House Prices Stagnate While Sales Surge: What’s Happening in the Czech Real Estate Market?
The market for family homes is developing differently from the apartment market. While apartment prices in the Czech Republic continue to rise, actual transaction prices for family homes have remained relatively stable over the past year and a half. At the same time, the number of completed sales has increased significantly, particularly in smaller municipalities and around major cities.
This trend suggests that demand for family homes remains strong. However, buyers are increasingly focused on property prices, technical condition and accessibility.
House Prices Have Barely Changed in the Past Year and a Half
In January 2025, the average transaction price of family homes was approximately CZK 40,900 per square metre. By July 2026, it had reached around CZK 40,100. During this period, prices initially rose to CZK 44,100 per square metre before falling to CZK 37,700.
The apartment market followed a notably different trajectory. Over the same period, actual apartment prices increased from CZK 76,300 to CZK 87,200 per square metre.
However, stagnant house prices do not automatically mean that all properties are losing value. Average prices are also influenced by the types of homes being sold and their locations.
The Number of Sales Is Rising Significantly
While prices remain relatively stable, the number of completed transactions has increased considerably in several areas.
Smaller municipalities: 13,257 sales, up 59.3% year-on-year.
The Prague metropolitan area: 1,118 sales, up 23.7%.
Brno-Country District: 593 sales, up 41.5%.
Prague: 655 sales, down 0.5% year-on-year.
Smaller municipalities and areas surrounding major cities are seeing the strongest activity. For buyers, living outside the most expensive urban locations may offer an attractive alternative. However, transport connections and commuting costs remain important considerations.
The Gap Between Asking and Actual Sale Prices Is Significant
The market for family homes also shows a substantial difference between advertised prices and the amounts buyers ultimately pay.
In July, asking prices reached approximately CZK 55,000 per square metre, while the actual transaction price stood at around CZK 40,100. This represents a difference of roughly one-quarter of the original asking price.
One reason is that every house is different. Its value depends on the size of the plot, technical condition, energy efficiency, necessary renovations and location. Setting the initial asking price too high can therefore extend the selling period and eventually force the owner to reduce the price.
What Does This Mean for Buyers and Sellers?
Buyers should not rely solely on average prices per square metre. Two houses with the same floor area can have significantly different values depending on their location, plot size and technical condition.
Sellers, meanwhile, should pay close attention to pricing their property correctly from the outset. A realistic valuation can shorten the time needed to sell and reduce the likelihood of repeated price reductions.
The current market for family homes is therefore characterised by a higher number of sales without significant growth in average prices. However, this does not mean that all house prices are stagnating. The actual value of a property depends primarily on its location, condition and current market demand.
Jan Halík
Real Estate Agent
📞 +420 603 377 791
RE/MAX Atrium
Podolská 811/138
140 00 Praha 4 – Podolí
