At 5.00 %, the average rate on new mortgages in August 2026 (ČBA Hypomonitor, the Czech Banking Association's mortgage statistics), a 25-year mortgage of CZK 3 million costs CZK 17,538 a month, CZK 4 million costs CZK 23,384 and CZK 5 million CZK 29,230. Over 30 years the same loans cost CZK 16,105, CZK 21,473 and CZK 26,841.
The interest is the bigger surprise. Over 25 years you pay the bank CZK 2.26 million, 3.02 million and 3.77 million on top of what you borrowed. Below are tables for loans of CZK 1–10 million, what a rate 0.5 pp either side does to the payment, the income banks usually want to see, and the cash you need before you sign.
All figures come from the annuity formula: monthly payments, one rate for the whole term, no fees or insurance. In real life the payment is recalculated at the end of every fixed-rate period (fixace).
What is the monthly payment on a CZK 1 to 10 million mortgage?
Monthly payments at 5.00 % (ČBA, August 2026). The last column is the household net income at which the 30-year payment stays within 45 % of income, the banks’ usual internal threshold; it is rounded to hundreds and assumes no other loans.
| Mortgage amount | 20 years | 25 years | 30 years | Net income needed (30 years, 45 %) |
|---|---|---|---|---|
| CZK 1,000,000 | CZK 6,600 | CZK 5,846 | CZK 5,368 | CZK 11,900 |
| CZK 1,500,000 | CZK 9,899 | CZK 8,769 | CZK 8,052 | CZK 17,900 |
| CZK 2,000,000 | CZK 13,199 | CZK 11,692 | CZK 10,736 | CZK 23,900 |
| CZK 2,500,000 | CZK 16,499 | CZK 14,615 | CZK 13,421 | CZK 29,800 |
| CZK 3,000,000 | CZK 19,799 | CZK 17,538 | CZK 16,105 | CZK 35,800 |
| CZK 3,500,000 | CZK 23,098 | CZK 20,461 | CZK 18,789 | CZK 41,800 |
| CZK 4,000,000 | CZK 26,398 | CZK 23,384 | CZK 21,473 | CZK 47,700 |
| CZK 4,500,000 | CZK 29,698 | CZK 26,307 | CZK 24,157 | CZK 53,700 |
| CZK 5,000,000 | CZK 32,998 | CZK 29,230 | CZK 26,841 | CZK 59,600 |
| CZK 6,000,000 | CZK 39,597 | CZK 35,075 | CZK 32,209 | CZK 71,600 |
| CZK 7,000,000 | CZK 46,197 | CZK 40,921 | CZK 37,578 | CZK 83,500 |
| CZK 8,000,000 | CZK 52,796 | CZK 46,767 | CZK 42,946 | CZK 95,400 |
| CZK 10,000,000 | CZK 65,996 | CZK 58,459 | CZK 53,682 | CZK 119,300 |
The payment rises in step with the loan: borrow twice as much and you pay twice as much. The term does not behave like that. Going from 20 to 25 years cuts the payment by 11 %, but the next five years (from 25 to 30) take off only 8 %.
The average new mortgage hit a record CZK 4.59 million in August 2026. At 5.00 % that means CZK 24,640 a month over 30 years, or CZK 26,833 over 25.
How much you pay in interest
The monthly payment is only half the story. The other half is what you hand the bank on top of the principal. At 5.00 % that comes to more than three quarters of the loan over 25 years, and almost a second mortgage over 30.
| Mortgage amount | Interest over 25 years (5.00 %) |
|---|---|
| CZK 1,000,000 | CZK 753,770 |
| CZK 1,500,000 | CZK 1,130,655 |
| CZK 2,000,000 | CZK 1,507,540 |
| CZK 2,500,000 | CZK 1,884,425 |
| CZK 3,000,000 | CZK 2,261,310 |
| CZK 3,500,000 | CZK 2,638,195 |
| CZK 4,000,000 | CZK 3,015,080 |
| CZK 4,500,000 | CZK 3,391,966 |
| CZK 5,000,000 | CZK 3,768,851 |
| CZK 6,000,000 | CZK 4,522,621 |
| CZK 7,000,000 | CZK 5,276,391 |
| CZK 8,000,000 | CZK 6,030,161 |
| CZK 10,000,000 | CZK 7,537,701 |
The term moves the interest more than the payment. On CZK 4 million you pay CZK 2,335,575 in interest over 20 years and CZK 3,730,231 over 30, so 30 years cost CZK 1.39 million more and lower the payment by CZK 4,925. Whether that trade is worth it is the subject of our article on mortgage term: 20 vs. 30 years.
Interest on a mortgage for your own home is tax-deductible (odpočet úroků): up to CZK 150,000 a year for loans taken out from 1 January 2021. At the 15 % tax rate that is worth at most CZK 22,500 a year.
What a rate 0.5 pp higher or lower does
The 5.00 % average is what borrowers actually got in August. Price lists in October 2026 are higher: Swiss Life Hypoindex (an index of advertised mortgage rates) stands at 5.79 %, and individual offers range from 4.7 to 5.8 % depending on LTV, fixation and insurance. Here is the 25-year payment across that range:
| Mortgage / 25 years | 4.50 % | 5.00 % | 5.50 % | 5.79 % (Hypoindex) |
|---|---|---|---|---|
| CZK 2,000,000 | CZK 11,117 | CZK 11,692 | CZK 12,282 | CZK 12,631 |
| CZK 3,000,000 | CZK 16,675 | CZK 17,538 | CZK 18,423 | CZK 18,946 |
| CZK 4,000,000 | CZK 22,233 | CZK 23,384 | CZK 24,563 | CZK 25,261 |
| CZK 5,000,000 | CZK 27,792 | CZK 29,230 | CZK 30,704 | CZK 31,576 |
| CZK 6,000,000 | CZK 33,350 | CZK 35,075 | CZK 36,845 | CZK 37,892 |
Half a percentage point is worth roughly CZK 1,150–1,180 a month on CZK 4 million and CZK 860–890 on CZK 3 million. On CZK 3 million over 25 years, interest comes to CZK 2.00 million at 4.50 % and CZK 2.53 million at 5.50 %. A better rate is worth far more of your effort than shaving a fee.
What income do you need for a CZK 3, 4 or 5 million mortgage?
The ČNB (Czech National Bank) has not capped the debt-service-to-income ratio (DSTI) since 1 July 2023, but banks keep their own internal thresholds. Most let all your debt payments together take up to 45 % of net income, or 50 % if you are under 36. Assuming you have no other loans, that gives this minimum net household income:
| Mortgage (5.00 %) | Income at 45 %, 25 years | Income at 45 %, 30 years | Income at 50 % (under 36), 30 years |
|---|---|---|---|
| CZK 3,000,000 | CZK 38,973 | CZK 35,788 | CZK 32,209 |
| CZK 4,000,000 | CZK 51,964 | CZK 47,717 | CZK 42,946 |
| CZK 5,000,000 | CZK 64,954 | CZK 59,647 | CZK 53,682 |
| CZK 6,000,000 | CZK 77,945 | CZK 71,576 | CZK 64,418 |
Every other payment eats into that headroom: a car lease, a consumer loan, even a credit card limit. Banks also compare total debt with annual net income (DTI), and their internal ceiling is usually 8–9.5 times. To run your own numbers, use the How much can I borrow calculator.
Your own money and the one-off costs
The only binding ČNB limit on mortgages for owner-occupied housing is LTV 80 %, or 90 % for applicants under 36. So the bank lends at most 80 % (90 %) of what its valuation (odhad) says the property is worth, and the rest comes from your own funds (vlastní zdroje).
| Mortgage | Property at LTV 80 % | Own funds (20 %) | Property at LTV 90 % | Own funds (10 %) |
|---|---|---|---|---|
| CZK 3,000,000 | CZK 3,750,000 | CZK 750,000 | CZK 3,333,333 | CZK 333,333 |
| CZK 4,000,000 | CZK 5,000,000 | CZK 1,000,000 | CZK 4,444,444 | CZK 444,444 |
| CZK 5,000,000 | CZK 6,250,000 | CZK 1,250,000 | CZK 5,555,556 | CZK 555,556 |
On top of that come one-off costs the mortgage does not cover:
- Valuation: CZK 3,000–6,000. For flats, many banks do it online for free or for a small fee.
- Registering the lien in the land registry (vklad zástavního práva do katastru): CZK 2,000.
- Property insurance assigned to the bank (vinkulace): compulsory, with a premium that depends on the size and type of property.
- Attorney escrow (advokátní úschova) and contracts: depends on the lawyer, and the cost is often split with the seller.
- A reserve for moving, furniture and the first few months until your budget settles.
The property transfer tax (daň z nabytí nemovitých věcí) was abolished in 2020, so there is nothing to budget for there.
The payment per million, and the average mortgage worked through
For a quick estimate in your head, remember the payment per CZK 1 million. At 5.00 % it is CZK 6,600 over 20 years, CZK 5,846 over 25 and CZK 5,368 over 30. At 5.50 % it rises to CZK 6,141 (25 years) and CZK 5,678 (30 years); at 4.50 % it falls to CZK 5,558 and CZK 5,067. Multiply by the loan in millions and you are within a few tens of koruna.
For an exact figure on your own amount, rate and term, run a payment calculation. To put two bank offers side by side, use compare two mortgages.
Sources
- ČBA Hypomonitor – average rate and size of new mortgages, August 2026 (16 Sept 2026)
- Swiss Life Hypoindex – advertised rates, October 2026
- ČNB – macroprudential LTV limits and deactivation of DSTI/DTI
- Act No. 586/1992 Coll., on income taxes, § 15 (deduction of interest on a housing loan)