Updated 30/09/2026

Rental yields by Czech city (2026)

Gross yields of buy-to-let flats in Prague and all 13 Czech regional capitals: rent per m², price per m² and why the rental yield is lower than the mortgage rate.

Gross yield is the annual rent divided by the purchase price. In Prague and the regional capitals it is mostly 3.2 to 4.0 % today (only Ústí nad Labem is around 4.9 %), while the average rate on new mortgages is around 5 %. A mortgaged buy-to-let flat therefore usually does not have positive monthly cash flow. It makes money mainly through principal repayment (the tenant pays down the debt for you) and capital appreciation.

Table by city

City	Rent CZK/m² per month	Price CZK/m²	Gross yield	Annual price growth 2016-2026
Prague	462	175,613	3.2 %	10.0 %
Brno	390	138,915	3.4 %	10.7 %
Ostrava	254	79,145	3.9 %	16.2 %
Pilsen	301	96,297	3.8 %	9.9 %
Olomouc	296	98,151	3.6 %	11.0 %
Liberec	289	96,538	3.6 %	-
Hradec Králové	318	104,953	3.6 %	-
Pardubice	314	98,169	3.8 %	-
České Budějovice	283	95,710	3.5 %	-
Ústí nad Labem	221	54,357	4.9 %	-
Zlín	287	94,271	3.7 %	-
Karlovy Vary	246	81,330	3.6 %	9.2 %
Jihlava	257	77,240	4.0 %	-

Rents: Deloitte Rent Index Q2 2026. Prices: asking prices, Nemovitomat August 2026 (transaction prices tend to be lower, so yields are slightly higher). Price growth: asking prices February 2016 to February 2026, Realiťák roku / CEMAP (Karlovy Vary for the whole district); no figure is available for the other cities.

Where yields are highest

The highest gross yield is in Ústí nad Labem (around 4.9 %), followed by Jihlava, Ostrava and Pardubice (roughly 3.8-4.0 %). The lowest is in Prague (3.2 %) and Brno (3.4 %), where flats are most expensive. A higher yield does not come for free, though: smaller markets have fewer tenants and buyers, so finding a tenant or selling can take longer, and prices can swing more in bad times. In smaller cities the differences between neighbourhoods and buildings are also larger than the difference between city averages. The city average is only a starting point; the specific flat is what counts.

Gross, net and real return

Gross yield ignores costs. It is only useful for a quick comparison of flats.
Net yield deducts the repair fund (fond oprav), management, insurance, property tax, maintenance and vacancy. It is typically 0.5-1 percentage point lower.
Return on equity (IRR) includes the mortgage, taxes and the sale. It is the only measure that answers how much your invested money earns per year. For an explanation, see the guide to the results.

Beware of past appreciation

Flat prices rose by 10-16 % a year over the past ten years. It was an exceptional decade: cheap mortgages until 2021, a shortage of new construction and inflation. Anyone who plugs these rates into the calculator as future appreciation will get a very optimistic result. Výnosometr therefore assumes 4 % a year (long-term real growth of around 1 %, 2 % inflation and a little extra for wage convergence), and the traffic light additionally tests every flat in a pessimistic scenario with 2 %.

When a buy-to-let flat makes sense

You have at least 30 % of the price in equity (the Czech National Bank (ČNB) limit for buy-to-let mortgages, see the guide to buy-to-let mortgages).
You can afford to top up roughly 5,000-20,000 CZK a month, depending on the city and financing.
Your horizon is at least 10 years, after which the sale is also tax-exempt.
The resulting after-tax IRR is higher than the return on an alternative, such as an equity ETF.

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 ·