Where to live in Prague and where to invest

If you are asking where to live in Prague, the answer has a measurable price tag: the difference between the most expensive and the cheapest Prague neighbourhood (čtvrť) is CZK 150,225 per square metre — CZK 229,168/m² in Josefov against CZK 78,943/m² in Třebonice. That difference is not paid for the metre, but for the character of the buildings, for the commute and for what you can see from the window. This text divides Prague into five price bands and, for each, says what is bought there to live in and what makes sense to buy to let.

A difference of CZK 150,225 per metre and what it buys

Both extreme figures come from the price maps (cenová mapa) of the Realiťák roku project and CEMAP for April 2026. Josefov is a few streets in a heritage reservation (památková rezervace); Třebonice is an outlying part of the city by the Rozvadovská spojka road. The whole city lies between them.

For decision-making, however, the extreme values are almost useless. More useful is the range of twelve neighbourhoods published by Brivo: from CZK 140,820/m² in Prosek to CZK 182,485/m² in Bubeneč. Within it, the game is played for the money you will actually spend. On a model 70 m² flat, the difference between the top and the bottom edge of this range is around CZK 2,900,000: 70 × (182,485 − 140,820) = CZK 2,916,550, i.e. Bubeneč against Prosek.

Two figures for the same neighbourhood can differ by CZK 29,000

According to achieved sales for Q1 2026, Holešovice stands at CZK 164,474/m². According to the price maps for April 2026, it stands at CZK 193,730/m². The difference of CZK 29,256 per metre is not a mistake; it is a difference in methodology: the first figure is the price at which flats were actually transferred, the second is based on the asking prices (nabídková cena) of flats advertised for sale.

Only one practical rule follows from this, and it is a dull one: always compare two neighbourhoods using figures from one source and one period. As soon as you mix achieved prices (realizovaná cena) with asking prices, you are comparing methodology, not location. In this text every figure states where it comes from; in the diagram below, the sources are distinguished.

For orientation: the median of the twelve neighbourhoods published by Brivo was CZK 159,131/m² (Q1 2026); the Prague-wide price of flats offered for sale according to the price maps for April 2026 was CZK 163,379/m². Year-on-year growth in achieved prices of older flats was 11.5 % in Q1 2026, according to the Czech Statistical Office (Český statistický úřad, ČSÚ).

Where to live in Prague: four questions before you open the map

A price map is the wrong first step. Before you look at it, answer four things — each of them crosses out half the city and saves months of viewings.

How many minutes a day are you willing to spend travelling? Do not measure kilometres; time the journey. Travel the route on a Tuesday at 8:10 and on a Friday at 18:00, not on a Sunday afternoon. The difference between “ten minutes’ walk to the metro” and “ten minutes by tram to the metro” counts every day in practice, and it is reflected in the price of the flat, too.

Do you need a car in the morning? Check the paid parking zone (zóna placeného stání) for the specific street, not for the neighbourhood — zone boundaries often run through the middle of a block. And for a specific flat, look at the owner’s declaration (prohlášení vlastníka): a parking space is either a separate unit with its own number or merely a share in the common parts (podíl na společných částech) with a right of use. In the second case it is not sold with the flat as simply as it looks in the advert (inzerát).

How much noise can you tolerate? The strategic noise map is public and is more accurate than the impression from a Saturday-morning viewing. The Magistrála (the main road artery through the centre), the railway corridor and the arterial exit roads can create a noticeable price difference within a single neighbourhood between two buildings two streets apart.

Will you be selling the flat in seven years, or will you grow old in it? This decides everything else. A flat that is to be sold is chosen by the number of future buyers. A flat that is to be lived in for twenty years is chosen by its lift (výtah), its cellar (sklep) and how far away the doctor is.

The five price bands of Prague

The division into Prague 1 to 10 is administrative, not market-based. Prague 4 includes both Podolí and Kunratice, Prague 8 both Karlín and Čimice. For decision-making, bands based on price and the character of the buildings are more useful.

Band A — the historic core, CZK 195,000–230,000/m². Josefov, Malá Strana, Staré Město, Nové Město — four cadastral areas (katastrální území) of the historic core. An address that cannot be built again. Limited supply holds it at the top: nothing will be added in the reservation, and every intervention in a façade goes through heritage conservation (památková péče). Traffic and parking push it down. The buyer here is an owner for whom the flat is a second address and the yield secondary.

Band B — First Republic neighbourhoods, CZK 165,000–185,000/m². Bubeneč, Vinohrady, Karlín, Holešovice. Tenement blocks with high ceilings plus conversions of former industrial sites. At the top, the band is held by what new construction cannot imitate: the ceilings, an occupied ground-floor frontage (parter), and the metro and a park within walking distance. Pushing it down are the technical condition of the buildings and, in Karlín and Holešovice, the flood zone (záplavové území). The buyer here is a household that has already sold a flat in Prague once.

Band C — the broad centre, CZK 150,000–165,000/m². Dejvice, Smíchov, Strašnice, Žižkov, Nusle, Vršovice, Břevnov. The most sales of the neighbourhoods Brivo publishes, and the most varied supply. At the top, the band is held by rail-based public transport; pushing it down is the inconsistency of the buildings: one street may have a tenement building (činžovní dům), post-war brick and an infill of a gap site (proluka), and each sells differently. People buy their first flat of their own here, and also trade a 2+kk (two rooms plus a kitchenette) for a 3+1 (three rooms plus a separate kitchen).

Band D — housing estates and the outer city, CZK 125,000–150,000/m². Prosek and similar housing estates (sídliště) and outer neighbourhoods. Greenery, free parking, a longer commute. At the top, the band is held by the metro and a completed regeneration (revitalizace); pushing it down is the interchangeability of the units. The buyer here is a household that weighs square metres against minutes.

Band E — the edge, CZK 79,000–125,000/m². Třebonice, Lipence, Újezd nad Lesy, Dolní Měcholupy, Březiněves. Original village cores and satellite development. A plot with a garden pulls it up; missing public transport and dependence on the car pull it down. The buyer here is a family that trades commuting time for square metres and counts a second car into the price.

The boundaries of the bands are soft. By achieved prices, Holešovice sits exactly on the boundary between B and C; by asking prices, it would jump to just below band A — see the previous section.

The band is read in the Land Registry, not from the address

A neighbourhood name is not an administrative unit, and price tables treat it loosely. Vinohrady is a single cadastral area, code 727164 in the online Land Registry (katastr nemovitostí) viewer of the Czech Office for Surveying, Mapping and Cadastre (Český úřad zeměměřický a katastrální, ČÚZK), but since 1960 it has been divided among five city districts (městská část): roughly 55 % lies in Prague 2, substantial parts in Prague 3 and Prague 10, the edges in Prague 1 and Prague 4 (Encyklopedie Prahy 2). Before you compare two figures, find the flat’s cadastral area on the title deed (list vlastnictví).

The character of the buildings matters more than the address

Two units of 75 m², both in Vinohrady, both two stops from Náměstí Míru, can differ by two million. It is not the neighbourhood that decides; it is the building.

Tenement block 1890–1930

Ceiling height (světlá výška) noticeably greater than in today’s new builds, wooden beam ceilings, windows to the street and to the courtyard. A flat facing the courtyard is quieter and darker; a flat facing the street, the opposite. You can tell this from the floor plan sooner than at a viewing — that is why for every listing (nabídka) we publish a dimensioned floor plan and the orientation (orientace ke světovým stranám), not just photographs.

What to check: the condition of the risers (stoupačky) and the internal wiring and pipework, the year of the last renovation of the façade and the roof, whether there is a lift and how old it is. In a building without a lift, a flat four storeys above the ground floor (čtvrté patro) is a permanent discount, not a temporary one. More on this type of building in the note Vinohrady.

Ten years ahead, the same order of costs applies here: risers, electrical installations in the common parts, roof, street façade. Ask the building manager (správce domu) for the electrical and gas inspection report (revizní zpráva) and for the resolution of the general meeting (shromáždění) on the last major repair. A building that has paid for its façade has the rest of the contribution budgeted; a building that still has it ahead does not.

Villa neighbourhood

Bubeneč, parts of Dejvice and Střešovice. A small number of units per building, low operating costs (provozní náklady) per flat, but also a low number of sales per year — and thus a fragile price comparison. The note Bubeneč explains why the neighbourhood median here moves with individual transactions.

Costs are not spread thinly here: the roof or the boiler room is paid for by a few owners, not dozens. Ask for the state of the fund recalculated per unit and for a written agreement on the maintenance of the garden, fence and driveway — in small owners’ associations (společenství vlastníků jednotek) it tends to be verbal.

Interwar and post-war brick buildings

Lower ceilings than in a tenement building, but better layouts and usually a lower repair fund (fond oprav). These buildings tend to be in band C, and they are the most underrated segment of the Prague market.

Over the next ten years, the main items are the wiring and pipework, the windows and the lift, if the building has one. Ask for the year the risers were last replaced and for the energy performance certificate (průkaz energetické náročnosti, PENB); in an uninsulated building, external thermal insulation (zateplení) is the largest future expense.

Panel housing estate 1965–1990

After regeneration, often better in energy terms than an uninsulated tenement building. The class in the energy performance certificate (PENB) shows this directly — and the owner must hand you the PENB no later than at the signing of the purchase agreement (kupní smlouva). The disadvantage of a housing estate is not technical but market-related: the units are interchangeable, so at any moment you are competing with ten other identical flats.

After regeneration the big item has been dealt with, but not for ever: external insulation, windows and loggias (lodžie) come round for the second time. Ask for the year of the regeneration and whether the building is still paying it off — as long as it is, nothing is being set aside for the next cycle.

New construction after 2000

The lowest operating costs, the highest price per metre. Asking prices of new builds (novostavba) in Q3 2025 were CZK 223,400/m² in Prague 7, CZK 172,400/m² in Prague 4 and CZK 171,700/m² across Prague (Deloitte Develop Index). In development projects the price depends on the phase: the first phase sells cheaper than the last, because its buyers are buying trust in something that so far exists only on the site plan.

For the first ten years almost nothing is paid for repairs, and therein lies the trap: the fund is often set low so that the units sell. Ask for the contribution per metre and for the record of handover of the works (zápis o předání díla) with reservations. Unfinished work not claimed under the warranty (záruka) is paid for by the owners’ association.

What to ask the building manager for, whatever the building

Three documents, and before you make an offer, not after: a confirmation of no debts (potvrzení o bezdlužnosti) for the flat, the state of the repair fund as at a given date and the repair plan for the next five years. A planned lift replacement or façade repair can be calculated for your co-ownership share (spoluvlastnický podíl) and is a real item of the purchase price, not a detail. In a tenement building from 1905, the repair plan has more large items than in a new build after 2010 — a low contribution to the fund per metre does not mean a saving here, but a future top-up payment.

An admitted drawback: it costs time and sometimes a deal. Before the building manager replies, a flat in high demand is often reserved by someone who did not ask. We stick to it, because what cannot be checked cannot be valued either — but a client who wants to move fast does now and then lose out on a property with us.

Living and investing rarely meet in the same neighbourhood

The most common mistake when choosing a neighbourhood: looking for one location that will be both excellent to live in and excellent to let. In Prague this is usually not the same thing — and the figures show why.

Let us calculate the gross yield (hrubý výnos), i.e. the annual rent divided by the purchase price, for a model 2+kk flat of 55 m² in two bands; the prices are documented, the rents are model figures.

Band A, Malá Strana. Price CZK 219,110/m² × 55 m² = CZK 12,051,050. Model rent (nájemné) CZK 550/m²/month × 55 = CZK 30,250 a month, CZK 363,000 a year. Gross yield 363,000 ÷ 12,051,050 = 3.0 %.

Band D, Prosek. Price CZK 140,820/m² × 55 m² = CZK 7,745,100. Model rent CZK 390/m²/month × 55 = CZK 21,450 a month, CZK 257,400 a year. Gross yield 257,400 ÷ 7,745,100 = 3.3 %.

The difference is three tenths of a percentage point. Against a flat price CZK 4.3 million lower, that is practically nothing — and after deducting the repair fund, property tax (daň z nemovitých věcí), insurance, management and vacancy, the difference shrinks even further. In April 2026 the asking rent in Prague was CZK 453/m²/month, in Josefov CZK 561/m² (CEMAP); depending on the layout and age of the flat, it ranges roughly from CZK 300 to 500/m² (Garantovaný nájem).

Only one useful conclusion follows from this: in Prague an investment flat is not chosen by yield, because in the model the yield comes out almost the same in the expensive and in the cheap band. It is chosen by liquidity and by price growth. And there the differences do exist: achieved prices of older flats rose 11.5 % year on year (ČSÚ, Q1 2026), but asking prices of new builds in Prague 7 jumped 4.5 % in a single quarter in Q3 2025, while in Prague 8 they fell 1.2 % in the same quarter (Deloitte Develop Index).

Liquidity is measured by the number of sales, not by impression

A practical test before buying, whether to let or to live in: look at how many flats were sold in the neighbourhood in the last quarter. For Q1 2026, Žižkov had 675, Smíchov 387, Vinohrady 370 and Dejvice only 97 (Brivo, price map based on Land Registry data); for Bubeneč and Prosek, Brivo gives only adverts.

A neighbourhood with 675 sales has a comparison and a buyer for every flat. A neighbourhood where only a few flats sell per quarter has neither — and this cuts both ways: you buy expensively, because there is nothing to compare with, and you sell slowly, because at any given moment only a handful of people are looking.

What is taken out of the rent before it reaches you

Gross yield is a figure for the advert. What is real are the items that keep running whether the flat is occupied or not.

Property tax. The return is filed by 31 January of the tax period (zdaňovací období). Under § 13a and 13b of Act No. 338/1992 Coll., on Immovable Property Tax, anyone who buys a flat in 2026 files their first return for 2027, i.e. by 31 January 2027. The amount is small; a missed deadline is not — and it is something almost every new owner forgets in the first year.

Repair fund and building management. After the tax, the largest regular item, and the only one that can be established in advance: the confirmation from the building manager, the state of the fund as at a given date and the five-year repair plan, as described above.

Vacancy. Each month without a tenant (nájemce) cuts roughly 8 % off the annual yield, because the annual rent is divided by twelve. Two months’ gap between tenants brings the model gross yield down from 3.3 % to 2.75 %. That is more than the entire difference between band A and band D.

Income tax (daň z příjmů) on a sale. For property acquired from 1 January 2021, the holding period test (časový test) is 10 years; for property acquired by 31 December 2020, five years. Also exempt is a property where the seller had their residence for at least two years immediately before the sale, or where the proceeds are used for own housing needs (vlastní bytová potřeba) by the end of the following tax period. An investment flat held for eight years can therefore be taxed; a flat you have lived in, as a rule, cannot. When comparing “living versus investing”, this single item outweighs all the tenths of a percent of yield put together.

What to check about a neighbourhood in documents, not in the advert

A neighbourhood can be checked in one afternoon, free of charge, from public sources. In this order:

Title deed, part C. Rights in rem (věcná práva) encumbering the property: a lien (zástavní právo), including an enforcement lien (exekutorské zástavní právo), and an easement (věcné břemeno). This concerns the specific flat, not the neighbourhood, but it is done first, because a single line here can delay a sale by months.

Title deed, part D. Notes (poznámky) and the seal. The letter “P” before the property designation in part B means a Land Registry seal (plomba): the cadastral office (katastrální úřad) has received an application or a document for the entry of rights — someone is changing the entry right now and you do not yet know what.

Cadastral map (katastrální mapa) and neighbouring parcels. Find out who owns the parcels adjoining the building and what their land type (druh pozemku) is. A neighbouring parcel recorded as built-up area (zastavěná plocha) and owned by a company since last year is information a viewing will not give you. An empty gap site next to the building is not a park; it is a future building.

Zoning plan (územní plán) and the Metropolitan Plan (Metropolitní plán). The Metropolitan Plan has been in effect since 1 September 2026 and has replaced the plan from 1999 (IPR Praha, the Prague Institute of Planning and Development); it was issued as measure of a general nature (opatření obecné povahy) No. 001/2026, approved by the Prague City Assembly (Zastupitelstvo hl. m. Prahy) on 28 May 2026. In the main structure drawing Z 02 (plan.praha.eu), check for the neighbouring areas, not just your own, whether they are stabilised or hatched as transformation or development areas — that is where the plan expects change. At the same time, check building moratoria (stavební uzávěra) and protection zones (ochranné pásmo). Under Act No. 283/2021 Coll., the new Building Act (stavební zákon), ordinary buildings have been handled since 1 July 2024, and the permitting route has changed; for projects in the neighbourhood it therefore pays to ask about the current state of the proceedings, not the state a year ago. The old plan has not entirely disappeared, though: a project whose permit proceedings began before 1 September 2026 and had not ended by that date is considered permissible to the extent that the 1999 plan allowed it (Art. 167 of the Metropolitan Plan).

Flood zone. The Záplavová území (flood zones) application on app.iprpraha.cz shows the hundred-year flood (stoletá voda), the active zone (aktivní zóna) and the extent of the August 2002 flood on the Vltava and Berounka; these are set by a measure of a general nature issued by the Environmental Protection Department of Prague City Hall (Odbor ochrany prostředí Magistrátu), according to IPR Praha. Watch whether the building lies in the active zone and what it has in the basement — it shows up in the insurance premium sooner than in the price.

Heritage reservation or heritage zone (památková zóna). It determines what you may replace on the façade and in the windows. In band A and in parts of band B, it noticeably changes the renovation budget.

Noise map and transport projects. The Environmental Atlas (Atlas životního prostředí) on app.iprpraha.cz has two maps, and they get confused: the Prague Noise Map 2025 (Hluková mapa Prahy 2025) covers road, tram and rail traffic using the descriptors LAeq,16h for day and LAeq,8h for night; the Strategic Noise Map 2022 (Strategická hluková mapa 2022) adds aviation and industry and works with Ldvn and Ln in five-decibel bands (Geoportál Praha). Open the night map and look at the façade behind which the bedroom will be. A planned tram line is good news for the price; a feeder road, as a rule, is not.

Permitted projects in the neighbourhood. The zoning plan says what is possible; the official notice board (úřední deska) of the city district and of the building authority (stavební úřad) says what is being permitted right now. Go through it a year back and look for building numbers (číslo popisné) from your street and from the street behind the building. There is also the Building Administration Portal (Portál stavební správy) at portal.stavebnisprava.gov.cz, but under § 272 of the Building Act only someone entitled to inspect the file can look into the register of building procedures (evidence stavebních postupů).

Write the result down in one sentence in your viewing notes, not in your head. We use a wording such as: “Neighbouring parcel No. 1487/3, land type built-up area, owned by a company since 3/2025, zoning plan permits residential development — risk to the view from the courtyard windows.” After three months and ten viewings, nobody remembers it otherwise.

Where this approach is weak

Both the bands and the medians have three honest flaws, and it is better to know them in advance.

A neighbourhood median is an average of dissimilar things. Behind the figure of CZK 176,351/m² for Vinohrady stand 370 sales, which may include a small unit in a courtyard wing as well as a large flat facing a park. The spread within a single street can be larger than the difference between two bands. The median is therefore good for orientation and bad for valuing a specific flat.

In neighbourhoods with few sales, the median is unstable. In the Brivo data, Bubeneč and Prosek even have only an average of 34 and 35 adverts (May 2026), not sales; it moves with a handful of listings. We work with them because there is nothing better — but we do not build a price on them alone, and for valuations we always go down to the level of the building and comparable units.

Our coverage of the city is not even. We work mainly in bands A to C and know them down to the level of individual buildings. In band E we have no transaction picture of our own and do not pretend to have one; anyone buying in Lipence or Třebonice deserves someone who works there every week.

And one more drawback of our approach: because we tend to discourage buying “for yield” in Prague, some clients miss out on a good deal. Someone who can buy below price in an overlooked location and manage the letting themselves will get above the model 3.3 % — it is just not a strategy that could be recommended across the board.

Diagram: Prague price bands and building character

A cross-section through the city from the centre to the edge. The vertical axis is the price per square metre, the horizontal one the approximate distance from Staroměstské náměstí (Old Town Square). The hatching corresponds to the legend below the drawing.

 CROSS-SECTION OF PRAGUE — PRICE AND BUILDING CHARACTER FROM CENTRE TO EDGE

 CZK/m²
         |
 230,000 +  ####
         |  ####   A
 210,000 +  ####
         |  ####  %%%%
 190,000 +  ####  %%%%   B
         |  ####  %%%%
 170,000 +  ####  %%%%  ::::
         |  ####  %%%%  ::::   C
 150,000 +  ####  %%%%  ::::  ....
         |  ####  %%%%  ::::  ....   D
 130,000 +  ####  %%%%  ::::  ....  ~~~~
         |  ####  %%%%  ::::  ....  ~~~~   E
 110,000 +  ####  %%%%  ::::  ....  ~~~~
         |  ####  %%%%  ::::  ....  ~~~~
  90,000 +  ####  %%%%  ::::  ....  ~~~~
         |  ####  %%%%  ::::  ....  ~~~~
  70,000 +--+------+------+------+------+------>
            0      2      4      7     12   km from Old Town Square


 LEGEND — HATCHING, PRICE, BUILDINGS

 ####  BAND A · CZK 195,000–230,000/m²
       Josefov 229,168 · Malá Strana 219,110 · Staré Město 206,899 ·
       Nové Město 194,967                                     [source 2]
       Buildings ... historic core before 1900, vaulted cellars,
                     galleries, heritage reservation
       Living ...... limited: noise, tourist traffic, parking
       Investment .. value preservation, commercial use of ground floor

 %%%%  BAND B · CZK 165,000–185,000/m²
       Bubeneč 182,485 · Vinohrady 176,351 · Karlín 174,584 ·
       Holešovice 164,474                                     [source 1]
       Buildings ... tenement blocks 1890–1930, high ceilings,
                     villa enclave (Bubeneč), conversions (Karlín)
       Living ...... best balance of address and usability of the flat
       Investment .. strong address, liquidity depends on neighbourhood

 ::::  BAND C · CZK 150,000–165,000/m²
       Dejvice 163,928 · Smíchov 160,543 · Strašnice 157,719 ·
       Žižkov 153,667 · Nusle 152,945 · Vršovice 152,078 ·
       Břevnov 151,127                                        [source 1]
       Buildings ... tenement and interwar, post-war brick,
                     gap-site infills after 2000
       Living ...... widest supply, metro or tram within reach
       Investment .. most sales in [source 1], lower risk on resale

 ....  BAND D · CZK 125,000–150,000/m²
       Prosek 140,820                                         [source 1]
       Buildings ... panel housing estates 1965–1990 after regeneration,
                     new construction on the edges of the estates
       Living ...... space and greenery at the cost of a longer commute
       Investment .. slightly higher yield in the model, interchangeable flats

 ~~~~  BAND E · CZK 79,000–125,000/m²
       Březiněves 114,326 · Dolní Měcholupy 112,488 ·
       Újezd nad Lesy 112,221 · Lipence 106,724 ·
       Třebonice 78,943                                       [source 2]
       Buildings ... original village cores, satellite family houses,
                     terraced and semi-detached houses after 2000
       Living ...... a house with a garden for the price of a flat in band C
       Investment .. thin market, few comparable sales


 NOTE ON SOURCES
 [source 1] Brivo: medians of sales from the price map based on the Land
            Registry, Q1 2026; Bubeneč, Strašnice and Prosek only asking
            prices from adverts, 5/2026
 [source 2] Realiťák roku and CEMAP: prices of flats on offer, 4/2026
 The two series must not be added up or compared with each other.
 Holešovice has 164,474 according to [1] and CZK 193,730/m² according
 to [2]; the difference of CZK 29,256/m² is methodological, not territorial.

 +-----------------------------------+-----------+------------------+
 | HOME REAL ESTATE                  | SHEET     | 1/1              |
 | DIAGRAM OF PRAGUE PRICE BANDS     | SCALE     | not to scale     |
 | flats, CZK/m², whole market       | DATE      | 9/2026           |
 | prices not rounded                | DRAWING   | E-01/S1          |
 +-----------------------------------+-----------+------------------+

The diagram reads from top to bottom and from left to right. A column shows where the band sits in price; the width of the column means nothing — it is a diagram, not a chart of area.

Frequently asked questions

Which Prague neighbourhood is best to live in? None in general. For a family with small children, bands C and D come out best most often — school, parking and greenery within walking distance. For a couple without a car, band B. Band A is a great address and demanding living.

Where in Prague can you buy a flat most cheaply? In April 2026 the cheapest was Třebonice at CZK 78,943/m², followed by Lipence (106,724), Újezd nad Lesy (112,221), Dolní Měcholupy (112,488) and Březiněves (114,326). Bear in mind that the saving on the price partly comes back as time spent travelling.

Does it pay to buy a flat in Prague to let? In the model above, the gross yield comes out similar in band A and band D, 3.0 and 3.3 %. The decision therefore rests not on yield but on how quickly you will sell the flat when you want to. Measure that by the number of sales in the neighbourhood per quarter.

Is Vinohrady or Dejvice better? In price they are close: Vinohrady CZK 176,351/m², Dejvice CZK 163,928/m² (Q1 2026). They differ in their buildings — Vinohrady is a continuous fabric of tenement blocks, while Dejvice combines interwar buildings, villas and newer infill. Vinohrady has more businesses on the ground floor, Dejvice quieter streets.

Where in Prague are prices rising fastest? By asking prices of new builds for Q3 2025, Prague 7 led with CZK 223,400/m² and quarterly growth of 4.5 %, while Prague 8 fell 1.2 % in the same period (Deloitte Develop Index). But one quarter is not a trend, and the figures for new builds do not apply to older flats.

Key takeaways

The difference of CZK 150,225 per metre between Prague’s extreme neighbourhoods is true and useless; the decision is made within a much narrower range and at the level of the specific building, not the neighbourhood. The character of the building — ceilings, lift, repair fund, condition of the façade — explains more of the price than the address on the envelope. When buying to let in Prague, chasing yield does not pay, because in the model it comes out similar in the expensive and the cheap band; what pays is counting the buyers who will come after you next time. And every figure you decide on should state its source and date; otherwise you are comparing methodology instead of place.