Michal Smetana · Updated 30/09/2026
Buy-to-let in Prague: rental yield, rent and cash flow (2026)
Is a buy-to-let flat in Prague worth it? Rent 462 CZK/m², price 175,613 CZK/m², gross yield 3.2%. Cash flow and IRR of a 45 m² mortgaged flat for long-term and short-term letting.
A 45 m² flat in Prague at the average price of 7,900,000 CZK lets long-term for about 20,800 CZK a month, a gross yield of 3.2%.With an 80% mortgage, in the first year you top up 18,493 CZK a month. The return on equity (IRR) including a sale after 10 years is 7.7%, rated "investment with caveats".
The market in Prague
| Average rent | 462 CZK/m² a month |
|---|---|
| Average asking price | 175,613 CZK/m² |
| Gross yield | 3.2% (13 of 13 regional capitals) |
| Short-term letting: average nightly rate | 2,800 CZK |
| Tourist tax | 50 CZK per person per night |
| Flat price growth 2016-2026 | 10.0% a year |
Long-term or short-term letting?
A 45 m² flat for 7,900,000 CZK, deposit 1,580,000 CZK, 30-year mortgage, sale after 10 years at 4% annual price growth.
| Long-term let | Short-term (Airbnb) | |
|---|---|---|
| Monthly income | 20,800 CZK | 59,584 CZK (revenue at 70% occupancy) |
| Cash flow after tax, year 1 | -18,493 CZK | -19,031 CZK |
| Return on equity (IRR) | 7.7% | 8.1% |
| IRR in the pessimistic scenario | 0.7% | 0.2% |
| No monthly top-up from | rent of 37,380 CZK | occupancy of 99% |
| Rating | investment with caveats | investment with caveats |
To rate green as a good investment, the flat would have to cost at most 5,260,000 CZK, 33% below the average. Short-term letting at an average 2,800 CZK a night needs at least 99% occupancy to stop costing you money each month. At 70% occupancy the IRR is 8.1%, rated "investment with caveats".
All cities are compared in the rental yield index. See also how to read the results and Airbnb or a long-term let.
Assumptions
- Price = average price per m² × 45 m², 20% deposit, interest at the current market average.
- Owners' association payments, property tax, insurance and maintenance by city; for a long-term let one empty month at the start and half a month at each change of tenant.
- Short-term letting: 70% occupancy, 20% host management, 15% platform fees, cleaning, energy, furnishing 250,000 CZK, run as a side trade.
- Personal income tax. Data as of 30 September 2026.
Other cities
- Buy-to-let in Ústí nad Labem
- Buy-to-let in Jihlava
- Buy-to-let in Ostrava
- Buy-to-let in Pardubice
- Buy-to-let in Pilsen
- Buy-to-let in Zlín
- Buy-to-let in Hradec Králové
- Buy-to-let in Karlovy Vary
- Buy-to-let in Olomouc
- Buy-to-let in Liberec
- Buy-to-let in České Budějovice
- Buy-to-let in Brno
Frequently asked questions
Is a buy-to-let flat in Prague worth it?
A 45 m² flat in Prague at the average price of 7,900,000 CZK with a 20% deposit, let long-term, costs you 18,493 CZK a month. The return on equity including a sale after 10 years (IRR) is 7.7%, rated "investment with caveats". To rate green as a good investment, the flat would have to cost at most 5,260,000 CZK, 33% below the average.
What is the rental yield in Prague?
The gross yield (annual rent / price) in Prague is 3.2%, number 13 of 13 Czech regional capitals. The net yield after running costs is 2.7%.
How much is rent in Prague?
Average rent in Prague is 462 CZK per m² a month (Deloitte Rent Index Q2 2026), so roughly 20,800 CZK for a 45 m² flat excluding service charges.
Does Airbnb pay off in Prague?
Short-term letting at an average 2,800 CZK a night needs at least 99% occupancy to stop costing you money each month. At 70% occupancy the IRR is 8.1%, rated "investment with caveats".
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 ·