Buying property in the Czech Republic: guide for foreigners

Czechia is one of the most open property markets in Central Europe: an EU member with its own currency (the crown), a public cadastre and, since 2020, no transfer tax for the buyer. Prague is the main market, Brno the second city, and both are popular with Russian-speaking residents of the EU. This guide covers who can buy, the step-by-step process, costs and taxes, rental, residence questions and risks. It is informational, not legal or tax advice, and Czech rules change, so confirm every point with a Czech lawyer before you pay a deposit.

Market snapshot

Prices in Prague are high by regional standards. We reported that Prague apartments averaged about CZK 153,100 per square metre in the first half of 2026, see Prague apartments: average CZK 153,100 per square metre, and that older flats reached a record, see Czech older apartment prices hit a record high. One aggregator puts Brno at roughly CZK 90,000 to 120,000 per square metre; treat that as an indication, not a quote. Mortgage costs matter too: see Czech mortgage rates hit their highest level since early 2024. National averages say little about a specific street, so compare asking prices with real sale prices before you decide.

Who can buy

EU and EEA citizens face no ownership restrictions on apartments and houses. Citizens of other countries can, according to the sources we opened, also buy apartments and houses in practice; land, especially agricultural land, is a separate question, so ask your lawyer to check the specific plot. Buying through a Czech company is possible but changes the tax and compliance picture, see buying through a company or personally.

Buying property does not by itself give a right of residence in Czechia: we found no residence route based on property ownership. Plan your residence status separately.

Step by step

• Choose the property and ask the seller for the extract from the cadastre (katastr nemovitostí), which is public and shows the owner, mortgages, liens, executions and easements. Check it yourself on the land-registry portal and again just before signing.
• Sign a reservation agreement with a small deposit (an amount of CZK 50,000 to 200,000 is reported in the market, it is not set by law). Read what happens to the deposit if the deal fails.
• Hire an independent Czech lawyer, see notary or lawyer: who do you need abroad. A notary is not required for the sale itself, and the agent usually works for the seller.
• Sign a written purchase contract. Signatures are usually officially verified because the cadastral office requires it. The contract is in Czech; bring a certified translation if you do not read Czech.
• Pay the price through a lawyer's or bank escrow account, which releases the money to the seller only after your ownership is registered. Avoid paying the full price directly to the seller before registration.
• The contract is filed with the cadastral office. Ownership passes on registration, not on signature. The filing fee is CZK 2,000, see the cadastre information.
• Take over the flat, read meters and move utilities and the building's service accounts to your name.

If you cannot be in Prague for the signing, see remote signing and closing.

Costs and taxes

The real estate acquisition tax (4% of the price, paid by the buyer) was abolished by Act 386/2020 and applies to transfers registered from 1 December 2019, see the official tax information on immovable property. Costs left for the buyer are the cadastre fee, legal fees, escrow fees and agent fees where the buyer pays. Secondary sources put total buyer costs at roughly 3% to 6%; ask for a written estimate.

Annual tax: a property tax on land and buildings or flats, assessed as of 1 January, with a return due by 31 January where required and payment generally by 31 May (in two instalments if the tax exceeds CZK 5,000), according to the same official page. Amounts depend on the municipality and the flat.

Sale: income from selling a flat is taxed unless an exemption applies. The official page lists exemption where the seller lived there at least two years before the sale, or more than ten years passed since acquisition, or the proceeds go to the seller's own housing needs. If you live in Poland or another EU country, your home country may also tax the gain, see double taxation treaties for foreign property.

Rental

Rental income is Czech-source income. Reported rates are 15% up to roughly CZK 1.68 million of taxable income and 23% above it, with an option of a 30% lump-sum cost deduction; verify the figures for the current year with the Czech tax office or an adviser. Residential leases are governed by the Civil Code, and tenant protection is considerable, so have the lease reviewed by a Czech lawyer. Management from abroad is feasible, see property management for remote owners.

For Russian-speaking buyers and expats

Prague and other large cities have a long-established Russian-speaking community, and many agents, lawyers and notaries work in Russian, which makes the process easier. Choose a professional who can show a licence or bar registration and who gives you a Czech-language document set you can have translated; see how to choose a Russian-speaking agent abroad.

Citizenship matters. In the sources we opened we found no general national ban on property purchases by individual Russian or Belarusian citizens in Czechia, unlike in the Baltics, but we cannot confirm that none exists, and EU sanctions apply to listed persons and entities. Banks and lawyers will ask for the source of funds and your tax residence; answer fully and with documents, see bank checks for Russian citizens living in the EU and buying with Russian citizenship: country restrictions. Everything must be lawful and traceable.

Risks

• Paying outside escrow and relying on a verbal promise.
• Unregistered liens or shared ownership found only in the cadastre extract.
• Building arrears or planned renovations in a flat block, ask the owners' association.
• Currency: the price is in crowns, your income may be in euros or zloty.
• Mortgage: Czech banks lend to non-residents on their own terms, see mortgages for non-residents; one aggregator reports about 70% to 80% loan-to-value for non-residents, which is not a promise.

FAQ

Can a non-EU citizen buy an apartment in Czechia? According to the sources we opened, yes in practice, but have the lawyer confirm for your nationality and the specific property, especially if it includes land.

Is there a transfer tax? No. The acquisition tax was abolished in 2020. You still pay the cadastre fee of CZK 2,000, legal and agent costs.

Do I need a notary? Not for the sale itself, but signatures are usually officially verified and a lawyer should hold the money in escrow.

Does buying give me residence? We found no property-based residence route in Czechia. Check your residence options with the Czech authorities.

Can I buy remotely? Yes, with a notarised power of attorney or by travelling once, see the remote-closing guide above.

Are Russian-speaking buyers treated differently? We found no general national ban, but banks apply source-of-funds checks and sanctions rules apply to listed persons; ask a lawyer about your passport.

How we help

D.H. Realting is a trilingual platform (English, Russian, Polish) that finds properties and coordinates independent local lawyers and tax advisers. This text is informational and is not legal, tax or investment advice; rules and figures change, so verify the current position with a Czech lawyer and tax adviser. See also all countries and the calculators.