Bank.
3. CSOB.

Terms and Conditions:

• rate from 5.3 per cent per annum;
• down payment – from 30 per cent;
• a term of up to 30 years.

The bank requires a regular income (domestic or foreign), credit history and tax residency registration. Foreigners most often use financing for properties in Prague and Brno, where the value of housing exceeds CZK 4 million.

How to buy a flat in the Czech Republic for a foreigner: the course of the transaction

The process of buying a home in the Czech Republic demonstrates high legal transparency and stability at every stage. All actions are organised in a clear structure that eliminates risks and uncertainties.

The transaction is formalised in a consistent manner:

1. Selection of the object with further legal verification – analysing the property history, encumbrances and debts.
2. Conclusion of a preliminary contract and advance payment – the standard amount is 10% of the cost of housing.
3. Signing of the main sale and purchase agreement with fixing of payment terms and transfer terms.
4. Certifying documents with a notary and submitting an application to the cadastral chamber for registration of the transfer of rights.
5. Transfer of the balance to the seller’s account or a lawyer’s deposit (advokátní úschova) for added security.
6. Handing over the keys and drawing up an acceptance certificate with fixing the condition of the object.

The procedure can be completed in four to six weeks in the standard course of registration. Legal support costs 1-1.5% of the property value, notary services cost about 0.5%. Additional costs may include translation of documents and consultations for international settlements.

Taxes

When buying a flat in the Czech Republic, there is no acquisition tax from 2020. The buyer pays:

• stamp duty for registration – approximately CZK 500;
• annual property tax – CZK 500-5,000 depending on the area and region;
• possible tax on rental income – 15% for residents, 35% for non-residents.

All amounts are subject to declaration. The Tax Service strictly controls transactions, especially those involving offshore accounts.

Housing as an investment: a growing trend

Flats in the Czech Republic for foreigners are becoming increasingly popular for investment. The average rental yield is 4.5 per cent per annum, up to 7 per cent in Prague and Brno. In 10 years, house prices have increased by 98%, especially in the Vinohrady, Karlin and Andel districts.

There is a steady trend towards purchasing properties and then organising long-term leases through professional agencies. The minimum entry fee starts from CZK 2.5 million.

Conclusions

It is no more difficult for a foreigner to buy a flat in the Czech Republic than it is to sign a lease in Berlin. A clear procedure, a stable legal framework, favourable investment conditions and complete transparency make the property market attractive for both living and business.

In the Czech Republic, the cost per square metre is accompanied by legal transparency and home ownership provides stability. The country offers clear rules, protected rights and a clear tax system, making the process a solid investment strategy. The market has adapted to the new economic conditions, maintaining demand and simplified access for foreigners. With the right approach, the asset quickly starts to work – for income, status and future goals. In this article, we have prepared a detailed guide to buying property in the Czech Republic in 2025.

Housing market in the Czech Republic

In 2025, the housing market responded to foreign policy stability, domestic demand and global inflation. Property prices in the Czech Republic did not follow the scenario of its western neighbours: instead of falling, they stabilised. The average cost of a flat in Prague in February 2025 was $6,000 per m². For comparison: in Brno – $4000, in Olomouc – about $3000.

Foreigners have increased their demand: the purchase of property in the Czech Republic increased by 12.4% compared to 2023. Interest is concentrated in cities with universities and good transport logistics: Brno, Plzeň, Liberec.

Geography of interest: where to look so you don’t miss out

Properties in the country offer more than just Prague. Three areas with growth potential have been identified for 2025:

1. Plzeň – proximity to the border with Germany, active industrial cluster, average price $3,000 per m².
2. Ceske Budejovice – historical architecture, tourist interest, price – about $3,000.
3. Carlsbad – spa orientation, liquidity in rentals, home value – $208,000.

Each city forms its own rules and rhythm. Prague is for investment, regional centres are for living.

Guide to buying property in the Czech Republic: stages of the transaction and documents

The acquisition process is not complicated by bureaucracy, but it does require a clear adherence to order.
A guide with clear steps to buying a property in the Czech Republic will help you get it right. The investor needs to follow steps such as:

1. Site Selection. Clarification of technical characteristics, legal cleanliness, presence of encumbrances.
2. Reservation. Signing a deposit agreement (usually 2-5% of the price).
3. Verification. Legal expertise, confirmation of ownership rights in the cadastre.
4. Contract of sale. Signed by the parties, notarised if desired.
5. Filing for registration. Introduction of changes to the cadastre. Term – up to 30 days.
6. Final Calculation. Payment is made via a conditional deposit (notářská úschova).
7. Handing over the keys. Fixing of the acceptance certificate.

Czech law does not require a purchase authorisation. A foreigner is entitled to buy a dwelling by observing the common law of ownership.

Financial maths: taxes, costs, investments

We have prepared a guide to buying property in the Czech Republic, detailing everything you need to know about taxes and hidden costs. Property purchase is exempt from VAT when buying from a private individual. But it is taxed when buying new buildings from a property developer (15%).

Tax base:

1. Property tax (annual): $20 to $300 depending on location.
2. Rental income: taxable (15%).
3. Residents with a residence permit (VNZh) file a tax return according to the general rules.

Investments in the country’s housing stock remain relevant, with long-term rental yields of 3.8-4.5 per cent per annum. The market is focused on sustainability, not speculation.

Rights, obligations, restrictions

The Czech legal system protects the buyer. The ownership right arises after registration in the cadastre.
A guide to buying property in the Czech Republic that emphasises legitimate interests:

• the right to use, dispose of and transfer;
• the obligation to pay utilities and taxes;
• The obligation to maintain the property in a habitable condition;
• prohibition of independent modification of the facade in historic zones without approval.

How to buy property in the Czech Republic for a foreigner? You should comply with the law, use the services of an interpreter and a lawyer.

Living and owning: combining status and comfort

Immigration to the Czech Republic often starts with property. Acquisition of housing does not give automatic residence permit, but it strengthens the position when applying. Especially in the case of business immigration. Life in the Czech Republic gains stability through ownership.

The state supports the transparency of transactions. Registers are open, legal support is regulated. A guide to buying property in the Czech Republic, which opens the way to a safe and sustainable ownership system.

The nuances of registration and the cost of maintenance

The financial burden doesn’t end with the purchase. The cost of maintenance includes regular payments. A flat in Prague will require an average of 4,000-6,000 CZK per month for house maintenance, utilities and a repair fund. A private house – about $410, including heating, water, electricity.

Features include:

• compulsory registration of ownership;
• possible restrictions on the type of development in the protection zones;
• responsibilities to the HOA (e.g., attending meetings, voting on renovation issues);
• The need to insure the property in mortgage financing.

The country’s properties are characterised by moderate utility bills and high transparency in billing.

Barrier points: what hinders and what helps a foreigner

The purchase of property in the Czech Republic by foreigners is regulated at EU level. For non-EU citizens, additional attention to procedures is required, especially when obtaining financing. A foreigner can buy a home without restrictions, but will need:

• notarised translation of documents;
• Czech bank account;
• a trusted person or accredited agent when not in the country.

Banks are willing to lend to non-residents, but require a down payment of at least 30 per cent and proof of income. Registration of residence permit refers to the availability of housing as an additional factor of security.

When to buy and why now

The market has stabilised after rapid growth in 2021-2023. Prices have levelled off, demand for flats is growing slowly, and the volume of supply is 18% higher than a year ago.
For investors, this is an optimal time: price growth has slowed and rental interest remains high.

This article is a detailed guide to buying property in the Czech Republic. The way to a well-considered and long-term investment.
The country offers not just square metres, but a structured system where ownership is a transparency rather than a bureaucratic labyrinth.

Housing investments in 2025 are characterised by minimal risks and high predictability.
Simple legal procedures, protection of buyer’s rights, open cadastral data and a stable legal framework make the Czech Republic one of the most attractive countries in Europe for purchasing property.

Use our guide to buying property in the Czech Republic to make the right moves

This article is a complete guide to buying property in the Czech Republic in 2025. It is a short but important path to a stable investment in a transparent and reliable legal system.
The country offers investors predictability, legal protection and minimal barriers to entry.
Here, square metres are not just an asset, but a tool for growth, status and comfortable living.