Mortgage with no down payment in Czechia: what is really possible in 2026

Updated: 12 November 2026

Many foreigners ask whether they can buy a flat in Czechia without savings. The short answer: Czech banks do not offer 100% mortgages, but there are legal ways to manage without your own money. Here is how they work and what the risks are.

Why the bank won’t lend 100%

The bank calculates the loan share from the appraised value of the property (odhad), not from the advertised price. This ratio is called LTV. If the appraisal is lower than the price, you pay the difference yourself. LTV limits are binding for banks; exceptions are allowed only for a small share of new mortgages.

5 legal ways to buy without savings

1. Pledging a second property. The bank takes two properties as collateral — the one you buy and, for example, your parents’ flat. LTV is calculated from their combined value, so the loan can cover up to 100% of the price. The owner must agree; if you stop paying, the bank can sell the second property too.
2. A gift or loan from family. Put it in writing (dar / smlouva o zápůjčce). Banks treat this differently: a gift is safer, a loan must be declared honestly.
3. A guarantor or co-borrower. Improves your creditworthiness and approval chances, but does not remove the LTV limit.
4. Mortgage approval before choosing a flat. Pre-approval helps you act fast and know exactly how much of your own money you need.
5. Support programmes. Check current state and municipal programmes (e.g. Státní fond podpory investic) — they may reduce the amount you need.

What not to do

• Taking a consumer loan for the deposit without telling the bank. Banks check credit registers and your debt burden — a common reason for refusal.
• Inflating the price in the contract. Fictitious terms to get a larger loan are credit fraud (úvěrový podvod).
• Changing jobs or your tax regime right before applying — the bank may see your income as unstable.

What matters for foreigners

Banks differ. Some lend only to clients with permanent residence (trvalý pobyt), others also lend with a long-term residence permit but may ask for more own funds. You almost always need income in Czechia and a Czech bank account.

Example

A flat costs CZK 4,000,000 and you are 30. You normally need at least CZK 400,000 of your own (10%). If your parents pledge their flat worth CZK 3,000,000, total collateral is CZK 7,000,000. A CZK 4,000,000 loan is about 57% LTV, within the limit. Approval still depends on your income.

Sources

• ČNB — doporučení k investičním hypotékám (2026)
• Hyponamíru — pravidla a podmínky pro hypotéky 2026
• Hyponamíru — hypotéka bez vlastních zdrojů

This article is for information only and is not legal, tax or financial advice. Check the current rules before making a decision or contact us.