This article has been written by Finaram.cz, a Czech platform specializing in mortgages, home financing, and real estate advice.

For many expats living in Prague, buying property feels almost impossible. Prices remain high, rents continue rising, and one of the biggest myths surrounding Czech mortgages is this:

“You need millions saved before a bank will even talk to you.”

But is that actually true? 

Not entirely.

In 2026, 90% mortgages still exist in Czech Republic, meaning some buyers can still purchase property with only 10% down payment. The catch is that banks have become much stricter about who qualifies.

What Does a 90% Mortgage Actually Mean?

A 90% mortgage means the bank finances 90% of the property price, while the buyer provides the remaining 10% from their own savings.

For example:

• Apartment price: CZK 8 million
• Mortgage from bank: CZK 7.2 million
• Buyer’s own funds: CZK 800,000

For younger buyers and first-time expats, this can significantly reduce the savings needed to enter Prague’s property market. Especially considering current apartment prices.

So Why Doesn’t Everyone Just Get One?

Because banks now treat these mortgages much more cautiously. After years of rising property prices and higher interest rates, lenders have tightened approval standards significantly.

Today, getting a 90% mortgage is less about finding “a bank that offers it” and more about whether your financial profile fits what banks consider low enough risk.

In practice, banks usually look at:

• age
• income stability
• existing loans
• residency status
• employment type
• monthly spending habits
• credit history

This means someone with a high salary can still get rejected, while another applicant with lower but more stable income may be approved.

Age Matters More Than Many People Realize

In Czech Republic, younger buyers still receive more flexibility under current lending recommendations. As a result, applicants under 36 years old generally have the easiest access to 90% financing.

However, approvals above the age of 36 are still possible in some cases, depending on the bank’s internal policies, exception limits, and the overall mortgage profile of the applicant. In practice, some banks remain more flexible than others.

This is one reason why many expats in their late 20s and early 30s are exploring buying sooner rather than later.

What About Foreigners?

Contrary to what many people assume, foreigners can still obtain mortgages in Czech Republic. However, not all banks evaluate foreign applicants the same way.

Some lenders are more comfortable with:

• permanent residency holders
• Czech employment contracts
• EU citizens
• local income in CZK

Others may still consider applicants with foreign income or more complex international situations. The difference between banks can be surprisingly large.

This is why many expats become confused after receiving completely different answers from different lenders.

The Real Problem in 2026 Isn’t Just the Down Payment

Ironically, for many buyers, the hardest part is no longer the 10% deposit itself.

The bigger challenge is monthly affordability.

Even smaller Prague apartments can now produce mortgage payments exceeding CZK 30,000 – 50,000 per month depending on:

• apartment size
• interest rate
• repayment period
• loan structure

As a result, banks increasingly focus on long-term affordability rather than simply whether someone has savings. As of 2026, mortgage rates for higher-LTV loans (such as 90%) start at around 4.7%, although final offers vary depending on the client profile and fixation period.

Is Buying Still Realistic?

For some people, renting may still make more sense, especially if flexibility is important or long-term plans remain uncertain.

But for others, particularly expats planning to stay in Prague for several years, buying may still be more achievable than expected.

Many professionals working in Prague’s international companies are already financially closer to qualifying than they assume.

The key difference is usually understanding:

• how Czech banks actually evaluate applications
• which banks are more flexible
• and what realistic price range fits their income

Final Thoughts

The era of “easy mortgages” in Czech Republic is clearly over. But despite stricter lending rules, 90% mortgages have not disappeared completely.

For qualified buyers, especially younger expats with stable income, they remain a realistic option in 2026. Many people are surprised how much they may already qualify for once they understand how the process actually works.

Platforms like Finaram.cz/en help expats compare buying vs. renting, estimate how much they may be able to borrow, explore different mortgage scenarios, and submit a mortgage application online.

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