Hi! My name is Alexandra Kurbanova. I’m a licensed real estate agent based in Prague. For the past seven years, I’ve been helping foreign clients sell and buy property throughout the Czech Republic!
Selling real estate in a foreign country can feel overwhelming, especially if you don’t live here full-time or don’t speak Czech.
Many people come to me with the same thought: “I assumed it would be simple. List the apartment, find a buyer, done. But it turned into a major headache.” Let me walk you through the five most common mistakes I see again and again, and what you can do differently. This isn’t theory — it’s based on real-life experience from dozens of deals.
Mistake 1: Pricing based on listings or guesswork
Many sellers look at what similar properties are listed for online or try to calculate how much the price has increased since they bought the apartment.
Here’s what actually happens:
- Online platforms often show properties that haven’t sold
- Some listings sit there for months without a single inquiry
- Owners focus on advertised prices rather than actual sale prices
Another mistake is overpricing because of renovations. Of course, it’s natural to want to get that money back. You’ve invested time and care.
But buyers usually care about different things:
- They pay more attention to the location, layout, and nearby infrastructure
- Many prefer to renovate on their own rather than pay extra for someone else’s design
- Renovation costs are rarely recovered unless they match exactly what the buyer wants
How I help:
I approach pricing seriously. I research buyer activity, study the local market, and analyze demand. My clients get a realistic estimate and a clear explanation of why this pricing will work. It’s based on facts, not assumptions.
Mistake 2: Relying on experience from other countries
Some sellers say, “I’ve sold property in my home country, so I know how this works.” But real estate transactions in the Czech Republic can be quite different.
For example:
- Money is never sent directly to the seller. It goes through an escrow account managed by a bank or lawyer
- Transferring ownership in the land registry takes at least 22 days. During this time, the funds are held securely
- A notary is not required. A good lawyer can prepare all the documents
- All paperwork is written in Czech using legal terminology
If you’re unfamiliar with the system, it’s easy to miss important steps or slow down the deal.
How I help:
I work with experienced legal partners and can coordinate the entire sale without needing you to be physically present. I explain what needs to be done, when, and why. This gives you peace of mind and a clear overview of the process.
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Mistake 3: Choosing a cheap agent who lacks a clear strategy
Some sellers choose agents based only on low commission rates, without checking how they actually work.
This often leads to:
- Listings with no buyer interest
- Poor-quality photos, weak descriptions, and missing floor plans
- Little to no communication from the agent
- Unqualified visitors showing up to view the property
Sometimes agents agree to overpriced listings just to win the client, then gradually push for price reductions — wasting valuable time.
How I help:
I manage the sale like a structured project:
- Identify the target audience for your property
- Arrange professional photography, floor plans, and strong descriptions
- Launch targeted marketing campaigns and promote across platforms
- Screen potential buyers before showings
- Keep you informed every step of the way
The goal is not to bring just anyone but to find the right buyer who is ready and able to proceed.
Mistake 4: Miscommunication due to language barriers
Even if you speak conversational Czech, it might not be enough when dealing with legal or banking documents.
What I see in practice:
- Foreign sellers often misunderstand contract terms
- They struggle to express their position clearly
- Cultural or language misunderstandings lead to delays or tension
One misplaced phrase during a negotiation can slow down or even block the deal.
How I help:
I handle transactions in Russian, English, Czech, and Italian.
I make sure your message is understood and represented accurately. I also explain everything in plain, simple terms. If needed, I step in to translate and align your expectations with how things work locally.
Mistake 5: Not accounting for taxes
A common myth is:
“I’m not a Czech resident, so I don’t owe any taxes.”
That’s not how it works.
In reality:
- Tax obligations are based on how long you’ve owned and used the property, not your residency
- If you’ve owned the property for less than 10 years (or less than 2 years if it was your residence), you may owe capital gains tax
- Commercial properties are always subject to tax
- If there’s no tax treaty with your home country, you could even be taxed twice
How I help:
During our first consultation, we look at your specific case together. I explain which taxes may apply, what documents are needed, and how to structure the deal in the most efficient way. You get not just numbers, but a plan that helps you keep more of your earnings.
Final thoughts
The biggest misconception I hear is:
“Selling an apartment isn’t that complicated.”
But later, the same people realize:
- Their listing had no interest for months
- Unexpected taxes ate into their profit
- The process was stressful and confusing
- They reached out for help too late to fix the outcome
If you want to sell confidently, with full understanding and a clear result, I’ll be happy to support you. Even if you live abroad or don’t speak Czech — I’ll take care of everything for you.
Free Consultation for Readers
If you’ve made it this far, here’s a small bonus.
Send me the code word “PRAGUE” in Direct Message and get:
- A market-based estimate of your property
- A tax and legal consultation
- Strategy advice for presenting your property the right way
No pressure. Just a useful, honest conversation.
Contact Alexandra here:
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