Selling a house or flat in 2026 means navigating an environment that has fundamentally transformed in just a few short years. Property prices have reached record highs, yet mortgages are now accessible to a broader range of people. At the same time, buyers are more informed and discerning than ever before, seeking out investments in less conventional types of real estate.
Considering selling? You're not alone
While high mortgage rates held the market back five years ago, causing buyers to frequently wait on the sidelines, today's loans are cheaper, driving an increase in housing demand. The Czech National Bank reports that the average rate on new loans fell to 4.53% per annum in the second half of 2025, which is the lowest level in the last three years.
In a market characterized by a shortage of flats and houses, property owners are holding very strong cards that can be played to their advantage. Many people are currently looking to sell so they can make their own next property move. Whether that means upgrading from a flat to a house, changing locations, purchasing an investment property, or resolving a specific life situation, more affordable home loans are giving these life changes the green light.
Property prices and figures
Property prices continue to rise, and buyers are no longer passive. Instead, they are moving from strategic waiting to action, knowing the conditions are in their favour: Home loans are easier to obtain, mortgages are cheaper, and the market has been reinvigorated. The second and third quarters of last year confirmed growth across the country, both for flats and houses.
Flat prices
- In the flat market, the highest prices continue to be in Prague, where the average price of sold flats climbed to CZK 139,715 per square metre. This is an increase of nearly 11% year-on-year.
- The Central Bohemian Region is approaching CZK 85,179/m², and Brno has exceeded CZK 100,000/m² for the first time.
- Significant growth is also visible in the Liberec Region, where prices jumped by 12% year-on-year, and in the Hradec Králové Region, which saw a year-on-year increase of 17%.
- In the Liberec Region, the selling price per square metre for a flat is currently hovering around CZK 66,478, and in the Hradec Králové Region around CZK 72,712/m².
- And the national average? It stands at CZK 103,473 per m².
House prices
An even more pronounced movement is visible for family houses.
- In Brno, prices jumped by 9% to CZK 66,568/m², in the Plzeň Region they rose by 7% over the past year to CZK 47,684/m², and the Karlovy Vary Region saw similar price rises, reaching an average of CZK 37,604/m².
- In Prague, conversely, growth has stalled—family houses here remain at an average of CZK 110,578/m², and stagnation is also reported in the Central Bohemian Region at CZK 75,808/m².
- Nationally, houses are reaching an average price of CZK 63,069/m².
The overall picture is clear: while the growth rate for flats is easing slightly, houses are picking up the baton and pushing prices higher. Buyers are therefore faced with a choice of whether to keep waiting or take advantage of more accessible mortgages and rising demand.
Buyers are changing their approach and preferences
Buying your own home remains a major decision and a dream for many people. Today's buyers, however, are seeking an informational edge: they track price developments and price maps, specific locations, and online transaction databases to compare and verify individual listings. Read about what will put off every potential buyer.
The dynamics of buyer preferences are also shifting. While demand for new-build residential properties and renovated flats still dominates, today's buyers are also highly interested in energy efficiency, technology, and the future potential of individual locations and properties.
Thanks to more flexible remote working options, interest is growing in housing outside city centres and in land plots. Preferences are shifting toward more space and a quieter lifestyle.
And the real stars of the market? Small flats and micro flats. Read why.
What to watch out for when selling a property?
Every property sale begins with the question of price. This is often where the most misunderstandings and unnecessary losses occur, because many people confuse market value with the actual selling price. While market value is derived from price maps, databases, appraisals, or comparisons with "similar" listings, the selling price reflects the amount a buyer is truly willing to pay.
What will buyers actually pay for and why? It is not about agents or real estate agencies artificially inflating prices; it is about precisely placing the property within the context of general factors—infrastructure, local amenities, the specific location, and often even individual streets. Equally important, however, is the buyer's personal situation: family background, the needs of other household members, or specific requirements, such as a private home office or a walk-in wardrobe.
Selling a flat strategically
The value of a flat is never determined solely by a sum of general factors, but rather by their interpretation in relation to the real needs of a specific buyer—and this is precisely where a targeted sales strategy is born.
At MAXIMA REALITY, we don't rely solely on price maps or current listings when setting the optimal price; we draw on a deeper knowledge of the market and its mood. We monitor trends and data, analyse demand in specific locations, and incorporate legal aspects and marketing tools into the final model.
TIP: As a result, our clients consistently achieve higher sale prices over the long term than they typically would by selling independently.
Beware of reality vs. emotions
The flat market will maintain a strong pace throughout 2026. Prices continue to rise, although in some regions not as sharply as before. The largest increases are in major cities and their surroundings, where the gap compared to last year amounts to hundreds of thousands—a difference both sellers and buyers feel keenly in practice.
An overpriced listing remains a significant problem. Owners often overvalue their property because they attach personal experiences and memories to it. However, an inflated price will put off serious buyers, extend the time on market, and can ultimately result in a lower final price. Conversely, underpricing leads to an immediate financial loss.
A substantial gap also frequently exists between listing prices and the amounts for which flats actually sell. The difference can run into millions. We explore this in more detail in the article Listing prices vs. reality.
Working with professionals can therefore be the key to a successful sale, especially in a year when the market responds quickly but does not forgive mistakes.
Legal aspects of selling property
In addition to correct pricing and quality presentation, legal and technical details are also decisive. Where to begin?
Land registry
As a seller, start by checking the actual state of the property against what is recorded in the land registry.
If your flat or house does not match the entry or plot map in the registry, the whole process can be legitimately challenged by the buyer. In practice, this often involves a garage, an extension, an unrecorded section of a plot, or an incorrectly listed type of space (e.g., flat vs. studio). Other issues may include plot boundaries, the building's footprint, or legal access.
These discrepancies can usually be resolved—most often with the help of an estate agent or solicitor—and only then should the property be offered for sale in accordance with the law. However, it is worth bearing in mind that correcting a land registry entry can delay the sale by several months.
Legal defects on properties
An easement is aptly named. Most people don't want to buy a flat where someone else will continue to live. The solution is either to pay out the entitled person who waives their right, or to offer a lower price. If the easement relates to, say, access across another party's land, it may not be a problem — but openness and legal certainty are once again key.
A pledge , typically in favour of a bank as mortgage security, is a common situation. A sale is possible, but the process must be set up correctly: part of the purchase price goes directly to the bank to repay the loan, and only after the pledge is removed can the transfer be completed. Estate agencies and legal firms have established processes for this and deal with such situations routinely.
It is essential to verify whether the property is subject to an easement, a mortgage, or an enforcement order. The seller must expect the buyer to discover these facts during the due diligence process; if they are not resolved in advance, the sale could fall through right before the contract is signed. Watch out for small outbuildings, secondary structures, or carports—not everything is recorded in the land registry, but every structure must be legal under construction law.
Easement is an aptly named term. Most people do not want to buy a flat where someone else will continue to live. The solution is usually either buying out the entitled person so they waive their rights, or offering a lower price. If the easement concerns access over someone else's land, it may not be a problem, but openness and legal certainty remain key.
A mortgage, typically in favour of a bank as security for a home loan, is a common situation. A sale is possible, but the correct procedure must be established: part of the purchase price goes directly to the bank to repay the loan, and the transfer can only be completed once the mortgage is discharged. Real estate and law firms are well-prepared for this process and handle these situations routinely.
A more serious obstacle is an enforcement order (exekuce). If an enforcement order for sale is registered on the title deed, the enforcement officer takes precedence and the seller cannot freely dispose of the property—enforcement as such means a prohibition on dealing with one's assets. Selling such a property is possible, but almost always only after reaching an agreement with the enforcement officer and ensuring part of the purchase price covers the full amount of the claim.
Is your property subject to an enforcement order? It can be sold on the "open market," but the order must first be resolved—usually by paying off the debt, sometimes through a negotiated settlement with the creditor. The situation is more complex where the seller has more than one enforcement order.
A legal defect on the title deed doesn't necessarily spell the end of hopes for a sale, but it always means a complication. If it only comes to light during negotiations, it will almost certainly put the buyer off. If resolved in advance, the transaction can proceed smoothly.
Find out more in the article [Legal defects on properties: How to identify and clear them?]
Selling a "cooperative flat"
Cooperative flats are a specific category. In this case, you are not actually selling a property registered in the land registry—you are transferring your cooperative share in a housing cooperative with the right to rent the flat.
The process is therefore different: no application for land registry entry is required, and if the cooperative's bylaws are observed, the cooperative's consent to the transfer is not needed either. However, a transfer fee is usually payable to the cooperative, and it is important to check whether the share is encumbered by any debts or an unpaid annuity. If so, these potential debts would transfer to the buyer (acquirer) as the new cooperative member and tenant.
Co-ownership of a property
How does co-ownership work? This is a scenario we encounter very frequently at MAXIMA REALITY. Simply put, to sell a property owned by two or more people, you always need the consent of all co-owners—meaning 100%.
Do you want answers to all your co-ownership questions? Our article [What to do when a co-owner refuses to sell] may help.
Inherited property
Expect this process to involve a certain amount of time and financial burden. This also applies to fractional co-ownership without a family connection; while you technically have the right to sell only your own share, such a stake is rarely attractive to buyers. It is almost always more advantageous to reach an agreement and proceed jointly with the other co-owners to sell the property as a whole.
Property in joint marital ownership
In practice, this means that even if only one spouse is listed as the owner in the land registry, the entry should first be corrected to reflect the SJM status before any contracts are signed. A separate, critical issue is the requirement for a spouse's consent when selling a property that is in sole ownership but serves as the family home. In such cases, the spouse's written consent to the sale is a legal requirement.
The situation is slightly more complex following a divorce. Czech law allows former spouses a three-year period during which they can either reach a settlement agreement, go to court, or have their joint marital property automatically convert by law into fractional co-ownership in a 1:1 ratio. Divorced spouses then become standard co-owners, and a sale requires their joint agreement.
In practice, the land registry entry first needs to be brought into line with the actual status. That is, if the spouses do not reach a settlement and three years pass, the registry entry must first be corrected from joint ownership to 50/50 shares before the property can finally be sold.
Hidden costs when selling a property
Notarial signature verification or CzechPoint: Costs approximately CZK 30 per signature; with multiple contracts and parties, these amounts can quickly multiply.
Land registry extracts: A basic extract costs CZK 100, though complete documentation can run to several hundred crowns.
- Application for land registry entry: A fixed fee of CZK 2,000 per filing.
- Expert appraisal: May be required by a bank, for example; costs typically range from CZK 4,000 to CZK 8,000 depending on the property type.
- Legal services: Preparing or reviewing a purchase contract, arranging escrow (solicitor's custody), or auditing documents can cost anywhere from a few thousand to tens of thousands of crowns depending on the complexity of the case.
- At Maxima Reality, we provide an accurate valuation of your property free of charge, and our commission—which includes all legal services—is always paid by the buyer.
- Here is the polished version of the final section on property taxes and secure payment. Your translation was excellent.
I have restored the bold formatting to highlight the crucial "time test" rules and clarified the terminology for tax authorities to ensure it reads perfectly for an international audience.
Tax on the sale of property
Another chapter is income tax. Although the Czech Republic abolished the property acquisition tax in 2020, sellers still need to consider whether they are required to pay income tax on the sale.
The basic rule is straightforward: If you actually lived in the property immediately before selling for at least two years, or if you meet the so-called time test—i.e., you have owned it for at least 5 years (if acquired before 1 January 2021) or 10 years (if acquired after 1 January 2021)—the proceeds of the sale are exempt.
If you do not meet the time test, you must declare the income in your tax return for that year and pay income tax. A final, slightly more complex exemption option is where you have lived in the property for less than two years but use the proceeds for a new housing need. This must be reported to the Tax Office (FÚ) in advance, and you must communicate with them to ensure you meet the legal requirements.
In the case of selling a cooperative share, the situation is somewhat simpler. The time test is 5 years, and the second option is again the use of proceeds for a new housing need. Here too, this must be reported to the Tax Office in advance.
Also bear in mind the need to file a tax return if you are simultaneously buying another property. If you become a new owner, you have until 31 January of the year following acquisition. If you are only selling, you have no such obligation, and from the following year your property tax liability ceases.
Finally—never underestimate safe transfer of funds. Under no circumstances should the buyer transfer the purchase price directly to the seller's account; the standard is to place funds in solicitor's or notary's escrow (custody). Only after all conditions are met are the funds released to the seller, minimising the risk of fraud.
What does selling a flat look like from start to finish?
- First, you must decide to sell and prepare the property—from setting a realistic selling price to resolving any legal issues or land registry discrepancies.
- Next comes the preparation of documentation: title deed, acquisition title, technical documents, and for buildings, the project documentation and confirmation from the owners' association or cooperative.
- Then comes the presentation phase: preparing the property for photography, quality photos, floor plans, listing, and actively reaching out to buyers.
- Once a serious buyer appears, the next step is a reservation, possibly followed by signing a preliminary purchase agreement and preparing the purchase agreement itself, including the escrow arrangement.
- After signing contracts and verifying signatures, funds are deposited, the mortgage is drawn, and the application for land registry entry is submitted. If the seller's existing loan is being repaid, the situation is slightly more complex, and the bank's specific procedures must be followed.
- The actual transfer of ownership typically takes four weeks, after which the purchase price is released to the seller.
- The final step is the physical handover of the flat and keys, accompanied by the signing of a handover protocol. And then—a clean slate and free hands for your new beginnings.
