Buying property

Purchase price (kupní cena)

In Czech: 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.

Also called: sale price, asking price, kupní cena

What it means

The purchase price (kupní cena) is one of the essential terms of a purchase agreement: the parties agree how much the buyer will pay for the flat, house or land, in which currency, in what instalments and by what method. The price in an advert is an asking price; the final purchase price is the one in the contract you sign.

Czech listings show the price in several ways: a fixed amount, price negotiable (cena k jednání), price on request (cena na vyžádání, not published), price from (cena od, typically the cheapest unit in a development), price including commission (včetně provize) or price plus commission (+ provize). Each tells you something different about what you will finally pay.

How it works in the Czech Republic

When buying property in the Czech Republic, the price is usually not paid straight to the seller but through escrow (úschova) with a lawyer, notary or bank. The money is released to the seller only once the contract conditions are met, most often after the buyer is entered in the land register. With a mortgage, the bank sends its part to escrow or to the seller under the terms of the loan agreement.

Add the other costs to the price. The real estate acquisition tax was abolished in 2020, but there is an administrative fee of CZK 2,000 for the application for entry into the land register (as of October 2026). You may also pay a lawyer, an escrow fee, the bank's valuation, mortgage fees and possibly an agent's commission if the seller does not cover it.

For a mortgage, what matters is the collateral value the bank sets in its valuation, which can differ from the purchase price. It is worth comparing the price with similar properties nearby and with the bank's valuation before you sign.

Practical example

For example, a flat is advertised at CZK 4,900,000 plus commission (illustrative figures). After negotiation the parties agree on CZK 4,750,000. The contract says the buyer deposits CZK 950,000 of their own money into a lawyer's escrow and the bank sends the rest from the mortgage; on top of that the buyer pays the agency's commission under their own contract with it, plus the land register fee.

What to watch out for

  • If the price is on request, get the exact amount in writing and ask what it covers.
  • A price from in a new development usually applies only to the cheapest unit; ask for the price of your specific flat including cellar and parking.
  • Check whether the advertised price includes the estate agent's commission or whether it is added on top.
  • Avoid paying large sums in cash; the law restricts cash payments above a certain amount, so check the current limit, and escrow leaves you a clear payment record.

Frequently asked questions

Do I pay tax on the purchase price?

No, the real estate acquisition tax has not applied since it was abolished in 2020. You pay an administrative fee of CZK 2,000 for the application for entry into the land register.

What does price on request (cena na vyžádání) mean?

The seller or agency does not publish the price and gives it only when asked. Ask for it in writing and check what it includes.

Does the price have to match the bank's valuation?

No. But the bank lends based on the collateral value in its valuation, so a lower valuation means you need more of your own money.

  • Estate agent commission (provize realitní kanceláře)Estate agent commission (provize realitní kanceláře) is the fee an estate agency earns for arranging the sale or purchase of a property. Czech law does not set the amount, but the written brokerage contract must state it or how it is determined.
  • Purchase price escrow (úschova kupní ceny)Purchase price escrow (úschova kupní ceny) means the buyer deposits the money for a property with a lawyer, notary or bank, who pays it to the seller only when agreed conditions are met, usually once the buyer is in the land register.
  • 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.
  • Price per square metre (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.
  • Appraised value (odhadní cena)Appraised value (odhadní cena) is the value a valuer or court expert sets for a property for a specific purpose, most often for a bank granting a mortgage. It can differ from both the purchase price and market value.
  • LTV (loan-to-value)LTV (loan-to-value) is the ratio of the loan amount to the value of the collateral, i.e. the pledged property. It decides how much of a purchase a mortgage can cover and how much you must pay yourself.

Sources

Laws and official pages this text is based on (in Czech).

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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