Property particulars as a document: what a property sheet should contain
Property particulars (expozé) are a document about a single listing (nabídka) — a self-contained sheet with a fixed order of fields, its own number and a print version. An advert (inzerát), by contrast, is an entry in someone else’s template, where the description is the only text field and the order is set by the portal. The difference is not in the length of the text but in responsibility: in a document, every piece of information has its place and its source. This text goes through a model sheet field by field.
How property particulars differ from an advert
An advert answers the question of whether such a flat exists. Property particulars answer the question of why it costs what it costs.
On a portal, a listing is an entry in someone else’s template: the description is a single text field, which can hold a list, not an argument. A document has three properties that such an entry cannot have. A fixed order of fields: the reader knows where to look for the area even when seeing the sheet for the first time. Its own numbering: the sheet and the images have numbers, so they can be referred to in an e-mail as well as in the handover protocol (předávací protokol). And a print version — the sheet is saved as a PDF, including the photographs and the site plan. The difference between the two is discussed in the text on why we publish our listings on our own website, not just on a portal.
The language of drawings: title block, dimension line, sheet, site plan
The website and the individual listings are typeset like a set of drawings (výkresová dokumentace). This is not decoration but a vocabulary that needs no translation for a developer or an architect.
The title block (popisové pole, the drawing’s stamp — the table with the identification in the bottom right-hand corner) carries information that can be taken in without reading the text: what, where, for how much, how big. The dimension line (kóta, a dimension line with its measurement) keeps the area next to the image, not in the middle of a sentence. The sheet (list) is a numbered sheet of the documentation: a listing has a number in the form 04 / 07. The site plan (situace) is a plan of the surroundings, and we draw our own so that it has a true scale. Numbered figures (Fig. 01 to Fig. 56) mean that the photographs are annexes to the sheet, not a gallery.
More valuable than the look is the discipline it enforces: every piece of information has one single place. If the area appears in two places, one of them is wrong — and the sheet shows it before the buyer does.
Order of fields: what is read first
The order is not a matter of taste, and it is the same on all sheets; it is set out in the annex. The first five seconds belong to the title block — anyone who closes the sheet straight away should take from it the address, layout (dispozice), area, storey (podlaží), price and energy performance class (energetická třída). The argument comes only after it: there is no point in persuading someone who does not yet know what they are looking at.
An empty field is not deleted; a dash is written into it. A missing row is overlooked by the reader, whereas a dash is a statement: we checked this, and there is none.
Information that must be on the sheet
Three items are not a matter of discretion.
The energy performance classification class (klasifikační třída energetické náročnosti). Under § 7a(2)(d) of Act No. 406/2000 Coll., on Energy Management, and for a unit under (3)(c), the owner must ensure that it is stated in information and advertising materials for both sale and letting; the owner hands the energy performance certificate (průkaz energetické náročnosti) to the buyer at the latest when the purchase agreement (kupní smlouva) is signed. The exemptions include, among others, buildings with an energy reference area (energeticky vztažná plocha) of less than 50 m² (§ 7a(5) in conjunction with § 7(5)(a)); the fine is up to CZK 200,000 for natural persons and legal entities alike (§ 12(2)(a) and § 12a(4)(a)). That is why the class appears on the sheet as a letter and in words, not as a colour scale.
Defects and restrictions from public registers. The broker must provide the interested party (zájemce) with information on specific defects and restrictions attaching to the subject of the transfer that arise from public registers (veřejné seznamy) (§ 12(1) of Act No. 39/2020 Coll., on Real Estate Brokerage). A lien (zástavní právo) or a servitude (služebnost) from Part C of the title deed (list vlastnictví) therefore belongs in the technical description, not in the negotiation at signing. The extract from the Land Registry (katastr nemovitostí), showing the status no older than 3 working days before the day the brokerage agreement (zprostředkovatelská smlouva) is concluded, is given to the prospective buyer at the latest on the day it is concluded (§ 11(1) and (2) of Act No. 39/2020 Coll.).
Area with its origin stated. The sheet gives the floor area (podlahová plocha) of the unit according to the owner’s declaration (prohlášení vlastníka), and the outdoor areas separately, each on its own row. Why the three areas of the same flat differ is discussed in the text on the difference between floor, usable and weighted area.
Area and price per metre: one number, three results
A model 4+kk flat (four rooms plus a kitchenette): floor area of the unit 118.4 m², terrace 16.2 m², cellar 4.1 m², price CZK 27,500,000. Depending on what the buyer puts in the denominator, they get:
| Basis | Area | Price per m² |
|---|---|---|
| floor area of the unit | 118.4 m² | CZK 232,264 |
| unit and terrace | 134.6 m² | CZK 204,309 |
| unit, terrace and cellar | 138.7 m² | CZK 198,270 |
The difference between the first and the last row is CZK 33,994/m², i.e. 14.6 % of the highest value. The median achieved price of flats in Prague in 2026 was CZK 160,543/m²; the buyer measures each of the three figures against it and reaches a different conclusion every time. That is why the sheet gives the price per metre calculated only from the floor area of the unit, with a sentence under the table stating what it is calculated from. Otherwise the negotiation is about what each number means instead of about the price.
Photographs are annexes to the sheet, not a gallery
The images on the sheet are numbered annexes in a fixed order that follows the route through the flat: entrance, living space, kitchen, bedroom, bathrooms, outdoor areas, cellar, building, street.
The number has a practical purpose: “The view in Fig. 14 is from the bedroom, not the living room” can be written in an e-mail and cannot be misheard. A contact sheet (an overview of all the images in a grid, like a contact print of a film) also shows what gets lost in a gallery: that a bathroom is missing, or that there are five photographs of the same corner. The number of images is determined by the flat, not by a figure fixed in advance; the model sheet in the annex has 56.
What does not belong on the sheet
Adjectives without measurable content. “Spacious” is 118.4 m², “bright” is south-west and windows onto the inner courtyard (vnitroblok), “quiet” is a site plan with the busy street a block away marked on it. Where a number can be written, a number is written. Also not on the sheet: visualisations passed off as the actual condition, retouching that changes the size of a room, and information without a source — advance payments (zálohy) are copied from the last statement (vyúčtování), the year of renovation from the supporting document.
Where the sheet limits us
A document is slower than an advert. Before the sheet is created, there is measuring, preparation of the flat, photography and proofreading of the data against the title deed and the owner’s declaration — from signing to publication this takes several working days for a flat. An advert goes out the same afternoon. Anyone who wants their listing out tomorrow will not have it with us.
The second thing is the watermark. Photographs exported from our system have a white label with a logo burned in at the top; on a portal it makes sense, on our own sheet it is superfluous, and on the contact sheet it is repeated fifty-six times. It would have to be switched off on the export side; requesting a clean version is not possible.
And thirdly: the fixed order of fields suits a flat and a unit in a project. For a plot of land (pozemek), half the title block is left with dashes, which looks thin. We solve this with a separate sheet structure, not by deleting fields — but it is still a compromise.
Annex: analysis of a model property sheet
A model listing; the figures do not come from a specific engagement. First the order of the blocks, then excerpts of two fields, then the annotations; the numbers in brackets refer to the rows above.
Order of blocks on the sheet
| # | Block | What it contains |
|---|---|---|
| 01 | Header (1) | sheet number, name of the property, price |
| 02 | Panel with the main image (2) | Fig. 01 in corner marks, dimension line with the area |
| 03 | Title block (3) | identification of the listing, see the excerpt below |
| 04 | Text | two to three paragraphs: why it costs that much |
| 05 | Technical description (4) | construction, energy, advance payments, legal status |
| 06 | Site plan (5) | our own drawing of the surroundings with a scale |
| 07 | Numbered figures (6) | Fig. 02 to Fig. 56 as a contact sheet |
| 08 | Footer (7) | revision date, source of the data, contact |
Excerpt of the title block
| Field | Content on the model sheet |
|---|---|
| Sheet number | 04 / 07 |
| Property | 4+kk flat, Vinohrady |
| Address | street and building number (číslo popisné), Prague 2 |
| Price (8) | CZK 27,500,000 |
| Floor area of the unit (9) | 118.4 m² |
| Terrace | 16.2 m² |
| Cellar | 4.1 m² |
| Price per m² (10) | CZK 232,264 (from the floor area of the unit) |
| Storey | 4th above-ground storey (nadzemní podlaží, NP) of 6, lift |
| Orientation | SW, living rooms facing the inner courtyard |
| Unit and title deed (11) | 1284/12, LV 4127, cadastral area (katastrální území) Vinohrady |
| Energy performance class (12) | C — economical |
| Completion of the building / renovation | 1928 / 2019 |
| Listing status | for sale, exclusive representation (výhradní zastoupení) |
| Sheet revision (13) | 22 September 2026 |
Excerpt of the technical description
| Item | Detail |
|---|---|
| Construction | masonry, brick walls, timber beam ceilings |
| Windows | timber box windows (špaletová okna), refurbished 2019 |
| Monthly advance payments | model figure CZK 6,400 services and repair fund, CZK 1,900 energy |
| Entries in Part C of the title deed (14) | contractual lien, utility servitude |
| Extract from the Land Registry | obtained 22 September 2026, attached to the sheet |
Annotations
(1) The header carries three items and nothing more. The name of the property is “4+kk flat, Vinohrady”, not an advert headline.
(2) There is one main image, and it is chosen as a picture of the building, not as the prettiest detail.
(3) The title block is the only place where a piece of information may appear for the first time. Everything else refers to it.
(4) The technical description is deliberately kept separate from the text: the text is read, the description is searched.
(5) The site plan has a true scale: 200 m on the drawing really is 200 m at any screen width.
(6) The figures are numbered consecutively across the whole sheet, and a figure’s number does not change during the life of the listing.
(7) The footer carries the revision date: the information applies as at that date. A sheet older than a month is revised before a viewing.
(8) The price is stated in full and in crowns. “Price negotiable” does not belong on the sheet: either there is a price, or it is an auction.
(9) Floor area of the unit according to the owner’s declaration; the outdoor areas are not added to it.
(10) The price per metre is calculated from row (9), and the sentence in brackets is part of the information.
(11) Without the unit number, the title deed number and the cadastral area code, nothing on the sheet can be copied into an agreement or verified in the Land Registry.
(12) The class as a letter and in words: the law speaks of a classification class, not of a coloured bar.
(13) The revision is a date, not a version; anyone who downloaded the sheet in June will know they have an old one.
(14) Entries from Part C are listed even when the lien is going to be deleted before the ownership right is registered.
Frequently asked questions
What are property particulars? A document about a single listing with a fixed order of fields, its own number and a print version: title block, text with the argument, technical description, plan of the surroundings and numbered photographs.
What must a flat presentation for sale contain by law? The energy performance classification class in information and advertising materials (§ 7a(2)(d) of Act No. 406/2000 Coll., for a unit (3)(c)) and information on defects and restrictions arising from public registers (§ 12(1) of Act No. 39/2020 Coll.).
How many photographs should property sales material have? There is no fixed number; it depends on the flat. The model sheet in the annex has 56. More important than the number is the order: the images follow the route through the flat and end with the building and the street.
Who pays for preparing the property particulars? With exclusive representation, we do, and we recover it only from the fee after the sale. Without exclusivity, such a budget cannot be justified, and therefore cannot be spent either.
Key takeaways
Property particulars are not a longer advert but a document for every line of which one can vouch. A fixed order of fields, one place for each piece of information, a dash where information is missing and a revision date at the end do more for the buyer’s trust than any adjective. A price per metre calculated from the same area every time saves more in negotiations than the best photograph. The slower start pays off the moment negotiations begin: the other side has nothing to dispute.