Buying Property in Czech Republic as a Foreigner: Complete 2026 Guide
Buying property in the Czech Republic as a foreigner is straightforward if you are an EU citizen. Non-EU buyers face additional steps but no outright restrictions since 2009.
This guide covers the actual process — not the marketing version, but what you will encounter when you start looking.
Legal Requirements
EU citizens: No restrictions. You can buy residential and commercial property on the same terms as Czech nationals. You do not need residency.
Non-EU citizens: You can buy through a Czech legal entity (s.r.o.) or as an individual if you hold a long-term residence permit. The s.r.o. route is common — formation costs approximately 15,000-25,000 CZK through a lawyer.
The Purchase Process
- Find the property — Sreality.cz is the dominant listing portal. Bezrealitky.cz for direct-from-owner listings (no agent fees).
- Reservation agreement — Typically 3-5% deposit to take the property off market. This is binding.
- Due diligence — Check the land registry (katastr nemovitosti) for liens, easements, and ownership history. Your lawyer does this.
- Purchase agreement — Drafted by a lawyer or notary. Both parties sign.
- Escrow — Purchase price held in escrow (advokatni uschova) until ownership transfer completes.
- Land registry filing — The katastralni urad processes the transfer. Takes 20-30 business days.
- Tax obligations — Property acquisition tax was abolished in 2020. You pay only if selling within 5 years (capital gains).
Mortgage Options for Foreigners
Czech banks will lend to foreigners, but requirements vary:
- EU citizens with Czech income: Most banks will lend up to 80% LTV. Rates currently 4.5-6% depending on fixation period.
- EU citizens with foreign income: Fewer banks, typically 70% LTV maximum. Hypotecni banka and Ceska sporitelna are more flexible.
- Non-EU citizens: Difficult without permanent residency. Some banks will consider with a large deposit (40%+) and strong income documentation.
Fixed rate periods: 1, 3, 5, 7, or 10 years. Most buyers choose 5-year fixation for the rate/flexibility balance.
Hidden Costs
Budget an additional 5-8% on top of the purchase price:
- Legal fees: 30,000-80,000 CZK (lawyer review, contract drafting, escrow)
- Real estate agent: 3-5% of purchase price (often paid by buyer in Czech Republic)
- Mortgage arrangement fee: 0-1% of loan amount
- Property valuation: 3,000-8,000 CZK (required for mortgage)
- Energy performance certificate (PENB): 5,000-15,000 CZK
- Land registry fee: 2,000 CZK
What to Watch For
- SVJ reserves: Check the building's repair fund balance. A low reserve means a special assessment is coming.
- Insulation and heating: Older panelak buildings may have high heating costs. Check the monthly SVJ advance payments.
- Flood zones: Some areas along the Vltava and Berounka have flood risk. Check flood maps at dibavod.cz.
- Building permits in progress: Check if there are planned developments nearby that could affect the property value or livability.
Using Culdesac
Culdesac aggregates Sreality listings with English translations, commute time calculations to your workplace, and price-per-sqm comparisons across 40+ Prague commuter towns. It is the fastest way to understand the Czech property market as an English speaker.