Getting started
New to Czech mortgages? First find out how much a bank will lend you and how much you need to have saved. In October 2026 a bank lends at most 80 % of the property value, 90 % if one applicant is under 36, and under the banks’ own rules your total debt payments should usually stay under 45 % of net income. The first-time buyer planner puts it together; the guides below cover the deposit, ČNB limits, choosing an offer and fees.
How much mortgage your income buys in Czechia, and what banks count
On CZK 60,000 net a month you can borrow about CZK 5.0m over 30 years in Czechia; a couple on CZK 100,000 about 8.4m. Income table and what banks deduct.
Read articleHow big a deposit you need for a Czech mortgage in 2026
A CZK 4m flat needs CZK 800,000 of your own funds, or CZK 400,000 under 36, counted from the bank's valuation. Table for CZK 3–7m plus the extra costs.
Read articleMortgage fees in Czechia: what you pay on top of interest
A Czech mortgage costs 0–0.5 % of the loan to arrange (often CZK 0), CZK 3,000–6,000 for valuation, CZK 2,000 for the lien. Fee table and a CZK 4m example.
Read articleBroker or straight to the bank? Who finds the better mortgage in 2026
A mortgage broker in Czechia is usually free because the bank pays the commission. When a broker pays off, conflict-of-interest signs and 7 questions.
Read article15 mortgage mistakes and what each one costs in koruna
Reserving before pre-approval, comparing rate not APRC, a low valuation, a missed fixation end. 15 common mortgage mistakes, each priced in koruna.
Read articleHow to choose a mortgage in 2026 without overpaying
Start with a payment you can carry after the fixation, then compare offers in koruna over the fixed period. Why a 4.89 % offer lost, what to check first.
Read articleMortgage or personal loan in Czechia: the differences the offers don't show
A mortgage has a lower rate and a tax deduction; a consumer loan is faster and can be cancelled within 14 days. Compared on CZK 1m, and when each wins.
Read articleWhat DSTI, DTI and LTV mean and which limit will stop you
In 2026 only LTV is binding in Czechia: 80 %, or 90 % under 36. DSTI and DTI are banks' own rules. How each ratio is calculated and which one limits you.
Read articleRates & market
Current mortgage rates in the Czech Republic in October 2026, by bank and fixation
New Czech mortgages average 5.10 % (ČBA, Sept 2026), bank offers 5.79 % (Hypoindex, Oct). Bank rates checked daily, fixations, trend since 2020.
Read articleWhat a CZK 3, 4 or 5 million mortgage costs a month in October 2026
At 5.00 % over 25 years, CZK 3 million costs CZK 17,538 a month, CZK 4 million CZK 23,384 and CZK 5 million CZK 29,230. Full table for CZK 1 to 10 million.
Read articleMortgages in October 2026: ČBA rates up for a fifth month, the ČNB decides on 5 November
Realised rates 5.00 % (ČBA, August), offers 5.79 % (Hypoindex), repo 3.75 %. What Czech banks did in October 2026 and what the ČNB may do on 5 November.
Read articleFixed or variable mortgage rate in Czechia: what pays off in October 2026
A variable rate is 3M PRIBOR (about 3.9 %) plus the bank's margin, and in October 2026 it is not cheaper. When fixed wins and when variable makes sense.
Read articleAPRC (RPSN) or interest rate? Why a Czech mortgage shows two numbers
The rate sets your payment; the APRC (RPSN) adds fees and compulsory insurance. A fee-free mortgage at 5.00 % has an APRC of 5.12 %. What it leaves out.
Read articleSpecifics
Your mortgage depends on what you earn and what you buy. By income: on probation, self-employed, company director, foreign income or parental leave. By property: cooperative flat, new build, land, cottage, renovation or buy-to-let. By route to the money: no deposit, parents’ property as collateral, an American mortgage or building savings.
How to finance building a house with a mortgage
A Czech construction mortgage pays out in stages, LTV 80 % uses the finished house's value and you pay only interest while building. CZK 6m house example.
Read articleMortgage without a deposit: what really works and what it costs
Czech banks will not lend 100 % of the price. Four routes still work: parents' property as collateral, building savings, LTV 90 % under 36, a developer.
Read articleCan you get a mortgage on maternity or parental leave?
Some Czech banks count parental allowance in full, some in part, some not at all; your job and a co-applicant decide. What to prepare on parental leave.
Read articleCan you get a mortgage with a negative credit record in Czechia?
A BRKI, NRKI or SOLUS record is not an automatic no. Banks overlook a short delay but refuse 90+ days of arrears or exekuce. How long records stay.
Read articleHow old is too old for a mortgage in Czechia?
Each Czech bank sets its own age limit; mBank wants a mortgage repaid by 70, so at 55 you get 15 years. A CZK 3m example and which pensions banks count.
Read articleHow you pay for a developer's flat when you buy it with a mortgage
With a developer flat you pay 10–20 % up front and the mortgage comes after kolaudace. Payment schedule, valuation, VAT at 12 or 21 % and a Prague example.
Read articleCan you get a mortgage during a probation period or after changing jobs?
Most Czech banks refuse a mortgage during probation; some accept it after 3 months with employer confirmation. Fixed-term work, DPP, changing jobs.
Read articleHow banks count a company director's income for a mortgage
On a low salary a company director borrows about CZK 1.5 million; with a paid dividend, CZK 5.8 million. How banks count salary, dividends and profit.
Read articleUsing your parents' house as extra collateral, and getting it released
Pledging your parents' house can cover the full price. They owe the bank nothing, but the house is at stake. When it is released, on a CZK 5m mortgage.
Read articleBridging loan or mortgage? How to buy before you sell in Czechia
In Czechia a bridging loan is either a building savings loan or money to buy before you sell. When each beats a mortgage, with a CZK 8 million example.
Read articleBridging a New Green Savings grant with a mortgage without overpaying
New Green Savings (NZÚ) pays the grant only after the work is done, so a loan pre-finances it. Steps, documents and a CZK 1.8m renovation worked through.
Read articleHow to finance a flat by the sea or in Slovakia with a mortgage
A Czech bank will not take a flat abroad as collateral. Options: an American mortgage on Czech property or a local loan in euros. Costs, FX risk, taxes.
Read articleCan you get a mortgage under CZK 1 million, and is it worth it?
Most Czech banks lend from CZK 200,000–500,000. Fixed costs push up the APRC, yet a small mortgage still beats an 8 % loan. Options compared side by side.
Read articleAirbnb in Prague in 2026: the rules, and whether a mortgaged flat may be let
Airbnb rules in Prague in 2026 and what your bank allows: no short-term letting on an owner-occupier mortgage without consent, LTV 70 % to buy to let.
Read articleWhat a green mortgage discount for energy class A or B is worth
A 0.2 pp green discount for energy class A or B saves about CZK 464 a month on a CZK 4m mortgage. When banks give it, what the PENB must show, how to ask.
Read articleHow a mortgage for buying a house works, and how it differs from a flat
For a house, banks lend 80 % of the house and land value, 90 % under 36. What the valuer checks, the sum insured and a CZK 6m purchase with renovation.
Read articleWho may offer a non-bank mortgage, and what it costs compared with a bank
Only a firm licensed by the ČNB may offer a non-bank mortgage, and the 80 % LTV cap applies to it too. How to check the licence, the cost and red flags.
Read articleHow a reverse mortgage works in Czechia, and what it really costs
Czech banks don't offer reverse mortgages. The one verified non-bank lender charges 10.4 % a year; the debt nearly triples in 10 years. Risks and heirs.
Read articleAn American mortgage in 2026: what banks lend and what it costs
An American mortgage is a non-purpose loan backed by property. Banks lend 70 to 80 % of its value for 20 to 30 years. Terms, payments, CZK 800,000 example.
Read articleFive myths about 100 % mortgages and what each one can cost you
No Czech bank offers a 100 % LTV mortgage in 2026, yet the full price can be financed. Five costly myths, and why a 10 % fall in prices can hurt you.
Read articleA mortgage for under-36s saves you cash, not money
Under 36 a bank may lend 90 % of the value instead of 80 %. On a CZK 4.8m flat that is CZK 480,000 less cash but a payment CZK 2,577 higher. Who qualifies.
Read articleSelf-employed mortgage in Czechia: how much you can get, and why the tax base decides
Czech banks judge the self-employed on their tax base, not turnover. The same CZK 1.5m turnover gives a ceiling of CZK 2.6m to 3.8m, depending on expenses.
Read articleEmployee or self-employed? When to change jobs so the mortgage still works
Banks assess employees on payslips and the self-employed on tax returns. Why to get the mortgage before going freelance, and how mixed income counts.
Read articleBanks won't lend without proof of income. What works instead
Czech law makes every lender check that you can repay. What can stand in for payslips or a tax return, and what a 12 % non-bank loan costs against 5 %.
Read articleHow to finance a cooperative flat when the flat itself cannot be pledged
With a cooperative flat you buy a share in the cooperative, which banks will not take as security. Four ways to pay, a CZK 3m example, what to check.
Read articleHow to pay for a renovation with a mortgage, and how much the bank will lend
For a renovation the bank can base LTV on the value after the works. A CZK 4m flat plus CZK 800,000 of works: CZK 640,000 down instead of CZK 1.6 million.
Read articleWhether a bank will finance a cottage depends on how the land registry lists it
Banks lend on cottages as recreational property: no 90 % LTV for under-36s, no interest deduction. What the valuer checks and how pledging your flat helps.
Read articleMortgage for land in Czechia: what to check before you pay a deposit on a building plot
Banks lend less readily on bare land than on a house. Seven checks before you reserve a plot, when to combine plot and build, the cost on a CZK 2m plot.
Read articleProcess
How long does it take to get a mortgage in Czechia?
A Czech mortgage takes 3–6 weeks: pre-approval in 1–3 days, approval in 2–4 weeks, then the land registry. A purchase day by day and how to speed it up.
Read articleWhat documents you need for a mortgage in Czechia
What a Czech bank needs for a mortgage: two IDs, income confirmation or tax returns, purchase agreement, valuation papers. Checklist by applicant type.
Read articleWhat a mortgage valuation costs and what to do if it comes in low
A mortgage valuation (odhad) costs CZK 3,000–6,000; flats are often valued online for free. What the valuer checks and what to do if it comes in low.
Read articleBuying a flat with a mortgage in 11 steps, from pre-approval to the keys
Buying a flat with a Czech mortgage takes 6–10 weeks from reservation to keys. All 11 steps in order, who pays what and when, and 10 costly mistakes.
Read articleYour credit score in Czechia: how to get and read your BRKI, NRKI and SOLUS reports
Czechia has no single credit score: banks read the BRKI, NRKI and SOLUS registers. How to order your reports online, what they show, how long records stay.
Read articleWhat has to happen before the bank pays out your mortgage
The bank pays out once the contracts are signed, the lien application filed, insurance assigned and own funds paid. And if the drawdown deadline passes?
Read articleWhat to check in the 14 days before you sign your mortgage agreement
You get 14 days before signing when the bank's offer cannot change; after signing you cannot walk away. Ten clauses to check, the cost of a lost discount.
Read articleLaw & taxes
The legal side of a Czech mortgage: what the purchase agreement must contain and how escrow works, what the lien and an easement mean, how a mortgage is split on divorce and what happens when a borrower dies. The taxes around a mortgaged home (the interest deduction, the annual property tax and the tax on a sale) are summed up in mortgage and taxes.
Mortgages and exekuce: when you can borrow again and what happens to your flat
No bank lends while exekuce runs; most want 1–2 years after it ends and 3–5 years after debt relief. What happens to a mortgaged flat, how to sell in time.
Read articleMortgage interest tax deduction in Czechia: how much and how to claim it
Deduct up to CZK 150,000 of mortgage interest a year (CZK 300,000 on pre-2021 loans) and save up to CZK 22,500 in tax. Who qualifies and how to claim it.
Read articleBuying a flat with a mortgage: what the purchase agreement needs and how escrow works
With a mortgage the price is paid in two parts, so the purchase agreement must cover the loan, deadlines and escrow. Seven clauses and escrow types.
Read articleWhat unmarried couples should agree before taking a joint mortgage
Unmarried couples borrow on the same terms as spouses but have no SJM or inheritance rights. How to set shares, what a break-up or death means.
Read articleCan you transfer a mortgage to someone else?
A mortgage passes to someone else only with the bank's consent. Releasing a co-borrower, a relative taking over, a buyer taking a 1.99 % loan, and costs.
Read articleHow to sell a flat that still has a mortgage on it
A mortgaged flat sells like any other: escrow repays the loan from the price. Free 24 months after signing the loan, before that max. 1 %. Steps and tax.
Read articleWhat happens to a mortgage when the borrower dies
A mortgage survives the borrower: a co-borrower keeps paying, or the debt passes to the heirs with the flat. What insurance pays and what to do first.
Read articleWhat a bank's lien on your property means, and how it ends
A lien (zástavní právo) does not make the flat the bank's. What you may do with a pledged property, how priority works and how to get the lien deleted.
Read articleWhich easements a bank will accept on a mortgaged property
Banks accept utility and access easements, but most reject a lifelong right of residence or cut the value. How to find, remove or work around an easement.
Read articleHow much tax you pay on a let flat, and when actual expenses beat the flat rate
Rent from a flat in Czechia is taxed at 15 % of profit. The 30 % flat rate against actual costs, interest and depreciation on a CZK 22,000 monthly rent.
Read articleStruggling to pay your mortgage? From the first week to selling the flat
A bank can call in a mortgage only after a demand giving you 30 days and sell the flat 6 months later at the earliest. First steps, the cost of a deferral.
Read articleWho keeps the flat and who pays the mortgage after a divorce
After a divorce you both owe the bank until it signs an amendment. Three options for the flat, how to value each share, when repaying is free, and tax.
Read articleWhat a prenuptial agreement changes about your mortgage, and what it doesn't
A prenup decides who owns the flat, not who owes the bank. The regimes Czech law allows, why banks want your spouse to sign, and a flat bought earlier.
Read articleBuying a flat on a mortgage with a parent, sibling or friend
Buying with a parent, sibling or friend: co-borrower or co-owner, why a parent shortens the term, what to put in writing. A worked CZK 4 million example.
Read articleWhich taxes you pay on a Czech property, from purchase to sale
No transfer tax since 2020, a yearly property tax, interest deductible up to CZK 150,000 and a tax-free sale after 10 years. Czech property taxes compared.
Read articleInsurance
What buildings insurance your bank requires, and how not to overpay for it
Czech banks require buildings insurance assigned to them (vinkulace), not contents cover. Insure the rebuild cost, not the price. What the bank checks.
Read articleLife insurance is not compulsory with a mortgage, but the discount can pay off
Life insurance is not compulsory with a Czech mortgage. A 0.2 pp discount saves CZK 468 a month on CZK 4m, so it pays only if the policy costs less.
Read articleWhen payment protection insurance really covers your mortgage, and what it costs
Payment protection costs 5.5 to 11 % of the mortgage payment and pays 6 to 12 payments after a job loss. Waiting periods, exclusions, savings compared.
Read articleForeigners
How Czech banks count income earned in euros and other currencies
A commuter earning EUR 3,000 net can borrow CZK 5.0 to 6.3 million, depending on the bank's currency haircut. How banks count foreign income and documents.
Read articleUkrainians with temporary protection can get a mortgage, but only from a few banks
Few Czech banks lend on temporary protection: expect 12+ months of Czech income, LTV 70–80 % and often a co-applicant. An example and the residence route.
Read articleSlovaks get a Czech mortgage on the same terms as Czechs
Slovaks are EU citizens and get Czech mortgages on the same terms as Czechs, LTV 90 % under 36 included. What differs: euro income, collateral, taxes.
Read articleHow a foreigner buys a flat or house in Czechia, and what it costs
Foreigners can buy a flat or house in Czechia whatever their citizenship, but buying gives no residence right. Steps, costs on a CZK 5m flat and mortgages.
Read articleHow to get a mortgage in the Czech Republic as a foreigner: your residence status decides
Foreigners can get a Czech mortgage: EU citizens on Czech terms, others with permanent or long-term residence and Czech income. LTV 80 %, 90 % under 36.
Read articleStrategy
While you repay: when to stay with your bank and when to switch (refixation or refinancing), how to soften the end of your fixed rate and when to make an extra payment. Investing: a buy-to-let mortgage, for which the ČNB has recommended LTV 70 % and DTI 7 since 1 April 2026, short-term letting and when to buy.
Extra mortgage repayments: when they are free and how to use them
Up to 25 % of the loan a year is free before the contract anniversary, otherwise max. 1 %. Shorter term or lower payment? CZK 300,000 saves CZK 460,000.
Read articleHow long to fix your mortgage rate in 2026
In October 2026 a one-year fixation is the cheapest. Scenarios on a CZK 4m loan show when a short fix saves CZK 138,000 and who 1, 3, 5 or 10 years suits.
Read articleRefixation or refinancing: when to stay with your bank and when to switch
Refixation costs CZK 0 and one signature; refinancing needs a valuation, a new lien and 4–6 weeks. On CZK 3.5m a 0.4 pp gap pays back in about a year.
Read articleMortgage over 20 or 30 years? The maths on CZK 4 million
CZK 4m at 5.00 % costs CZK 26,398 a month over 20 years and CZK 21,473 over 30, with CZK 1.39m more interest. Why 30 years plus extra payments often wins.
Read articleHow to improve your creditworthiness for a mortgage: 12 steps priced in koruna
Every CZK 1,000 of monthly commitments cuts about CZK 186,000 from your maximum mortgage. 12 steps to better creditworthiness (bonita), priced in koruna.
Read articleConsolidating loans into a mortgage: a lower payment, but more interest
Moving CZK 600,000 of loans at 12 % into a mortgage cuts the payment from CZK 19,929 to 3,866, but interest rises to CZK 560,000. When consolidation pays.
Read articleHow to negotiate a lower mortgage rate, and what it is worth in CZK
Every 0.1 pp on a CZK 4m mortgage is worth CZK 232 a month and CZK 20,000 per fixation. Seven levers that really lower the rate, a script, what to refuse.
Read articleIs it a good time to buy property in Prague? What a year of waiting costs
At 5.00 %, a year of renting and a year of owning cost about the same. Waiting pays only if rates fall while prices stall. Scenarios on a CZK 5m flat.
Read articleRent or buy in Prague: what ten years of figures show in 2026
A CZK 5m flat against CZK 18,000 rent: buying wins if the flat gains 0.3–1.2 % a year. A 10-year model with the interest deduction and invested savings.
Read articleHow to refinance a mortgage, from the first offer to deleting the old lien
Refinancing takes 4–6 weeks and costs about CZK 9,000 for valuation and the lien entries. Eight steps, the documents and switching in mid-fixation.
Read articleIs your 2021 fixed rate ending? How to handle the jump in your payment
CZK 4m fixed at 1.99 % in 2021 and refixed at 5.00 % goes from CZK 16,935 to CZK 22,113 a month. Five ways to soften the jump and what your bank must do.
Read articleWhen repaying your Czech mortgage early is free, what it costs and when it pays off
Early repayment is free at the end of the fixation, up to 25 % a year before the anniversary, and on a sale after 24 months. Otherwise 1 % at most.
Read articleBank turned down your mortgage? What to do now and over the next year
A mortgage refusal usually has one of six causes, each with its own fix. What the bank must tell you, when to try another bank, a 6–12 month plan.
Read articleHow much cash and income you need for a buy-to-let mortgage in 2026
Since 1 April 2026 the ČNB advises LTV 70 % and DTI 7 for buy-to-let loans: a CZK 5 million flat needs CZK 1.5 million of your own. How banks count rent.
Read articleHow to keep up mortgage payments when a baby arrives
On parental leave household income falls but the payment stays. A family budget on a CZK 4m loan and what helps: a longer term, extra payments, timing.
Read articleBuilding savings (stavební spoření) in 2026: when they still pay off alongside a mortgage
State support for building savings is capped at CZK 1,000 a year since 2024, so at 5 % an extra mortgage payment wins. Where building savings still help.
Read article