Updated 30/09/2026

Airbnb or a long-term let? Which pays more in 2026

A comparison of short-term (Airbnb) and long-term letting of the same flat in Prague: revenue, costs, taxes, the occupancy Airbnb needs to pay off, and the risks.

Airbnb tempts with revenue two to three times higher than a regular tenancy. But once you subtract the property manager, the platform fee, cleaning, energy, furnishing and the self-employed social and health insurance contributions (pojistné OSVČ), the gap is much smaller. Sometimes short-term letting earns less.

Example: a 50 m² flat in Prague for 8.5 million CZK

An 80 % mortgage over 30 years at 5.2 % interest, sale after 10 years, prices growing 4 % a year. Long-term rent of 23,100 CZK a month (the Prague average according to Deloitte). Short-term letting: 2,800 CZK a night, manager 20 % of revenue, platform fee 15 %, furnishing 250,000 CZK, accommodation trade licence (živnost) run as a secondary activity (vedlejší činnost).

	Monthly after tax	Return (IRR)	Verdict
Long-term rental	-19,100 CZK	7.7 %	with caveats
Airbnb, 50 % occupancy	-26,200 CZK	4.0 %	weak
Airbnb, 60 % occupancy	-21,500 CZK	5.7 %	weak
Airbnb, 70 % occupancy	-16,800 CZK	7.4 %	weak
Airbnb, 80 % occupancy	-12,100 CZK	9.1 %	with caveats

For this flat, Airbnb only matches the long-term let at roughly 72 % occupancy. The average across all Prague listings over the past year was 49 %; professionally managed flats in the centre achieve 60-75 %. At 70 %, Airbnb does have a better monthly cash flow, but a slightly lower return, because furnishing and the ramp-up cost more and the return depends more on occupancy. That is why the traffic light gives it a worse grade: in the pessimistic scenario, with occupancy 10 points lower, the investment would lose money.

Where the difference disappears

Manager and platform: 20 % and 15 % of revenue; if you are not a VAT payer (neplátce DPH), add 21 % VAT on the platform fee.
Cleaning, laundry, electricity and gas, internet, software: you pay them; in a long-term let the tenant does.
Utility advances paid via the owners' association (zálohy SVJ na služby) (heating, water, lift, cleaning of the building): in a long-term let the tenant pays them on top of the rent, with Airbnb you pay all of them. For a 50 m² flat that is roughly 2,500 CZK a month.
Furnishing and its replacement: 200-300 thousand CZK up front and roughly 10 % a year for replacement.
Taxes and insurance contributions: Airbnb is a trade (živnost). The flat-rate expense deduction (paušální výdaje) is 60 % instead of 30 %, but you pay social and health insurance (sociální a zdravotní pojištění).
Ramp-up: the first months without reviews are weaker; count on 2-3 months without bookings.

When Airbnb pays off

The flat is in the centre or near tourist attractions and reaches occupancy above 70 %.
The nightly rate is high relative to the purchase price (typically smaller flats in Prague 1 and 2).
You manage the flat yourself or the manager charges a low fee.
You factor in regulation: Prague is considering a limit of roughly 60 nights a year in some areas, and from 2026 registration in eTurista is mandatory.

When to stick with a long-term let

The flat is outside central Prague or in another city with less tourism.
You do not want to run a business, deal with VAT, guests and self-employed insurance contributions.
You need a stable income that the bank will also count when assessing a mortgage.

The calculator compares both options for your specific flat in detailed mode via the Compare both switch. It also shows the occupancy above which short-term letting pays more. For details on a host's obligations, see the guide Airbnb and short-term rentals in Czechia in 2026.

Sources

This text is indicative and does not replace tax, legal or financial advice. For binding decisions consult a Czech tax adviser. · Privacy policy · Terms of use ·