And why does it end up being expensive for most owners

Each year, thousands of flat and family home owners in the Czech Republic decide to sell their property themselves. The reason is logical: to save on real estate agency commission. However, the outcome is surprisingly often the opposite. A lower selling price, unnecessary stress, and legal complications they never wished for.

Let's look at what selling without an estate agent actually involves, where money is most often lost, and how to decide what's more advantageous for you.

Why do people want to sell property without an estate agent

The most common argument is straightforward: save commission. In the Czech Republic, this usually ranges between 3% and 5% of the sale price, which for a flat costing 5 million crowns amounts to between 150,000 and 250,000 CZK. That is certainly not a negligible sum.

Another reason is the feeling that neighbours sold their properties themselves and it was easy, or the belief that thanks to real estate portals like Sreality, Bezrealitky or Reality.iDnes you don't need any intermediary. You just create an advert and wait.

However, the reality of selling property is a good deal more complicated.

What does selling a property yourself involve?

Before you decide to sell without an estate agent, it's good to know what awaits you. It's not just about taking photos and putting up a listing.

Correct property valuation

This is the first and most important step, and also the one where sellers most often make mistakes. Too high a price This will cause the property to hang around on portals for months with no interest. You end up lowering it anyway, and the long listing time itself signals a problem, which buyers are aware of. Too low a price will simply cost you money.

Correct valuation requires knowledge of current transactions in the locality, market conditions, and the specifics of the particular property. It is not enough to look at what neighbours are advertising. Those are asking prices, not selling prices.

Property preparation and home staging

Photos make all the difference. Over 90% of buyers search for properties online, and the first impression they get from the photos determines whether they’ll even make a call. Amateur photos taken on a mobile phone with a cluttered background reduce interest and, consequently, the final price. Home staging – preparing a property for photoshoots and viewings – can increase the selling price by tens of thousands to hundreds of thousands of crowns.

Advertising and distribution of advertisements

Free or cheap listings have limited visibility on property portals. Paid premium placements, social media promotion, and working with a database of active buyers are tools that the average seller does not have access to. An estate agent with a functioning database of prospective buyers can sell your property before it even appears on a public portal.

Communicating with interested parties and viewings

The reality is this: you'll receive dozens of calls, half of which will be from speculators or estate agents looking for properties to list. You'll have to arrange viewings yourself, be available in the evenings and at weekends, and be able to answer questions about the technical condition, energy performance certificate, documentation, or the amount of the owner's association fees.

Price negotiation

An experienced buyer or their agent will push for a discount. An emotional attachment to a property you've lived in for years won't help you in this negotiation; quite the opposite. The agent acts as a neutral intermediary and is usually in a stronger position in this regard.

Legal services and contractual documentation

This is where the biggest risks begin. The reservation agreement, purchase agreement, deposit holding agreement, buyer's financing arrangements, discharge of the bank's lien, and filing of the proposal for entry into the real estate cadastre. All of this must proceed correctly and in the correct order.

A poorly drafted contract or a badly executed transfer can cost you not only money but also the property itself. The lawyer who prepares the documents for you will cost an additional 10,000 to 30,000 CZK, and even then you are not sure they have experience specifically with real estate transactions.

Where do sellers without an estate agent most often lose out?

Based on practical experience, these are the most common areas where a DIY sale can prove costly for the owner.

Under-priced sales is the most common cause of losses, typically 3 to 8 % below the actual market value. Untapped auction dynamics This means that an experienced estate agent can generate interest from multiple buyers simultaneously for desirable properties, thereby increasing the price above the initial asking price. Losses are also contributed to by Legal service costs, because even with a DIY sale, a solicitor is a necessity. A sale lasting 6 to 12 months instead of 6 to 10 weeks then represents an unnecessary time loss and the postponement of further life plans. And finally buyer financing errors These are risks in a situation where the buyer is paying with a mortgage and you need to correctly coordinate the loan disbursement, the release of the charge, and the transfer of ownership.

When does selling without an estate agent make sense

Let's be fair. There are situations where a DIY sale can work. If you're selling to a friend or family member, both sides trust each other and the price is agreed in advance. If you have legal training or experience in property transactions, your starting position is stronger. Likewise, if you're selling a property in an area where you know the market very well and have access to data on actual sale prices. And finally, if the buyer is paying cash and doesn't need a mortgage, the whole process is considerably simpler.

In all other cases, the risks and hidden costs of a DIY sale generally outweigh the commission saved.

A good estate agent does more than just list a property; they manage viewings, negotiate offers, and liaise with solicitors.

A professional real estate agent doesn't sell properties. It mediates transactions and protects the client's interests. Specifically, it will carry out a market analysis and determine the optimal selling price, arrange professional photography, a floor plan, and potentially a virtual tour, actively approach buyers from its own database before public advertising begins, handle all communication with interested parties and the organisation of viewings, conduct checks on buyers and their financing, oversee all contractual documentation in cooperation with a lawyer, and coordinate the entire transfer process up to registration in the land registry.

The result isn't just saved time. It's higher selling price, shorter sales period and minimised legal risk.

Are you planning to sell a property, or is someone you know doing so, and you don't want to get burned?

Read what I've seen with my own eyes over 5 years and 65 trades – and save yourself hundreds of thousands and your nerves.

How to spot a broker who will genuinely help you

Not every estate agent is the same. When choosing, focus on references and completed sales in the given location, on a transparent process and a clear contract without hidden fees, on the agent's personal approach, who will make time for you and understand your situation, and on knowledge of the local market, because prices vary from street to street, not just from neighbourhood to neighbourhood.

Do you want to know how much to actually sell your property for?

The best first step is not deciding whether to sell with an estate agent or without. The best first step is Find out what your property is worth on today's market.

I'm offering a free, no-obligation market analysis. You tell me what you're selling, and I'll tell you what you'll realistically get for it and what could be done to get more.

Contact me for a no-obligation, free property valuation.

Michal Bláha | Estate Agent | blahareality.cz

FAQ: Frequently Asked Questions about Selling Property

Do I have to pay tax on the sale of property?
It depends on the period of ownership. If you have owned the property for more than 10 years, or 2 years in the case of a permanent residence, you are exempt from income tax. For details, see the article on the time test.

How long does it take to sell a property?
With correct valuation and marketing, typically 6 to 10 weeks from the start of advertising to the signing of the purchase agreement. The actual transfer in the land registry then takes another 20 to 30 days.

Co je rezervační smlouva a je závazná?
A reservation agreement blocks a property for a specific buyer for an agreed period, usually 14 to 30 days, and the buyer pays a reservation deposit. It is legally binding for both parties. If either party withdraws without valid reason, the deposit is forfeited or returned according to the agreed terms.

Do I need an energy performance certificate when selling?
Yes, an Energy Performance Certificate (EPC) is legally mandatory when selling a property. Obtaining one takes a few days and typically costs between 3,000 and 8,000 CZK, depending on the size of the property.

Lze prodat nemovitost zatíženou hypotékou?
Yes, this is a common situation. The mortgage will be settled from the purchase price upon transfer, either by its repayment or by the buyer taking on the liability. The entire process requires coordination with the bank and is part of a standard property transaction.

Do you know anyone who is currently dealing with selling a flat or a house and doesn't know where to start?

Send him this article. It could literally save him from making a bad decision.

Not sure about selling or renting a property? Do not hesitate to contact me

If you are considering selling or renting out a property in Prague, Central Bohemia, Plzeň, Hradec Králové, or the Krkonoše Mountains and surrounding areas, please do not hesitate to contact me. During a no-obligation consultation, I will tell you how much your property can realistically be sold for, how long it will take, and how to safely manage the entire process.

📞 +420 731 098 231

🌐 www.blahareality.cz