Source: CZSO, CNB, own aggregationData: live

The Czech property market, in numbers.

Figures below are what we currently measure; the index is not among them today.

Mortgage

4.51%

Active listings

23,915

What is happening now

Four pulses of the market

What we lean on every week — narrative for people, not analyst tables.

Data: live

ACCELERATION

+9.94%

The market is accelerating faster than in 2021

CSU index shows +9.94% YoY in Q1 2025 — the fastest growth since the pandemic. After a year of stagnation in 2023, demand has returned.

MORTGAGES

4.6%

Sub-5% rates are back — demand is exploding

Average rate fell from 6.3% (2023) to 4.6% (2025). New loan volume is up 84% YoY.

SUPPLY

−36.6%

Prague needs 10k flats a year, gets 6.3k

36% structural deficit. Institutional investors are buying entire projects for rent.

AFFORDABILITY

14.5 let

A Prague flat = 14.5 years of net salary

CNB affordability index dropped to 67 (100 = balanced). Rent absorbs 38% of salary.

Asking prices, flats · Nestroom

Price trajectory over time

Index 100 = 2024 Q1. Average asking price per m², 2024 Q1 – 2026 Q3: +67%.

Data: live

2024 Q1 – 2026 Q3

+67%

cumulative

Quarters in series

asking prices

Districts · click to compare sources

Market map by okres

Fill is the median of our asking prices. Click to compare with ČSÚ realized prices.

Data: live

Loading district outlines…

38 842

54 453

65 278

72 546

87 143

< 30 listings

median · asking prices · Kč/m² · live

SELECTED OKRES

Praha

asking prices

158 750 Kč/m²n = 12 615

Nestroom — aktivní inzeráty · median · live

realized purchase prices

—

CEN0402, source ČÚZK, published by ČSÚ · average · 2024

ČSÚ publishes no row for this okres — only for the kraj. The kraj figure does not belong in an okres slot, even where it covers the same ground.

No difference is computed — one of the two figures is missing.

CZ EXTREMES — REGIONS

Most expensivePraha 158 750 Kč/m²

CheapestÚstecký 45 313 Kč/m²

Fastest growingPraha +14.2% YoY

Highest yieldÚstecký 5.7 %

Top 5 CZ movers

Where the 5% ceiling cracked

Regions with the strongest YoY growth in flat prices, CZSO 2024Q4.

TOP 5 CZ MOVERS

Pardubický krajREGION

HOT · ≥ 6%

WARM · 3–6%

COOL · 0–3%

STALE · < 0%

Quadrant · price × yield

Where price meets the best yield

Top-left = jackpot (cheap + yields). Bottom-right = pricey trap.

14 regions · ranked

Region leaderboard

Click a header to sort. Stars next to values mark the column winner.

Kraj	Cena m² ↓	YoY · ČSÚ 2024Q4	Nájem m²	YoY nájem	Hr. výnos	Inzeráty	Obyvatel	Stav
Praha	158 750 Kč—	+14.2%	440 Kč	—	3.3%—	12 616	1,40 mil.	HOT
Jihomoravský	109 596 Kč	+5.9%	342 Kč	—	3.7%	4 914	1,23 mil.	WARM
Středočeský	96 250 Kč	+4.5%	320 Kč	—	4.0%	5 017	1,47 mil.	WARM
Plzeňský	79 138 Kč	+12.2%	273 Kč	—	4.1%	2 337	0,61 mil.	HOT
Královéhradecký	77 313 Kč	+2.4%	261 Kč	—	4.1%	1 942	0,56 mil.	COOL
Zlínský	76 000 Kč	+0.9%—	253 Kč	—	4.0%	1 554	0,58 mil.	COOL
Jihočeský	74 373 Kč	+3.5%	243 Kč	—	3.9%	2 414	0,65 mil.	WARM
Pardubický	73 382 Kč	+9.2%	263 Kč	—	4.3%	1 425	0,53 mil.	HOT
Liberecký	72 175 Kč	+6.2%	256 Kč	—	4.3%	2 030	0,45 mil.	HOT
Olomoucký	71 486 Kč	+5.8%	256 Kč	—	4.3%	2 251	0,63 mil.	WARM
Vysočina	70 644 Kč	+8.6%	240 Kč	—	4.1%	1 205—	0,52 mil.	HOT
Moravskoslezský	61 500 Kč	+6.7%	226 Kč	—	4.4%	4 403	1,18 mil.	HOT
Karlovarský	55 184 Kč	+5.9%	215 Kč	—	4.7%	2 478	0,29 mil.	WARM
Ústecký	45 313 Kč	+7.5%	214 Kč—	—	5.7%	3 821	0,81 mil.	HOT

Mortgages · Affordability

What really decides

Rate and years of work — two numbers that decide if you can buy.

Data: liveData: live

AVG NEW MORTGAGE RATE · CBA

4.51%

PAYMENT FOR PRAGUE FLAT 70 m²

At 1.94%

32 593 Kč/mo

pandemic

At 4.51 %

45 097 Kč/mo

CNB, latest

At 6.3%

55 027 Kč/mo

peak

YEARS OF NET SALARY FOR 70 m² FLAT

Praha14.5 yrs

Brno11.5 yrs

Liberec10.4 yrs

České Budějovice9.8 yrs

Plzeň9.1 yrs

Olomouc8.9 yrs

Hradec Králové8.5 yrs

Ostrava7.3 yrs

Context. Eurostat recommends ≤ 5 years. Prague is the most over-benchmark in the EU.

Market activity · 2026 Q3

Market activity

New listings by the quarter our crawler first saw them.

Data: live1 of 3 — pending

NEW LISTINGS · QUARTERLY

10,232

Peak 2026

4,382

Bottom 2026

2,967

Pace 2026 Q2

+48% vs trough

Distribution

What does an 'average' flat cost?

Prague — all active listings.

Data: live1 of 3 — pending

Median Prague flat is 120–140k CZK/m². 30% of supply is over 160k, 17% under 100k.

Typology

What the market is made of

Panel, brick, new build — who owns what share.

Data: live1 of 3 — pending

Rent or buy?

Monthly cash flow

When the mortgage starts paying off.

Data: live1 of 3 — pending

Prahacross 29 let

● hypo 46 558 Kč● nájem 33 127 Kč

Brnocross 23 let

● hypo 37 212 Kč● nájem 32 659 Kč

Ostravacross 20 let

● hypo 20 973 Kč● nájem 21 016 Kč

Plzeňcross 21 let

● hypo 26 781 Kč● nájem 26 401 Kč

Libereccross 20 let

● hypo 25 307 Kč● nájem 25 141 Kč

Olomouccross 24 let

● hypo 27 624 Kč● nájem 23 138 Kč

České Budějovicecross 28 let

● hypo 26 945 Kč● nájem 19 849 Kč

Hradec Královécross 21 let

● hypo 29 063 Kč● nájem 28 762 Kč

Ústí nad Labemcross 20 let

● hypo 15 452 Kč● nájem 15 959 Kč

Pardubicecross 22 let

● hypo 27 148 Kč● nájem 25 379 Kč

Zlíncross 27 let

● hypo 25 663 Kč● nájem 19 293 Kč

Karlovy Varycross 25 let

● hypo 21 915 Kč● nájem 17 718 Kč

Jihlavacross 22 let

● hypo 22 323 Kč● nájem 21 059 Kč

Cross = years until cumulative mortgage + interest < cumulative rent.

Forecast · central estimate + ±8% band

Where will the market be in 2028 Q3?

Data: live2 of 3 — pending

KEY DRIVERS

Top movers

Who is climbing, who is flat

YoY change in flat prices per CZSO, 2024Q4. Ranked by size of move.

Data: live

01Praha

+14.2%159k Kč/m²

02Plzeňský kraj

+12.2%79k Kč/m²

03Pardubický kraj

+9.2%73k Kč/m²

04Kraj Vysočina

+8.6%71k Kč/m²

05Ústecký kraj

+7.5%45k Kč/m²

06Moravskoslezský kraj

+6.7%62k Kč/m²

07Liberecký kraj

+6.2%72k Kč/m²

08Karlovarský kraj

+5.9%55k Kč/m²

09Jihomoravský kraj

+5.9%110k Kč/m²

10Olomoucký kraj

+5.8%71k Kč/m²

11Středočeský kraj

+4.5%96k Kč/m²

12Jihočeský kraj

+3.5%74k Kč/m²

13Královéhradecký kraj

+2.4%77k Kč/m²

14Zlínský kraj

+0.9%76k Kč/m²

Pipeline

Prague is building too little

Structural deficit drives prices.

Data: live1 of 3 — pending

562%krytí potřeby

19 659 vydánopotřeba 3 495

Under construction

Unsold new

Permit → delivery

24 mo

Buyers

Who is buying flats

The 30–39 cohort is the main wave.

Data: live2 of 3 — pending

Nízkopříjmoví · Do 4 mil. Kč33.27%

Střední třída · 4–8 mil. Kč32.32%

Vysokopříjmoví · Nad 8 mil. Kč34.4%

What is happening on the market

Newsroom

Data: template0 of 3 — pending

EU comparison

11.2 years of salary = 2nd most expensive in EU

Years of net salary for a 70 m² flat in the capital.

Data: template

Lucembursko

17.2 yrs

Česko

11.2 yrs

Slovensko

9.8 yrs

Polsko

9.4 yrs

Maďarsko

8.6 yrs

Rakousko

8.4 yrs

Německo

7.8 yrs

Francie

7.2 yrs

Nizozemsko

6.8 yrs

Itálie

6.4 yrs

Belgie

5.4 yrs

Dánsko

5.2 yrs

NESTROOM PROFI

Track the market before the market surprises you.

Custom alerts, weekly reports, exports and API. Everything you need for an informed decision.

Kraj

Cena m² ↓

YoY · ČSÚ 2024Q4

Nájem m²

YoY nájem

Hr. výnos

Inzeráty

Obyvatel

Stav

Praha

158 750 Kč—

+14.2%

440 Kč

—

3.3%—

12 616

1,40 mil.

HOT

Jihomoravský

109 596 Kč

+5.9%

342 Kč

—

3.7%

4 914

1,23 mil.

WARM

Středočeský

96 250 Kč

+4.5%

320 Kč

—

4.0%

5 017

1,47 mil.

WARM

Plzeňský

79 138 Kč

+12.2%

273 Kč

—

4.1%

2 337

0,61 mil.

HOT

Královéhradecký

77 313 Kč

+2.4%

261 Kč

—

4.1%

1 942

0,56 mil.

COOL

Zlínský

76 000 Kč

+0.9%—

253 Kč

—

4.0%

1 554

0,58 mil.

COOL

Jihočeský

74 373 Kč

+3.5%

243 Kč

—

3.9%

2 414

0,65 mil.

WARM

Pardubický

73 382 Kč

+9.2%

263 Kč

—

4.3%

1 425

0,53 mil.

HOT

Liberecký

72 175 Kč

+6.2%

256 Kč

—

4.3%

2 030

0,45 mil.

HOT

Olomoucký

71 486 Kč

+5.8%

256 Kč

—

4.3%

2 251

0,63 mil.

WARM

Vysočina

70 644 Kč

+8.6%

240 Kč

—

4.1%

1 205—

0,52 mil.

HOT

Moravskoslezský

61 500 Kč

+6.7%

226 Kč

—

4.4%

4 403

1,18 mil.

HOT

Karlovarský

55 184 Kč

+5.9%

215 Kč

—

4.7%

2 478

0,29 mil.

WARM

Ústecký

45 313 Kč

+7.5%

214 Kč—

—

5.7%

3 821

0,81 mil.

HOT