One of the last undeveloped riverfront plots in central Prague is set to become home to a new luxury residential project. Developer Daramis has unveiled plans for BAY55, a development featuring 114 high-end apartments on Hořejší nábřeží in Smíchov, just steps from the railway bridge and within walking distance of the city center. According to Daramis, BAY55 is designed to compete with premium residential developments in leading European and North American cities. The company says the project will emphasize architecture, technology, privacy and resident services alongside its prime location. The residence will include a wellness and fitness center covering roughly 600 square meters, a private residents’ lounge and hospitality facilities. A restaurant or café is also planned on the ground floor, serving both residents and visitors. The developer says the level of amenities is intended to match those found in luxury hotels. Designers have also focused on balancing density with comfort. Every apartment is planned to include either a spacious balcony or terrace, complemented by integrated shading systems intended to provide greater privacy despite the urban setting. Before construction of the residential complex can begin, significant work will be carried out along the riverfront. The existing Smíchov embankment will be...
The planned Top Tower skyscraper in Prague’s Nové Butovice has received a building permit, clearing a major obstacle for the project that is expected to become the tallest building in the Czech Republic. The 126-metre tower, developed by Czech company Trigema, will feature a large architectural structure resembling the wreck of a ship leaning against the building. The unusual element was designed by artist David Černý together with architect Tomáš Císař. The exact construction start date has not yet been announced and will depend on further administrative procedures. The project is planned to include around 250 residential units, mainly designed as smaller apartments and shared housing options aimed at younger residents. According to the approved plans, Top Tower will have 44 floors, including 37 above-ground levels and seven underground floors. The underground section will include technical facilities and parking spaces for approximately 250 vehicles. The lower floors are planned to contain shops, cafés, a reception area, offices, a multifunctional hall, a rooftop terrace and a bar. The upper part of the building will focus on shared living spaces with smaller residential units and communal facilities. The highest levels will include observation areas, cafés and a luxury apartment. The most distinctive...
This article has been written by Finaram.cz, a Czech platform specializing in mortgages, home financing, and real estate advice. For many people buying property in Prague, one question comes up early in the search process: How much extra are you paying to live near a metro station? The answer is often: quite a lot. According to Valuo’s Metro Index 2026, apartment prices around Prague metro stations vary dramatically depending on location. The most expensive stations exceed CZK 250,000 per m², while the most affordable remain close to CZK 110,000 per m². How the Data Was Calculated This comparison focuses on apartments in personal ownership with a size of 65–95 m², either renovated or newly built, located within one kilometer of a Prague metro station. The analyzed period covers October to January 2026. Using the same criteria across all metro locations makes it possible to compare neighborhoods on a more like-for-like basis and identify where buyers are paying the highest — and lowest — prices for metro access. Which Metro Line Is the Most Expensive? Valuo’s data shows significant differences between Prague’s metro lines. Average apartment prices along each route stand at: Line A: CZK 171,200/m² Line B: CZK 144,400/m² Line C:...
Prague is preparing a major expansion of its municipal housing stock, with plans for up to 8,000 new city-owned apartments over the coming years. While construction remains limited today, the city says dozens of projects are moving through the planning process as it seeks to increase the supply of affordable rental housing. The programme is being coordinated by the Prague Development Company (PDS), a city-owned organisation established in 2020 to prepare residential developments on municipal land. According to its latest annual report, PDS has been entrusted with around 90 hectares of land, where more than two dozen projects are planned. The apartments are intended primarily for people who struggle to find affordable housing, including seniors, people with disabilities, single parents and workers in key public services such as healthcare, education, the police and the fire brigade. Despite these ambitions, only a small number of municipal apartments are currently being built. Data from Prague’s Institute of Planning and Development (IPR) shows that since 2019, around 50 to 60 municipal apartments have been completed each year, almost all of them developed by individual city districts. Among the latest projects are a building with 29 municipal apartments in Modřany, developed by Prague 12,...
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...
The number of apartments used for short-term tourist accommodation in Prague has climbed to an estimated 18,000, according to the Association of Hotels and Restaurants of the Czech Republic (AHR). The figure is significant when compared with Prague’s housing development. Data from the Czech Statistical Office show that construction began on 7,380 new apartments in the capital last year. Over the past three years, developers have started work on fewer than 21,300 homes in total. If the AHR estimate is accurate, the number of apartments dedicated to short-term stays is approaching the equivalent of three years of residential construction in Prague. The expansion of short-term accommodation has become increasingly visible across the city. According to the association, traditional hotels in Prague offer approximately 35,000 rooms, meaning short-term rentals now represent roughly one-third of the capital’s overall accommodation capacity. Industry representatives argue that the sector serves a different segment of travelers than conventional hotels. While Airbnb remains the most recognized name in the market, apartments are also widely advertised through other services, including Booking.com. The rapid growth of the sector is not unique to Prague. Across Europe, short-term accommodation booked through digital platforms has become a major part of the tourism...
Construction has officially begun on one of Prague’s most technically difficult development projects, as developers Penta Real Estate and PSN move forward with Vinohradská 8 on the former Transgas site near Wenceslas Square. The project has drawn attention for years because of its prominent position and the demolition of the controversial Transgas complex that once occupied the land. The new development will include apartments, offices, retail space, and public areas. According to Penta co-founder Marek Dospiva, the site presents engineering challenges rarely seen in Prague construction projects. Parts of the building are being constructed directly above the Vinohrady railway tunnels, leaving builders with almost no margin for error. The location also borders the headquarters of Czech Radio, forcing developers to meet strict technical conditions to avoid disrupting broadcasts during construction. For Prague-based developer Penta Real Estate and PSN, the development is also intended to repair a long-disconnected section of the city between central Prague and Vinohrady. PSN chief executive Max Skala said the site had remained an unfinished gap in the urban landscape for years. He described the project as an attempt to reconnect an important part of the city while introducing new housing and office space into one of...
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 a flat still feels like something just out of reach. Rent is one thing, but ownership often raises a much more direct question: how much do you actually need to earn to afford a property in the city today? The answer depends on several factors, but with current prices and mortgage conditions in 2026, it is possible to outline realistic figures. What Property Costs in Prague Today Based on current listings on Sreality.cz, average asking prices in early 2026 look roughly like this: A typical 1+kk apartment (around 32 m²) is priced at about CZK 182,000 per m², which puts the total around CZK 5.8 million. A 2+kk apartment (around 55 m²) averages CZK 161,000 per m², or roughly CZK 8.9 million in total. A 3+kk apartment (around 75 m²) sits at approximately CZK 149,000 per m², which means around CZK 11.2 million. Actual sale prices can vary depending on location, condition, and demand, but these figures reflect the current market level in Prague quite closely. How Banks Assess Your Income When applying...
A new high-rise complex is set to reshape the area above Prague’s National Museum, with developers moving forward on a project that will combine housing, offices, and retail space just steps from Wenceslas Square. Private investors behind the project, known as Vinohradská 8, have secured a building permit and plan to begin construction with completion expected in the second half of 2028. The development will stand at the start of Vinohradská Street, in a location long considered one of the most visible in the Czech capital. According to the developers, the project will include around 7,500 square meters of office space facing Vinohradská Street. The ground floor is expected to host shops, cafes, restaurants, and services aimed at both residents and visitors. Nearly 200 apartments will be built in a quieter courtyard section of the complex, offering a mix of unit sizes. Plans also include underground parking with charging stations for electric vehicles. A rooftop viewing point overlooking Wenceslas Square is expected to be one of the defining features of the building, adding a new public vantage point in the city center. The timeline for construction is linked to nearby infrastructure upgrades. The project is expected to follow the completion...
Prague has added nearly 150,000 residents in the past five years, yet apartment construction is far behind this pace. The capital’s living conditions, high salaries, and abundant career opportunities continue to attract newcomers, fueling an unprecedented demand for housing. Last year alone, Prague’s population grew by 9,204 people, according to the Czech Statistical Office (CZSO). Over the same five-year period, only 26,636 new apartments were completed. This means that for every newly built apartment, more than five new residents are competing for housing. The imbalance is creating a sharply worsening housing shortage. Migration is the main driver of this growth. In 2025, 57,432 people moved into Prague, while 47,046 left. Natural population changes due to births and deaths account for the remaining increase, resulting in a net gain of 9,204 residents for the year. Prague’s appeal is clear. It ranks among the wealthiest regions in the EU, with low crime rates, extensive public transport, accessible healthcare, and rich cultural and sports offerings. Its economic and social advantages are unlikely to diminish, ensuring that population growth will continue. Updated projections by the Institute for Planning and Development (IPR) estimate that Prague could gain another 300,000 residents by 2050. Even this “realistic...
This article has been written by Finaram.cz, a Czech platform specializing in mortgages, home financing, and real estate advice. For many expats living and working in Prague, the question comes up sooner or later: does it still make sense to rent, or is it time to consider buying? With rising rents, relatively stable mortgage conditions, and long-term plans becoming clearer for many professionals, 2026 is shaping up to be a turning point for this decision. Renting: Flexibility Comes at a Cost Renting remains the obvious choice for those who value flexibility. If you’re unsure how long you’ll stay in Prague, or you prefer not to commit financially, renting gives you freedom. But that flexibility comes with a trade-off. Rental prices in Prague have continued to increase in recent years, and many landlords adjust rent annually. Over time, this creates a compounding effect that significantly increases your total cost of living. View this post on Instagram A post shared by Finaram | Expat Mortgages (@finaram.cz) Buying: Higher Entry, Long-Term Stability Buying property, typically through a mortgage, requires more upfront commitment. A down payment, paperwork, and long-term planning are all part of the process. However, it offers something renting...
This article has been written by Finaram.cz, a Czech platform specializing in mortgages, home financing, and real estate advice. For many foreigners living and working in Czech Republic, buying property is a natural next step. But getting a mortgage as a non-citizen comes with additional requirements. Czech banks apply stricter criteria to foreign applicants and carefully assess income stability, residency status, and financial history. Here’s what you need to know in 2026. Bank or Non-Bank: What’s the Difference? Bank Mortgages Czech banks are the main source of mortgage financing and operate under strict regulations set by the Czech National Bank (ČNB). Advantages: Lower interest rates Strong consumer protection Disadvantages: Longer approval process Higher requirements for income and residency Banks pay particular attention to employment stability, income sources, and credit history — especially for foreign applicants. Non-Bank Options Some non-bank institutions (such as building savings banks – stavební spořitelna) may offer more flexibility and approve cases that traditional banks reject. However, this usually comes at a cost: Higher interest rates Additional fees Fewer legal protections What Affects Mortgage Approval? Citizenship and Residency EU citizens generally face fewer obstacles. For non-EU nationals, requirements are stricter — particularly without long-term residence or...
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