I have been a successful businessman for over 25 years with an international reach, and in the last 5 years as a real estate agent, I have guided over 150 clients through the process of selling or renting property in Prague, Central Bohemia, Plzeň, Hradec Králové, and the Krkonoše Mountains. During this time, I have closed 65 deals and seen firsthand what works and what costs sellers hundreds of thousands of crowns unnecessarily. This guide is a summary of everything you really need to know about selling property in 2026.
The Czech real estate market in 2026: a situation that will affect your sale
The Czech property market entered 2026 as one of the most active in its history. In 2025, new mortgages worth over CZK 321 billion were granted, the second highest volume ever, and flat prices in regional cities rose at a double-digit rate. In Prague, the average price per square metre is around CZK 150,000, in Hradec Králové it exceeded CZK 92,000/m², and in Plzeň it is around CZK 87,000/m². Demand still exceeds supply, while construction is hampered by slow permitting processes and a shortage of capacity in the construction sector. For sellers, this means one fundamental thing: a well-prepared property priced correctly will still sell quickly and for a good price in 2026.
Furthermore, from 1 April 2026, new recommendations from the Czech National Bank will apply, tightening the conditions for investment mortgages. Those purchasing a third and any subsequent property with a loan will now need at least 30 % of their own funds and meet a stricter overall indebtedness limit. This change does not affect buyers purchasing a property for their own residence, who make up the majority of potential applicants, and their conditions remain unchanged. Therefore, when preparing for the sale, I recommend primarily targeting marketing strategies towards families and individuals seeking their own homes.
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Step 1: Correctly pricing the property, or the biggest mistake that kills a sale
From my experience, one clear conclusion emerges: incorrect pricing is the cause of more than half of unsuccessful or protracted sales. A property listed too high sits on the portals for weeks and months, and buyers begin to speculate what's wrong with it. Every additional month on the market statistically reduces the final sale price. Conversely, a property listed too low will sell quickly, but the seller will lose money they didn't have to.
Online price calculators work with averages for entire districts and cannot take into account what truly decides: the orientation of the flat, the condition of the core and plumbing, ceiling height, lift functionality, surrounding noise levels, legal status, or current demand for a specific type of property on a given street. A professional market appraisal compares your property with realistically sold and currently offered comparable properties, and determines a price at which you will maximise the outcome, not just the speed of sale. I provide market appraisals for my clients free of charge and without obligation.
Step 2: Property preparation, home staging and professional photography
Eighty per cent of buyers today pre-select properties online before their first viewing. If the first photograph doesn't grab them within two seconds, they'll scroll past, regardless of how good the offer is. This is the reality of today's market, and ignoring it means losing a large portion of potential interest.
Home staging, which is the targeted preparation of an interior before photography and viewings, doesn't have to be expensive. Painting neutral colours, removing personal items, minor repairs, and thorough cleaning, combined with professional photography, significantly boosts listings on property portals. In my experience, a well-prepared presentation will bring in an average of 30 to 50 % more viewings in the first week compared to an average photographed listing. A virtual 3D tour then allows interested parties from further afield, including foreign buyers, to walk through the property anytime and from anywhere, which shortens the time from listing publication to the first serious offer.
Step 3: Legal preparations, documents, energy performance certificate and secure safekeeping of funds
Without a valid Building Energy Performance Certificate (PENB), a property cannot be legally advertised. Its absence or a poor energy rating is also often used as a reason to reduce the purchase price, even when the buyer would otherwise have no objections. In addition to the PENB, you will need an up-to-date land registry extract, proof of ownership, a certificate of no outstanding debts to the building manager, and potentially electrical or gas installation inspections.
Escrow of the purchase price by a solicitor is now an absolute standard that protects both parties. The buyer's money is blocked in a special account held by a solicitor or notary during the land registry transfer, and the seller only receives it after the new owner has been successfully registered. Skipping this step or choosing an unqualified intermediary can have fatal consequences. I work exclusively with verified law firms and provide legal services as part of comprehensive sales management.
Step 4: Marketing and advertising, or where to really find buyers today
Sreality.cz is a cornerstone of any advertising in the Czech Republic and should be included in every strategy. Alongside this, targeted ads on Facebook and Instagram are very powerful today, allowing you to precisely reach demographics based on location, age, and interests – precisely the group actively looking for housing in a given area. A database of verified interested parties, which an estate agent builds up over the long term, also plays an important role. From my experience, approximately one-third of successful sales occur through direct contact with a specific buyer from the database, even before the property is publicly advertised.
As a RE/MAX Horizont agent, I also have access to the entire network of RE/MAX agents throughout the Czech Republic and abroad. Every agent in the network can see listings and can immediately offer them to their clients, which significantly expands the pool of potential buyers at no additional cost to the seller. The combination of public advertising, direct outreach, and the agent network is the most effective way today to achieve a quick sale at the maximum price.
Step 5: Dealing with interested parties, reservation and purchase agreement
The most common mistake sellers make when negotiating with potential buyers is being too emotionally invested. A property you've lived in for years holds an inexpressible value for you, but a buyer approaches it with a cool head, looking for any argument to get a discount. An estate agent takes the negotiation upon themselves, holds the set price, and simultaneously maintains a professional relationship between both parties, leading to a successful signing.
The reservation agreement must clearly define the price, the deadline for signing the purchase agreement, the amount of the reservation fee, and the conditions under which it will be forfeited if you withdraw. The purchase agreement must always be prepared by a solicitor or notary. Never use templates from the internet, as they may not comply with current legislation or the specifics of your property. An incorrectly drafted agreement can ruin the entire transaction or expose you to future legal claims.
Step 6: Property handover and sales tax
The handover of the property takes place based on a written handover protocol with meter readings, a list of keys, agreed-upon equipment, and any defects that the buyer was previously made aware of. This document protects both parties and prevents future disputes.
When selling, it is essential to understand the tax implications of the transaction before you even begin. If you have owned the property for more than 10 years, or if you have had your permanent residence in it for at least 2 years immediately prior to selling, the profit from the sale is exempt from personal income tax. In other cases, it is taxed at a rate of 15 %, or 23 %if a certain income threshold is exceeded. Each case is individual, and I recommend consulting a tax advisor before signing the contract, not after.
What can I help you sell or rent?
With over 5 years of real estate experience and 25 years of business experience, I have successfully brokered sales and rentals across all types of residential and commercial properties in Prague, Central Bohemia, Pilsen, Hradec Králové, and the Krkonoše Mountains. I most frequently deal with flats, both for sale and rental, in all layouts and locations. I also have extensive experience in selling family houses, apartment and tenement buildings, land, cottages, commercial properties, office spaces, and warehouses.
In addition to standard brokerage, I also specialise in specific situations that require an experienced professional: property valuations for inheritance proceedings, division of co-ownership shares, sale of property shares, and cooperation on development projects. If you are in a legally or family-complicated situation and do not know what to do with your property, I am able to offer you comprehensive advice or refer you to the right specialist.
Selling without an estate agent vs. with an estate agent: an objective comparison
Selling without an estate agent may seem appealing due to the saving on commission. However, the reality is that the vast majority of private sales end up with a lower price, a longer selling period, or legal complications, and these losses usually outweigh the value of the estate agent's commission many times over. A professional estate agent is not an expense. It is an investment in the highest possible selling price and a secure transaction process.
The most common mistakes when selling property
The biggest and most expensive mistake is overpricing. Sellers have a natural tendency to attach a higher value to their properties than the market warrants, resulting in a property that sits on portals for months while buyers move on to other offers. Every month spent without a buyer further strengthens their negotiating position, and the final price is often lower than it would have been if it had been set correctly from the start.
The second most common mistake is poor-quality photographs. Dark or blurry images taken on a mobile phone will prevent potential buyers from even coming to view the property, regardless of how good the offer is. The third mistake is underestimating legal preparation: a missing Energy Performance Certificate for a Building (PENB), an outdated land registry extract, or a contract downloaded from the internet can halt the entire sale or cause problems for years after the keys are handed over. The fourth mistake is poor timing, as spring and autumn are seasonally the strongest periods with the highest number of active buyers.
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How long does it take to sell a property: realistic figures
The sales period depends on the location, type of property, its readiness, and the set price. A correctly priced flat in Prague, with good presentation, typically sells within 4 to 8 weeks of the advertisement being published. In Plzeň and Hradec Králové, the typical period is a little longer, usually 6 to 12 weeks. Family houses and plots have a narrower circle of buyers, and therefore sales take longer than for flats. Cottages, weekend houses, and holiday properties in and around the Krkonoše Mountains have their own seasonality, with the strongest demand arriving in the spring before the summer season.
After signing the reservation agreement, the preparation and signing of the purchase agreement typically takes 2 to 4 weeks. The entry into the land registry then proceeds within the statutory period of approximately 20 days, after which the buyer's ownership rights are registered and the seller receives the money from escrow. The entire process from the start of the sale to receiving the money realistically takes 2 to 5 months, depending on the readiness of all documents and the willingness of both parties to proceed.
Frequently Asked Questions about Selling Property (FAQ)
Do I have to pay tax on the sale of property in 2026? It depends on the length of ownership and how it was used. If you owned the property for more than 10 years or had your permanent residence there for at least 2 years prior to selling it, you are exempt from income tax. In other cases, the profit is taxed at a rate of 15 %or 23 % . Each case is individual, and I recommend consulting a tax advisor.
How do I find out the real price of my property? The most reliable way is to have a market appraisal carried out by a certified estate agent. Unlike online calculators, they will take into account all the specifics of your property and the current demand in the local area. I will carry out a market appraisal for you free of charge and without obligation, just get in touch.
What is a solicitor's client account and do I need one? Escrow is a method of transferring the purchase price where the money is deposited with a solicitor or notary, and the seller only receives it after the buyer has been successfully registered in the land registry. It protects both parties from the risk of fraud and is now an absolute standard for any serious sale.
Can you also help with property valuation for inheritance proceedings or division of shares? Yes, this agenda forms an important part of my practice. I process documents and market estimates for probate proceedings, assist with the settlement of co-ownership shares and the sale of property shares, in situations that are legally more complex and require an experienced expert.
Do you also sell commercial properties, land, or development projects? Yes. Alongside apartments, I deal with the sale of family and tenement houses, plots of land, cottages, country houses, commercial properties, office spaces and warehouses. I also collaborate with developers on the sale of projects in various stages of completion.
How to choose the right estate agent? Ask about length of experience, number of deals completed, knowledge of a specific location, marketing methods, and client references. A good agent will gladly provide you with this information. I have passed the state professional qualification exam for a real estate agent, and in 5 years of real estate practice, I have assisted more than 150 clients and completed 65 deals, drawing on 25 years of international business experience.
The best time to sell a property is generally in the spring or early summer. Spring (February to April) and autumn (September to October) are the seasonally strongest periods with the highest number of active buyers. The summer months and the turn of the year bring fewer interested parties, but for a well-prepared and correctly priced property, this is not an obstacle to a successful sale.
What to do when a property is taking too long to sell? First, check the price, as overpricing is the most common cause. Next, review the quality of the presentation and photographs, and if necessary, adjust the marketing strategy. If the property doesn't sell within 8 weeks, it's time for professional consultation and a review of the entire approach.
Why entrust the sale or rental of your property to Michal Bláha
I am familiar with the real estate market in Prague, the Central Bohemian Region, Plzeň, Hradec Králové, and the Giant Mountains through my daily work directly on the ground. In 5 years of real estate practice, I have closed 65 deals and guided over 150 clients through the entire process, from the initial price valuation to handing over the keys. Before my real estate career, I worked for 25 years as a salesman with an international reach, which gives me an advantage in negotiation, bargaining, and understanding the needs of both foreign and domestic clients. I have passed the state examination for the professional qualification of a real estate agent, I utilise professional photography, virtual tours, and targeted online advertising, and I collaborate with vetted law firms that ensure the secure completion of every transaction.
I manage every transaction personally, without assistants or handovers to colleagues. Whether you are selling a flat, a family house, land, a cottage, a commercial property, or require a valuation for probate or settlement of shares, I can assist you comprehensively and with full responsibility for the outcome.
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
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