Renting Commercial Space in Prague – Complete Guide 2026

Prague is the largest office and commercial market in the Czech Republic. Total modern office stock reached 3.93 million m² at the end of Q1 2026 (Prague Research Forum), and 36,700 m² of new office space is expected to be completed in 2026 – the lowest annual increment since 2020. Limited new supply pushes rents up: prime rent in the city center held stable at €30/m²/month in Q1 2026 (about 9,000 CZK/m²/year at 25 CZK/€), inner Prague rose to €21–22/m²/month (6,300–6,600 CZK/m²/year), and peripheral areas stayed at €15.50–16.50/m²/month (4,700–5,000 CZK/m²/year). Vacancy remains stable. This page lists current offers for offices, retail, warehouses and mixed commercial space across all Prague districts.

Prague's office market in 2026 sits in a limited-supply phase. Developers slowed new construction due to high mortgage rates and construction inflation, while demand for premium class A offices (ESG certification, wellness, LEED / BREEAM) keeps prime rent at a historic high of €30/m²/month. Tenants chasing savings move to inner Prague (Karlín, Pankrác) or decentralized office parks – there, rents of €21–22/m²/month buy modern spaces at a third off the center.

— Lovec-Realit.cz editorial team, Q2 2026 market analysis

Prague Office Rents by Location (Q1 2026)

Prime rent (top rent in headline buildings) by location. Source: Prague Research Forum (CBRE, Colliers, Cushman & Wakefield, iO Partners, Knight Frank, Savills), Q1 2026.

LocationPrime rent €/m²/monthEquivalent CZK/m²/year (@25)Typical classCharacter
City center (Nové Město, Staré Město)€30.00≈ 9,000 CZK/m²/yearApremium, historic buildings + modern towers
Inner city (Karlín, Smíchov, Pankrác)€21.00 – 22.00≈ 6,300 – 6,600 CZK/m²/yearA / A-modern office campuses, IT firms, ESG
Outer ring (Prague 4, 5, 8, 10)€17.00 – 20.00≈ 5,100 – 6,000 CZK/m²/yearB+older offices, revitalization
Periphery (Prague 9, 15, 22)€15.50 – 16.50≈ 4,700 – 5,000 CZK/m²/yearB / Cwarehouses + offices, light industrial

Note: These are prime rents (top buildings in each location). Average rents across the market run 15–25% below. On top of rent, expect service charges of 100–160 CZK/m²/month and utilities. The CZK/EUR rate hovers around 25 CZK/€.

Office Building Classes

Prague's modern office market uses a standardized classification by building quality and technical fit-out.

ClassDescriptionTypical rentExample locations
A / A+New builds (up to 15 years) or full refurbishments. Central HVAC, four-pipe system, raised floor, LEED/BREEAM certification, wellness (gym, showers, bike storage). Representative entrance hall.€22 – 30/m²/monthFlorentinum, Rustonka, Enterprise Office Center (Karlín); Pankrác Prime, Empiria Tower (Pankrác); Waltrovka (Smíchov)
B / B+Older buildings (15–30 years) or partially refurbished. Standard fit-out, AC, modern IT infrastructure. No sustainability certification.€15 – 22/m²/montholder office parks in Prague 4, 5, 8, 10
COutdated buildings (30+ years), often without AC, electrical network requires modernization for modern IT. Suitable for cost-sensitive tenants.€8 – 15/m²/montholder center offices, apartment conversions

Other Commercial Space Types

Besides offices, Lovec-Realit lists retail, warehouse, restaurant and showroom rentals.

Space typeTypical rentTypical areaKey factorsCommon locations
Retail – prime high street€40 – 120/m²/month50 – 300 m²footfall, visibility, shopfrontNa Příkopě, Wenceslas Square, Pařížská
Retail – shopping centers€25 – 60/m²/month80 – 400 m²brand + tenant mixPalladium, Chodov, Šestka, OC Nový Smíchov
Retail – local€8 – 20/m²/month40 – 150 m²residential catchment, parkinghousing estates in Prague 4, 6, 9, 10
Warehouse / light industrial€5 – 8/m²/month300 – 5,000 m²highway access, ceiling height, docksPrague 9 (Letňany), Prague 10, Prague 22
Restaurant / F&Bindividual, often % turnover80 – 300 m²F&B use certification, ventilationcenter, revitalizing districts (Vršovice, Karlín)
Co-working / flex office300 – 800 CZK/desk/day1 desk – whole floormembership, 24/7 access, meeting roomsKarlín, Smíchov, Vinohrady, Pankrác

How to Rent Commercial Space in Prague – Step by Step

Seven steps from requirements to move-in. The process is more complex than for residential – you add legal use-certificate checks, fit-out and specialized contract terms.

  1. Define technical requirements.Area (NRA – net rentable area), headcount, ratio of offices to meeting rooms, IT infrastructure needs (raised floor, server room cooling), parking (typically 1 space per 80–120 m² of offices).
  2. Verify the use certificate.The building's use certificate must match your planned activity. An office cannot be used as a restaurant or factory without re-certification. Also check current inspections (electrical, gas, fire safety systems).
  3. Negotiate key economic terms.Base rent, service charge, indexation clause (annual by HICP), lease term (typically 3–5 years with extension option), rent-free period (usually 1–3 months by term length).
  4. Agree on fit-out and technical adaptation.Tenant fit-out (layout, cabling, kitchenette, signage) is usually funded by the landlord up to a cap (500–1,500 CZK/m² or more for longer leases). Anything above is paid by the tenant or offset against rent.
  5. Sign a Letter of Intent (LOI).The LOI summarizes agreed terms before the final contract. It's not legally binding (except the exclusivity part), but serves as the basis for legal drafting.
  6. Sign the lease and post a deposit.Standard deposit is 3 months' rent including service charges and VAT, usually as a bank guarantee or cash deposit. The contract should include: break option, parent guarantee (for startups), reinstatement clause (return to original condition).
  7. Take over the space and start operations.Handover protocol with photo documentation and meter readings. Notify utility providers, arrange insurance, and register the address as the company seat if applicable.

Tax Aspects of Commercial Leases

Commercial leases in the Czech Republic are subject to 21% VAT, with exceptions for certain lease types to non-VAT payers.

  • VAT:landlord typically applies 21% VAT to rent, service charges and utilities. VAT-registered tenants can deduct it.
  • Non-VAT payer leases:may be exempt from VAT; then the tenant cannot deduct VAT. The regime is a contractual choice.
  • Service charge:typically 100–160 CZK/m²/month + VAT, covers building management, common area cleaning, inspections, security, minor repairs.
  • Utilities:usually re-charged at actual consumption (reversion charge or direct reading from the master meter).
  • Annual indexation clause:rent is annually indexed to European or Czech CPI (HICP / CPI), typically with a 0% floor and 5% cap.
  • Broker commission:for broker-mediated leases, typically 1 month's rent per lease year (max. 12 months), usually paid by the landlord. In private listings (Lovec-Realit), 0 CZK.

Frequently Asked Questions

How much does an office cost to rent in Prague in 2026?

Prime rent in Prague city center held stable at €30/m²/month in Q1 2026 (about 9,000 CZK/m²/year at 25 CZK/€). Inner Prague (Karlín, Pankrác, Smíchov) €21–22/m²/month; periphery €15.50–16.50/m²/month. On top, expect service charges of 100–160 CZK/m²/month and utilities.

What's the difference between class A, B and C offices?

Class A: new builds up to 15 years, full HVAC, LEED/BREEAM certification, wellness – rent €22–30/m²/month. Class B: older buildings 15–30 years, standard fit-out, no certification – €15–22/m². Class C: 30+ years, often no AC – €8–15/m².

How much space do I need for a team of 20 people?

Standard 2026 calculation is 8–12 m² per desk (vs. 12–15 m² before 2020). For 20 people that's 200–300 m² NRA including meeting rooms and kitchenette. For flexible/hybrid teams (50% home office), 150–220 m².

What's the typical lease term?

Standard is 3–5 years with an extension option. For premium class A space, landlords prefer 5+ years. Short-term leases (12–24 months) are found in co-working and flex office solutions, typically at 20–40% higher pricing.

How high is the deposit for commercial leases?

Standard is 3 months' rent including service charges and VAT. Large or blue-chip tenants can post a bank guarantee instead of cash. For startups, banks often require a personal guarantee or parent company guarantee.

Can I rent an office in Prague without a broker fee?

Yes. Our portal lists direct offers from private owners and smaller office parks. Broker fees on mediated leases are typically 1 month's rent per lease year (max. 12 months) paid by the landlord – but built into the headline rent. Direct rentals may mean 3–8% lower rent.