Market and investment

Price per square metre (cena za m²)

In Czech: Cena za m²

Price per square metre (cena za m²) is a property's asking or sale price divided by its area. It helps compare flats of different sizes, but only if the same type of area is used for each listing.

Also called: price per square metre, price per sqm, cena za m², cena za metr čtvereční, Kč/m²

What it means

Price per square metre, in Czech cena za m², tells you how much one square metre costs in a given offer. You get it by dividing the total price by the area. It lets you put a small flat and a larger one side by side and see which is more expensive relative to its size.

It is a rough comparison tool, not a valuation. It says nothing about the condition of the flat, the floor, the layout or any legal issues, so it works best when you compare similar properties in the same area with the same type of ownership.

How it works in the Czech Republic

On Lovec-Realit.cz the price per m² is shown directly in the listing whenever the offer includes both a price and an area. The Lovec Lens browser extension calculates the same figure for listings on other Czech property portals, so you can compare offers across sites in one consistent way.

The result depends entirely on which area the advertiser entered. Czech listings use several terms: podlahová plocha (floor area), užitná plocha (usable area), obytná plocha (living area) and celková plocha (total area). If one seller includes the balcony, terrace or cellar and another does not, two flats of the same real size will show different prices per m².

What is included in the price matters too. A parking space, garage or cellar sold together with the flat raises the price per m² even though the living space stays the same. For cooperative flats (družstevní byty), any outstanding cooperative loan instalments (anuita) add to the real cost.

Practical example

For example, flat A costs CZK 5,400,000 for 60 m², which is CZK 90,000 per m². Flat B costs CZK 6,000,000 and the listing says 75 m², so CZK 80,000 per m². Flat B looks cheaper, but when you ask, the 75 m² turns out to include a 9 m² terrace and a 4 m² cellar, and the price includes a parking space. The interior area is only 62 m².

If you value the parking space at, say, CZK 400,000 and take it out, flat B costs CZK 5,600,000 for 62 m², roughly CZK 90,300 per m², practically the same as flat A. All figures here are illustrative only.

What to watch out for

  • Ask which area the listing uses and whether it includes a balcony, loggia, terrace, cellar or storage room outside the flat.
  • Check whether a parking space, garage or garden is included in the price, and compare prices without them.
  • For houses, keep the price per m² of the house separate from the price per m² of the land.
  • Verify the area in documents such as the floor plan or the owner's declaration (prohlášení vlastníka), not just in the advert.

Frequently asked questions

Do balconies and cellars count in the price per m²?

It depends on what the advertiser entered, and you will see both approaches in Czech listings. Ask what the stated area includes and, if needed, recalculate using the interior area only.

Where can I see the price per m² on Lovec-Realit.cz?

It appears in every listing that has both a price and an area filled in. For listings on other portals, the Lovec Lens browser extension calculates it for you.

On Lovec-Realit.cz

  • Floor area (podlahová plocha)Floor area (podlahová plocha) is the floor surface of the rooms of a flat or house, measured inside between the walls. What advertisers include varies, so always ask how it was measured.
  • Usable area (užitná plocha)Usable area (užitná plocha) is the area of all spaces in a flat or house that can be used, including rooms and ancillary spaces such as bathroom, hallway or storage. What is included varies.
  • Total area (celková plocha)Total area (celková plocha) is the headline size figure in a Czech listing. Depending on the advertiser it may cover only the flat or also a balcony, terrace, cellar or front garden.
  • Living area (obytná plocha)Living area (obytná plocha) is the area of the rooms used for living, such as the living room and bedrooms, sometimes also the kitchen. Bathrooms, hallways and storage are usually left out.
  • Market value of a property (tržní cena)Market value (tržní cena) is the amount a property would most likely sell for at a given time and place, between a buyer and a seller acting freely and without pressure.
  • Purchase price (kupní cena)The purchase price (kupní cena) is the amount the buyer pays the seller for a property, as agreed in the purchase agreement. The price in a listing is only an offer; what counts is the figure in the contract and what it includes.

This text is for information only and has not yet been checked by a legal or financial expert. It is not legal, tax or financial advice. Verify important details in the listed sources or with a professional.

Updated 25 October 2026

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