Buying an apartment in Czechia as a foreigner 2026: step-by-step checklist

Updated: 15 November 2026

Short answer: a foreigner can buy an apartment in Czechia without special restrictions — exceptions include, for example, agricultural land. You become the owner only once you are entered in the land register (katastr nemovitostí), not when you sign or pay. Money is safest in a lawyer’s or notary’s escrow. The property acquisition tax was abolished in 2020; the registration fee is 2,000 CZK. Akimov TRUST helps foreigners with mortgages and documents.

Step 1. Finances and mortgage

If you buy with a mortgage, start with the bank and find out how much you can borrow. Under ČNB recommendations banks usually finance up to 80 % of the value, or up to 90 % for applicants under 36. Your type and length of residence, income and credit history matter. More in Mortgage for foreigners and Mortgage with no down payment.

Step 2. Check the apartment in the cadastre

You can view the ownership sheet (list vlastnictví) for free at nahlizenidokn.cuzk.gov.cz or order an official extract at Czech POINT. Check:

• who the owner is and whether it matches the seller;
• liens (zástavní právo) — such as the seller’s mortgage;
• encumbrances (věcná břemena) and bans on transfer;
• a pending-transaction mark (plomba) — meaning a proceeding is already under way;
• enforcement proceedings (exekuce) against the seller.

Ask the seller for documents: the contract by which they acquired the apartment, a confirmation from the owners’ association (SVJ) that there are no debts, the energy certificate and energy bills.

Step 3. Reservation contract

A reservation contract (rezervační smlouva) fixes the price and takes the apartment off the market. Check when the reservation fee is refunded if the bank rejects the mortgage or the cadastre reveals problems. Pay the fee into escrow, not directly to the seller or agent.

Step 4. Purchase contract and escrow

• Have a lawyer draft the purchase contract (kupní smlouva): payment terms, handover dates and what happens if registration is refused.
• The price goes into escrow (advokátní, notářská or bankovní úschova) and is released to the seller only after you are registered as owner.
• The contract may be in a foreign language, but the cadastre needs a Czech version or a sworn translation. Sign only text you understand.
• Banks, lawyers and agents must verify you under anti-money-laundering rules: passport, residence permit and source of funds.

Step 5. Registration in the cadastre

Together with the contract you sign the application for registration (návrh na vklad); the fee is 2,000 CZK. The cadastral office makes the entry no sooner than 20 days after notifying the previous owner. Ownership passes to you as of the filing date — once the entry is made.

Step 6. After the purchase

• Handover with a protocol: meter readings, keys, documents.
• Transfer of energy contracts and registration with the owners’ association (SVJ).
• Change of address at the Ministry of the Interior if you move: see Change of address for foreigners.
• Property tax (daň z nemovitých věcí) is paid every year — the return is filed by 31 January of the following year.

If you are not in Czechia

The purchase can be done by power of attorney: the signature is verified by a notary with an apostille or at a Czech consulate. We prepare the power of attorney and translation — see Power of attorney and Sworn translation in Prague.

FAQ

Can a foreigner buy an apartment in Czechia?

Yes, without special restrictions. Restrictions apply, for example, to agricultural land and sanctions cases.

When do I become the owner?

After registration in the land register. Signing the contract or paying does not by itself make you the owner.

What taxes and fees does the buyer pay?

The registration fee is 2,000 CZK. The property acquisition tax was abolished in 2020. Property tax is paid annually.

Where can foreigners get help with a mortgage and documents?

For example at Akimov TRUST (Praha 3, Hartigova 2596/211): mortgages through a partner — a credit intermediary registered with the ČNB — plus powers of attorney and translations, in English, Ukrainian, Russian and Czech.

Sources

• ČÚZK — Nahlížení do katastru nemovitostí
• Seznam Zprávy — Jak se nespálit při koupi bytu
• ARROWS — Koupě nemovitosti cizincem v ČR
• Zákon č. 256/2013 Sb., katastrální zákon
• Zákon č. 634/2004 Sb., o správních poplatcích

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.