Buildability of land (zastavitelnost)

What it means

In the Czech market, buildability of land, zastavitelnost pozemku, covers two questions. First, whether the plot is designated for building at all, meaning it lies in an area where the zoning plan allows construction. Second, how much and what can be built, which is set by the zoning plan's conditions, such as the maximum built-up share, number of storeys or minimum plot size for a house.

The Building Act No. 283/2021 Coll. defines a building plot (stavební pozemek) as a plot, part of a plot or group of plots defined and designated for building. Buildability is therefore about how far a particular parcel meets that definition and what still stands between it and a building permit.

How it works in the Czech Republic

Start with the municipal zoning plan (územní plán): which area the plot is in and what conditions apply. Next comes the land register: which land type is recorded and what easements or other restrictions appear on the title deed. If the plot is agricultural land, the ZPF protection act requires consent to remove it from the agricultural land fund, with a levy, unless a statutory exception applies.

Then check whether the plot is in a flood zone (záplavové území). Flood zones are set by the regional authority, acting as water authority, through a measure of general nature (opatření obecné povahy) on a proposal from the river administrator, and an active zone is defined within them, where statutory restrictions apply. Protection zones around power lines, gas pipes, roads or railways can also limit building.

Finally the practical conditions: access from a public road or a secured route over someone else's land, and the availability of water, sewerage and electricity. The building office has the final word when it assesses a specific project.