Michal Smetana · Updated 30/09/2026
Czech Rental Yield Index 2026: Prague and regional capitals
Buy-to-let returns in 13 Czech cities: rent and price per m², gross yield, monthly cash flow and IRR of a 45 m² mortgaged flat for long-term and short-term letting. Data as of 30 September 2026, CSV download.
Gross rental yields in Czech regional capitals range from 3.2% to 4.9%.Ústí nad Labem is highest, Prague lowest. With an 80% mortgage, a 45 m² flat at the average price costs you money each month in every city, and the return on equity (IRR) including a sale after 10 years is 7.2% to 8.8%.
Yields by city
Long-term let of a 45 m² flat at the average price, 20% deposit, 30-year mortgage, sale after 10 years. Sorted by gross yield.
| City | Rent CZK/m² | Price CZK/m² | Gross yield | Monthly cash flow | IRR | Rating |
|---|---|---|---|---|---|---|
| Ústí nad Labem | 221 | 54,357 | 4.9% | -4,464 CZK | 8.8% | investment with caveats |
| Jihlava | 257 | 77,240 | 4.0% | -7,423 CZK | 8.0% | investment with caveats |
| Ostrava | 254 | 79,145 | 3.9% | -7,957 CZK | 7.7% | investment with caveats |
| Pardubice | 314 | 98,169 | 3.8% | -9,260 CZK | 8.3% | investment with caveats |
| Pilsen | 301 | 96,297 | 3.8% | -9,415 CZK | 8.0% | investment with caveats |
| Zlín | 287 | 94,271 | 3.7% | -9,577 CZK | 7.7% | investment with caveats |
| Hradec Králové | 318 | 104,953 | 3.6% | -10,395 CZK | 8.0% | investment with caveats |
| Karlovy Vary | 246 | 81,330 | 3.6% | -8,698 CZK | 7.2% | investment with caveats |
| Olomouc | 296 | 98,151 | 3.6% | -9,994 CZK | 7.7% | investment with caveats |
| Liberec | 289 | 96,538 | 3.6% | -9,917 CZK | 7.6% | investment with caveats |
| České Budějovice | 283 | 95,710 | 3.5% | -10,060 CZK | 7.5% | investment with caveats |
| Brno | 390 | 138,915 | 3.4% | -14,102 CZK | 7.9% | investment with caveats |
| Prague | 462 | 175,613 | 3.2% | -18,493 CZK | 7.7% | investment with caveats |
Download the data as CSV (UTF-8, semicolon separated, Czech column names). You may reuse the data with attribution to "Výnosometr (vynosometr.cz)".
Short-term letting (Airbnb)
The same flat at the city's average nightly rate, 70% occupancy, 20% host management and 15% platform fees.
| City | Nightly rate | Monthly cash flow | IRR | Break-even occupancy |
|---|---|---|---|---|
| Ústí nad Labem | 1,400 CZK | -10,232 CZK | 1.8% | not reachable |
| Jihlava | 1,500 CZK | -13,662 CZK | 2.6% | not reachable |
| Ostrava | 1,500 CZK | -14,013 CZK | 2.5% | not reachable |
| Pardubice | 1,500 CZK | -17,791 CZK | 2.3% | not reachable |
| Pilsen | 1,500 CZK | -17,396 CZK | 2.3% | not reachable |
| Zlín | 1,500 CZK | -17,008 CZK | 2.3% | not reachable |
| Hradec Králové | 1,500 CZK | -19,109 CZK | 2.2% | not reachable |
| Karlovy Vary | 1,650 CZK | -12,848 CZK | 3.9% | not reachable |
| Olomouc | 1,500 CZK | -17,791 CZK | 2.3% | not reachable |
| Liberec | 1,500 CZK | -17,440 CZK | 2.3% | not reachable |
| České Budějovice | 1,500 CZK | -17,308 CZK | 2.3% | not reachable |
| Brno | 1,900 CZK | -21,492 CZK | 4.3% | not reachable |
| Prague | 2,800 CZK | -19,031 CZK | 8.1% | 99% |
Methodology
- Rents: Deloitte Rent Index Q2 2026. Prices: asking prices per m² (Nemovitomat, August 2026). Nightly rates: estimate from AirROI data for a small flat.
- Calculated with the same model as the Výnosometr calculator: owners' association payments, property tax, insurance, maintenance, vacancy, Czech income tax and, for short-term letting, self-employed insurance and VAT on platform fees.
- Mortgage at the current market average rate, 30 years. Sale after 10 years at 4% annual price growth (tax-exempt).
- Rating: green at an IRR of at least 8% that holds up in the pessimistic scenario, see how to read the results.
- Data as of 30 September 2026. Updated quarterly after new Deloitte data. Background in the guide rental yields by Czech city.
Frequently asked questions
Where in Czechia is the rental yield highest?
Ústí nad Labem has the highest gross yield (4.9%), Prague the lowest (3.2%). The highest return on equity including the sale (IRR) is in Ústí nad Labem (8.8%).
Does a mortgaged buy-to-let flat pay off in Czechia in 2026?
In every regional capital a 45 m² flat at the average price with a 20% deposit costs you money each month, from 4,464 CZK in Ústí nad Labem to 18,493 CZK in Prague. The return comes mainly from price growth: the calculator rates every city as an investment with caveats. A flat bought below the average price or let for more can do better.
Does Airbnb pay off outside Prague?
At average nightly rates and 70% occupancy, short-term letting beats a long-term let on IRR only in Prague. Without a monthly top-up it only works in Prague.
Sources
- Deloitte Rent Index Q2 2026
- Newstream: Deloitte Rent Index Q2 2026, rents in all regional capitals
- Nemovitomat: asking prices of flats, August 2026
- Realiťák roku / CEMAP: flat prices 2016-2026
- AirROI: short-term rental data by region 8/2025-7/2026
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 ·