Developer projects and new builds

New builds and developer projects - 2026 guide

A developer project is a block of flats or a group of houses that a developer builds and sells unit by unit. On Lovec-Realit.cz every project has its own page with a description, the location, the dates for the start of sales, completion and move-in, photos and the flats currently on offer in the project.

Buying a new build differs from buying an older flat mainly because you often buy a flat that is not finished yet. Contracts, payments and the handover therefore happen in several steps, and it pays to know them in advance.

New-build prices in Prague and Brno (Q3 2026)

Prague figures come from the joint analysis of developers Central Group, Skanska Residential and Trigema, Brno figures from an analysis by Trikaya. Both were published in October 2026.

Note: At the average asking price, a 60 m² flat would cost about CZK 11.6 million in Prague and about CZK 9.5 million in Brno. The Prague and Brno analyses were made by different firms using different methods, so treat the comparison as indicative.

How to buy a flat from a developer - step by step

1. Reservation agreement.It holds the chosen flat for a set period while you arrange financing. Check when the reservation fee is refunded.
2. Agreement on a future purchase contract.Signed while the flat is not yet finished. It sets the price, the payment schedule, the completion date and the specification of the flat.
3. Payments through escrow.Lawyers consider a bank, notary or attorney escrow the only safe way to pay the purchase price. The developer receives the money only once the agreed conditions are met.
4. Final approval and purchase contract.When the building is finished, the building authority issues an occupancy decision (kolaudační rozhodnutí). Only then is the purchase contract signed and ownership registered in the Land Register.
5. Handover.Inspect the flat carefully at handover and record every defect in the handover protocol. Hidden defects of the building can be claimed from the developer within five years of acquisition.

What to watch out for with a new build

• VAT in the price.New flats with a floor area of up to 120 m² are subject to the reduced VAT rate of 12 %, larger flats to the standard rate of 21 %. Check whether the price list includes VAT.
• Energy performance.Since 1 January 2022 all new buildings must meet the nearly-zero-energy standard under Decree No. 264/2020. Ask for the energy performance certificate (PENB).
• Completion date.Check what penalties the contract sets for the developer if construction is delayed and what happens if the date moves.
• Specification and custom changes.Find out what the standard fit-out includes, the deadline for custom changes (floors, tiles, electrics) and what they cost.
• Warranty.The law gives five years to claim hidden defects of the building. A contractual quality guarantee is voluntary - if the developer offers one, read what it covers.

Mortgage for a new build

The Czech National Bank limits the loan-to-value ratio (LTV) to 80 %, or 90 % for applicants under 36. For investment mortgages, for example on a flat to rent out, a recommended limit of LTV 70 % and debt of at most seven times annual income (DTI 7) applies from 1 April 2026.

According to the Swiss Life Hypoindex, the average offered mortgage rate reached 5.51 % in September 2026. According to the Czech Banking Association's Hypomonitor, the average rate on new mortgages actually granted in September was 5.1 %.

Frequently asked questions