Mortgage for foreigners in Czechia: with or without permanent residence — bank conditions in 2026
Updated: 13 November 2026
A foreigner can buy a flat in Czechia with a mortgage — but the conditions depend heavily on residence status, citizenship and source of income. Here is how banks assess foreigners and how to prepare.
- With permanent residence (trvalý pobyt) the conditions are almost the same as for Czech citizens.
- Without permanent residence (long-term residence, EU Blue Card, EU citizens with temporary residence) a mortgage is possible, but banks usually lend only 70–80 % of the value — you need 20–30 % of your own funds.
- EU citizens have easier conditions; for other nationalities banks use their own country risk lists.
- Income earned in Czechia is best; foreign income is checked more carefully and converted at the ČNB rate.
- Approval without permanent residence takes roughly 5 weeks.
Residence status matters most
- Permanent residence: the strongest position, banks’ standard products are available.
- Long-term residence / EU Blue Card: some banks lend, but with a lower LTV and stricter checks.
- EU citizens: temporary residence and a Czech employment contract are often enough (in practice 2–3 years of work can replace permanent residence).
- Non-EU citizens: banks usually want permanent residence; each bank has its own methodology and country lists.
How much of your own money you need
The general ČNB limits allow up to 80 % of the property value (up to 90 % for under-36s). For foreigners without permanent residence, banks most often lend 70–80 %. Pledging another property helps reduce the share of own funds — see our article “Mortgage without a down payment”.
Income and documents
- Passport and residence card.
- Employment contract (translated, for foreign income), bank statements, proof of income.
- Self-employed (OSVČ) — tax returns; see “Mortgage for the self-employed based on turnover”.
- A Czech bank account.
- Income in euros is converted at the ČNB rate, and the bank may factor in currency risk.
Step by step
- Check your status and the validity of your residence card.
- Calculate your own funds (20–30 % without permanent residence) and costs of valuation, notary and taxes.
- Prepare and translate income documents.
- Compare several banks — conditions for foreigners differ a lot.
- After approval — valuation, contract and drawdown.
Tax bonus
Mortgage interest can be deducted from the tax base — up to CZK 150,000 a year (for contracts from 2021). More in “Tax discounts 2026”.
Need help?
We will find a bank that lends to foreigners with your status, calculate your own funds, translate documents and accompany you to signing.
Sources
- Hyponamíru — mortgage for foreigners (updated 7/2025)
- Hyponamíru — HypoNews #7/25: mortgage for foreigners without permanent residence
This article is for general information only and is not legal or tax advice. Check the current rules before making a decision, or contact us.