What Costs Will You Pay When Buying an Apartment in the Czech Republic Besides the Apartment Price
The costs of buying an apartment in the Czech Republic do not end with the price shown in the listing. In addition to the property itself, you may need money for registering ownership rights, legal support, safely transferring the purchase price through a special account, and certain banking services. With a mortgage, you also need to understand in advance what portion of the price you will have to pay from your own funds.
The mortgage down payment is not an additional expense. It is part of the apartment price that the buyer pays instead of the bank.
There is currently no separate real estate acquisition tax (daň z nabytí nemovitých věcí) in the Czech Republic. The tax on buying an apartment was abolished in 2020.
What Costs Arise When Buying an Apartment
The cost of buying an apartment in the Czech Republic is easier to calculate by separate categories. This allows you to avoid mixing the property price, your own funds, and additional transaction costs.
| Category | What It Includes | Beyond the Apartment Price |
|---|---|---|
| Purchase price | Property price under the contract | No |
| Own funds with a mortgage | Part of the price not financed by the bank | No |
| Transaction processing | Cadastre, legal services, escrow of the purchase price, technical inspection if necessary | Yes |
| Additional contractual costs | Bank or intermediary services if paid separately | Possibly |
| Costs after purchase | Property tax, property maintenance, and other payments | Yes |
For example, if the apartment price and its collateral value are the same and amount to CZK 7 million, with an LTV of 80% the maximum loan is CZK 5.6 million, while own funds will amount to CZK 1.4 million. This CZK 1.4 million is part of the apartment price and is not added on top of it.
If the contract price is CZK 7 million and the bank values the apartment at CZK 6.5 million, with an LTV of 80% the maximum loan will be CZK 5.2 million. The buyer will need CZK 1.8 million of their own funds, which is CZK 400,000 more than when the price and valuation are the same. This additional CZK 400,000 equals 80% of the difference between the contract price and the bank valuation.
How Much Does It Cost to File an Application with the Cadastre
Ownership rights are registered in the real estate cadastre (Katastr nemovitostí). Registration in the Czech real estate cadastre is one of the main stages of completing the transaction.
An administrative fee of CZK 2,000 for each application is charged for an application to register ownership rights (návrh na vklad). This is one of the fixed costs of buying real estate in the Czech Republic.
If several separate applications are filed, the cadastre fee is paid for each one separately. Therefore, the final cost of registering an apartment also depends on the structure of the specific transaction.
Can the Cadastre Fee Be Reduced
Yes. If the application is filed correctly through the official online cadastre application, the cadastre fee is reduced by 20%, from CZK 2,000 to CZK 1,600.
| Filing Method | Fee |
|---|---|
| Standard filing | CZK 2,000 |
| Online filing when requirements are met | CZK 1,600 |
A simple scan or photograph of a paper contract is not sufficient for online filing. For electronic filing with the cadastre, you must attach a proper electronic version of the document on the basis of which ownership rights are registered.
If the contract was signed on paper, it is converted into electronic form through an authorized conversion. Signatures on a private document must be officially certified before conversion. An alternative is an electronic contract, originally created in electronic form and signed by all parties using proper electronic signatures.
Who Pays the Cadastre Fee in the Czech Republic
The obligation to pay the cadastre fee lies with the applicant. If the application is filed jointly by several people, they act as joint applicants.
Therefore, it is not correct to say that the cadastre fee must by law always be paid only by the buyer or only by the seller. You need to check who acts as the applicant in the specific transaction.
For more information about registration of rights, checking the owner, and property data, read the article “Real Estate Cadastre in the Czech Republic”.
In practice, the cadastre fee is often paid by the real estate agency, the buyer, or both parties in an agreed proportion. This is determined by agreement rather than by a single legal rule. With a mortgage, additional costs may arise for registering a lien and later removing it. These are stated in the pre-contractual loan information, but only mandatory costs known to the bank are included in the annual percentage rate of charge (RPSN).
Legal Support for the Transaction
There is no single state-set cost of legal support for buying an apartment. Therefore, this item must be calculated separately when determining the costs of buying an apartment.
The lawyer’s fee is primarily determined by the agreement with the client. It is not correct to claim that legal support for buying real estate in the Czech Republic always costs a specific amount.
When comparing offers, it is important to consider not only the cost of legal services, but also the specific scope of transaction support.
| What Legal Support May Include |
|---|
| Review of the purchase agreement |
| Preparation of the agreement |
| Review of the legal status of the property |
| Preparation of documents for the cadastre |
| Preparation of the purchase price escrow agreement |
| Support until registration of the new owner |
It is especially important to understand whether the lawyer only reviews the completed purchase agreement or actually provides legal support for the entire transaction.
The price depends on the scope of work and the complexity of the transaction. Standard packages may start at approximately CZK 10-15 thousand, while individual support for a complex transaction may cost CZK 30-50 thousand or more. Having your own independent lawyer is not required by law, but it helps protect the buyer’s interests.
How to Safely Transfer Money to the Seller When Buying an Apartment
When buying real estate, an important question arises: when should the seller receive the money and how should a safe settlement between the parties be organized?
It is risky for the buyer to transfer several million directly to the seller before ownership rights are registered. The seller, in turn, needs confirmation that the purchase price is ready and will be paid after the transaction conditions are fulfilled.
In the Czech Republic, purchase price escrow (úschova kupní ceny) is used for this purpose. The money can be placed with a lawyer as attorney escrow (advokátní úschova), with a bank as bank escrow (bankovní úschova), or with a notary as notarial escrow (notářská úschova).
Under any of these options, the purchase price is deposited into a special account and transferred to the seller only after the conditions specified in the contract have been fulfilled.
What Changed in 2026
From January 1, 2026, additional rules apply to the control of attorney escrow of funds.
Information about attorney escrow must be entered into the electronic register before the money arrives in the special account. After receiving the funds, the lawyer registers the date of the first receipt of money without unnecessary delay, strengthening transaction control.
In addition, the Guarantee Fund of the Czech Bar Association (Garanční fond České advokátní komory) operates as an additional protection mechanism for attorney escrow of the purchase price.
Another important measure is that the lawyer must provide the bank with the contact details of the person depositing the money and the recipient if that person is a party to the agreement. The bank confirms the opening of the special account to them and, when funds move, electronically communicates the account number, amount, and recipient account details. This allows the parties to monitor settlements and more quickly detect a transaction that does not comply with the agreement.
| Protection | What Is Provided |
|---|---|
| Special account | Used for a specific transaction |
| Electronic registration | The transaction is registered in the electronic register |
| Control of incoming funds | Payment information is also recorded |
| Basic Guarantee Fund limit | Up to CZK 2.5 million |
| Purchase price of residential real estate | Up to CZK 5 million per attorney escrow transaction |
The CZK 5 million limit does not mean automatic compensation for any loss. The Guarantee Fund applies only in cases provided for by law.
Which Is More Expensive: Attorney or Bank Escrow
There is no single answer. The cost of holding the purchase price in escrow depends on the chosen method and the specific offer from the lawyer or bank.
The cost of attorney escrow is determined by agreement with the lawyer. There is no fixed state tariff for this legal service.
Bank escrow of the purchase price is charged according to the tariff of the specific bank. Therefore, the cost may vary significantly depending on the bank offer.
For example, Komerční banka states the following conditions for purchase price management at the time the article was checked:
| Service | Tariff |
|---|---|
| Purchase price management | 0.2% of the amount |
| Minimum fee | CZK 6,000 |
| Maximum fee | CZK 20,000 |
| Contract amendment at the client’s request | 0.4%, minimum CZK 12,000 |
If the amount is CZK 7,000,000, the calculation is as follows: 7,000,000 × 0.2% = CZK 14,000. This is an example of the cost of bank escrow for the stated amount.
It is important that this is the tariff of a specific bank, not the average price in the Czech Republic. The cost of such a service must be checked for the specific transaction.
Therefore, attorney and bank escrow should be compared based on specific offers rather than an assumed average cost.
For comparison, Raiffeisenbank states a fixed price of CZK 7,000 when using the bank’s standard agreements without legal consultation.
Česká spořitelna states a tariff of 0.2% of the amount, with a minimum of CZK 6,000 and a maximum of CZK 20,000.
The special account at Česká spořitelna is available only together with a loan or mortgage from that bank. Individual contract amendments are charged separately.
Bank tariffs and service conditions may change, so the final cost of holding the purchase price in escrow should be confirmed before signing the documents.
How Much of Your Own Money Do You Need for a Mortgage in the Czech Republic
With a mortgage, one of the main indicators is LTV. It shows the ratio of the loan amount to the value of the mortgaged property.
| Scenario | Maximum LTV | Difference to Collateral Value |
|---|---|---|
| Standard mortgage | 80% | about 20% |
| Buyer under 36, own housing | 90% | about 10% |
For an apartment with a collateral value of CZK 7 million, the calculation of the required amount of own funds looks like this:
| LTV | Maximum Loan | Difference |
|---|---|---|
| 80% | CZK 5,600,000 | CZK 1,400,000 |
| 90% | CZK 6,300,000 | CZK 700,000 |
LTV is calculated from the collateral value, meaning the result of the bank valuation. If the valuation is lower than the purchase price, more of your own money will be required. The additional amount equals the LTV multiplied by the difference between the purchase price and the valuation: with an LTV of 80%, the buyer additionally covers 80% of that difference, and with an LTV of 90%, 90%.
Investment Mortgages from April 2026
From April 1, 2026, the Czech National Bank recommends applying the following indicators to investment mortgages:
| Indicator | Recommendation |
|---|---|
| LTV | maximum 70% |
| DTI | maximum 7 |
By an investment mortgage, the Czech National Bank means a loan for acquiring a third or subsequent residential property or property intended for rental.
If the collateral value is CZK 7 million, with an LTV of 70% the maximum loan is CZK 4.9 million, while the difference that must be covered outside the mortgage is CZK 2.1 million.
For more information about the impact of mortgage financing on investments, read the article “Leverage in Real Estate in 2026”.
What Bank Costs May Arise with a Mortgage
There is no single tariff for all banks in the Czech Republic. Therefore, additional mortgage costs must be calculated for the specific bank and mortgage product.
Depending on the bank, separate fees may be associated with property valuation, loan processing, additional documents, or other banking services.
| Possible Bank Cost | How the Cost Is Determined |
|---|---|
| Property valuation | According to the bank’s or appraiser’s tariff |
| Loan processing | Depends on the bank and mortgage product |
| Additional documents | According to the bank’s or service provider’s tariff |
| Bank escrow of the purchase price | According to the bank’s tariff |
Since there is no single bank tariff for the whole Czech Republic, possible mortgage processing costs must be checked directly in the terms of the selected bank.
Reservation Deposit and Agency Commission
When buying real estate through an intermediary, a reservation deposit (rezervační poplatek) may be used. It is one of the payments whose terms need to be checked before reserving the apartment.
The fact that a reservation deposit is paid does not automatically mean that it is added to the apartment price. Everything depends on the terms of the specific agreement.
Before paying the reservation deposit, you need to check the main terms of the agreement:
| Question | What to Clarify |
|---|---|
| Who receives the money | The recipient of the payment |
| Whether the deposit is credited toward the price | Whether it forms part of the purchase price |
| Whether it is connected to the commission | Whether the commission must be paid separately |
| When the money is refunded | Conditions for cancelling the transaction |
| What happens if the bank refuses financing | Conditions if the mortgage is not obtained |
There is no universal state-set agency commission of 3%, 4%, or 5%. The amount of the intermediary’s commission and the way it is paid are determined by the terms of the specific agreement.
Therefore, when viewing a listing, it is important to find out not only the property price, but also the total amount required to buy the apartment under the terms of the transaction.
Cooperative Apartment: A Different Type of Transaction
The calculations above primarily apply to the purchase of an apartment into personal ownership. For other forms of ownership, the costs of buying real estate may be calculated differently.
When acquiring a cooperative apartment (družstevní byt), the buyer acquires membership and the associated share in the cooperative. This differs from a standard apartment purchase with registration of a new owner in the cadastre.
As a result, the legal procedure and available financing options differ.
For more information about the specifics of this type of property, read the article “Cooperative Apartment in the Czech Republic”.
Do You Need to Pay Tax When Buying an Apartment in the Czech Republic
No, you do not need to pay tax on buying an apartment in the Czech Republic.
The real estate acquisition tax was abolished in 2020. Therefore, there is no need to add a separate purchase tax to the apartment price.
After acquiring the property, another obligation arises: property tax (daň z nemovitých věcí). This is a cost associated with owning real estate, not acquiring it.
If circumstances affecting the tax changed during the year, the tax return is usually filed by January 31 of the following tax period. This deadline is important to consider after buying real estate in the Czech Republic.
The amount of property tax depends on the specific property and the applicable coefficients, so there is no single amount for all apartments in the Czech Republic.
What Costs Arise After Buying an Apartment
After ownership rights are registered, regular owner expenses arise. These should also be taken into account when determining how much money is needed to buy an apartment in the Czech Republic and subsequently own the property.
| Cost | What It Depends On |
|---|---|
| Property tax | Property parameters and coefficients |
| Building maintenance payments | The building and management system |
| Utilities | Contracts and consumption |
| Insurance | Selected coverage and bank conditions |
| Repairs and equipment | The condition of the apartment |
These payments are not directly related to the cost of registering an apartment in the Czech Republic, but they should be taken into account when calculating the overall purchase budget.
Technical Inspection Before Purchase
A technical inspection of the apartment is not mandatory, but it is especially useful when accepting a newly built property from a developer and when buying a property with an unclear technical condition. The cost depends on the type, size, and depth of the inspection: a simple inspection or apartment handover may cost several thousand crowns, while a detailed inspection of a large house may cost tens of thousands. Such an inspection helps identify defects before the transaction is completed or document them when the property is handed over.
FAQ
Do You Need to Pay Tax When Buying an Apartment in the Czech Republic?
No. The real estate acquisition tax was abolished in 2020. After the purchase, you need to take into account the annual property tax.
How Much Does the Cadastre Cost When Buying an Apartment in the Czech Republic?
The standard cadastre fee is CZK 2,000 per application. With the appropriate online filing, the cost is reduced to CZK 1,600.
Who Pays the Cadastre Fee in the Czech Republic?
The obligation to pay the cadastre fee lies with the applicant or joint applicants.
How Much of Your Own Money Do You Need for a Mortgage in the Czech Republic?
With an LTV of 80%, own funds usually amount to at least 20% of the collateral value, and with an LTV of 90%, at least 10%. If the bank valuation is lower than the purchase price, you additionally need to cover the LTV multiplied by the difference between the price and the valuation. For investment mortgages, from April 1, 2026, the Czech National Bank recommends an LTV of no more than 70%.
What Costs Arise After Buying an Apartment in the Czech Republic?
The main costs after buying an apartment are property tax, building maintenance payments, utilities, and other owner expenses.
Which Is More Expensive: Attorney or Bank Escrow?
It depends on the specific offers. Attorney escrow is paid according to the agreement with the lawyer, while bank escrow is charged according to the tariff of the specific bank. There is no universally cheaper option.
Summary Table of Costs When Buying an Apartment in the Czech Republic
| Item | Amount | Beyond the Apartment Price | Comment |
|---|---|---|---|
| Own funds with LTV 80% | About 20% of the collateral value | No | Part of the apartment price |
| Own funds with LTV 90% | About 10% of the collateral value | No | For eligible buyers under 36 |
| Investment mortgage | LTV up to 70% | No | Recommendation of the Czech National Bank from April 1, 2026 |
| Standard cadastre filing | CZK 2,000 per application | Yes | State fee |
| Online cadastre filing | CZK 1,600 per application | Yes | When the specified requirements are met |
| Legal services | By agreement | Yes | No fixed price |
| Attorney escrow | By agreement | Yes | Price is set individually |
| Bank escrow | According to the bank’s tariff | Yes | For example, Komerční banka: 0.2%, minimum CZK 6,000, maximum CZK 20,000 |
| Agency commission | By agreement | Possibly | Check whether it is included in the price |
| Other banking services | According to the bank’s tariff | Possibly | Depends on the product |
| Real estate acquisition tax | CZK 0 | No | Abolished |
| Property tax | Individual | After purchase | Regular obligation of the owner |
A technical inspection is not mandatory, but its cost should also be taken into account in the transaction budget. The main thing is not to add the down payment to the apartment price a second time. For the purchase, you need to take into account your own share of the purchase price, the actual registration costs, and additional payments provided for in the specific agreements.