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NewBuildTracker

New‑build flat prices in Prague by district – October 2026

Updated

In early October 2026, the median asking price of an available new-build flat in Prague was CZK 183 843 per m², VAT included. A typical flat on offer had 56 m² and cost just over CZK 10 million. Between districts, the median ranges from about CZK 141 000 per m² in Prague 22 to more than CZK 335 000 in Prague 2, where only one project is on sale.

The numbers come from 4 672 available flats in 123 projects, read from developers' own price lists after the nightly check on 2 October 2026. They cover new builds only: no resale flats and no portal adverts. This is the first monthly edition of the report; the market overview shows the same figures live, updated every day.

Key numbers for October 2026

  • Median price per m²: CZK 183 843, for available flats with a published price, VAT included.
  • Average price per m²: CZK 194 130. The average is higher than the median because a minority of very expensive flats pulls it up.
  • Middle half of the market: CZK 164 217 to 214 647 per m². A quarter of the flats are cheaper, a quarter more expensive.
  • Median flat price: CZK 10 089 000, for a median floor area of 56 m².
  • Cheapest available flat: CZK 5 454 000, a 1+kk of just under 30 m² in Prague 22.
  • Supply: 4 672 available flats in 123 projects in 18 of Prague's 22 districts; 4 579 of them have a published price.

Price per m² by district

The list ranks districts from the most to the least expensive by the median price per m² of their available flats. The flat and project counts include only projects with available flats.

  1. Prague 2 – CZK 335 225 per m², 41 flats in a single project
  2. Prague 5 – CZK 228 210 per m², 864 flats in 18 projects
  3. Prague 7 – CZK 227 506 per m², 133 flats in 4 projects
  4. Prague 6 – CZK 214 558 per m², 186 flats in 4 projects
  5. Prague 3 – CZK 204 138 per m², 236 flats in 4 projects
  6. Prague 11 – CZK 195 732 per m², 133 flats in 7 projects
  7. Prague 13 – CZK 188 283 per m², 236 flats in 3 projects
  8. Prague 8 – CZK 184 242 per m², 561 flats in 15 projects
  9. Prague 4 – CZK 181 686 per m², 168 flats in 5 projects
  10. Prague 12 – CZK 180 002 per m², 270 flats in 9 projects
  11. Prague 9 – CZK 175 884 per m², 403 flats in 16 projects
  12. Prague 10 – CZK 173 526 per m², 534 flats in 8 projects
  13. Prague 16 – CZK 166 591 per m², 75 flats in 6 projects
  14. Prague 15 – CZK 163 824 per m², 199 flats in 9 projects
  15. Prague 14 – CZK 163 775 per m², 174 flats in 2 projects
  16. Prague 19 – CZK 162 615 per m², 340 flats in 6 projects
  17. Prague 18 – CZK 147 096 per m², 52 flats in 3 projects
  18. Prague 22 – CZK 141 017 per m², 67 flats in 3 projects

Prague 5 is both the largest market, with almost a fifth of all available flats, and one of the most expensive; Prague 7 is nearly level with it. Prague 8, 9 and 10, together another 1 500 flats, sit close to the Prague median. At the other end, Prague 14, 15, 16 and 19 cluster around CZK 163 000 to 167 000 per m², and Prague 18 and 22 are below CZK 150 000.

Among the districts with at least 300 available flats, the gap is about 40 %: CZK 228 210 per m² in Prague 5 against CZK 162 615 in Prague 19. On a 56 m² flat, that is a difference of roughly CZK 3 670 000.

Read the smaller districts with care. Prague 2 has a single project on sale, so its figure describes that project, not the district. In Prague 14, 18 and 22, one project holds more than three quarters of the available flats, and in Prague 3, 11 and 13 more than half, so one developer's pricing can move the median a lot from month to month. In Prague 6, 74 of the 186 available flats have no published price, so its median rests on 112 flats.

We currently track no projects in Prague 1, 17, 20 and 21, so they are missing from the list; that does not mean nothing is being built there. Every district with tracked projects has its own page with its projects and the cheapest flats per m²; you will find the links at the end of this report.

Prices by layout: 1+kk to 4+kk

Grouped by the number of rooms, as in the search filter: one room includes 1+kk, 1+1 and 1,5+kk, two rooms include 2+kk and 2+1, and so on. If the layout codes are new to you, the guide to Czech flat terms explains them.

  • One room: 1 113 available flats, median CZK 228 964 per m², median price CZK 7 158 500 for 32 m².
  • Two rooms: 1 900 flats, CZK 179 048 per m², CZK 9 626 639 for 53 m².
  • Three rooms: 1 192 flats, CZK 168 182 per m², CZK 13 314 246 for 80 m².
  • Four rooms or more: 458 flats, CZK 173 295 per m², CZK 18 853 800 for 112 m².

Small flats are by far the most expensive per m²: the median one-room flat costs 36 % more per m² than the median three-room flat. A common explanation is that every flat needs a kitchen, a bathroom and a share of the corridors and building services, and in a small flat these costs are spread over fewer square metres. Per flat, the biggest step is from two to three rooms: the median price rises by about CZK 3 690 000.

Two-room flats, mostly 2+kk, are the most common layout, with 41 % of all available flats. The middle half of them cost between CZK 8 929 760 and 10 626 000.

What a new flat in Prague costs: price bands

The share of available flats with a published price in each band of total price, VAT included:

  • Under CZK 5 million: none
  • CZK 5 to 7,5 million: 683 flats, 15 %
  • CZK 7,5 to 10 million: 1 574 flats, 34 %
  • CZK 10 to 15 million: 1 554 flats, 34 %
  • CZK 15 to 20 million: 553 flats, 12 %
  • CZK 20 million and more: 215 flats, 5 %

No available flat in the tracked projects costs less than CZK 5 million. Only 65 flats, about 1 %, cost up to CZK 6 million, and 463, or 10 %, cost up to CZK 7 million; the search shows the current flats up to CZK 7 million. Two thirds of the supply sits between CZK 7,5 and 15 million.

Per m², six in ten flats are priced between CZK 150 000 and 200 000. About 7 % cost less than CZK 150 000 per m², and about 10 % cost CZK 250 000 or more.

Reserved, sold and no longer listed

The tracked price lists contain 10 591 flats in total. Developers mark 44 % of them as sold, 10 % as reserved and 44 % as available; for 2 % the status is unclear. Some developers remove sold flats from their lists instead of marking them, so the real sold share is higher and differs between projects. Treat it as a lower bound, not as a sales statistic.

Since tracking began on 29 September, three nightly checks have recorded 111 flats in 37 projects going from available to reserved, 36 reserved flats coming back on the market and 15 reserved flats changing to sold. Another 36 flats disappeared from their price lists. We show them as no longer listed, probably sold, because a flat can also be withdrawn from sale. The first nights also include corrections in how we read some lists, so these are early signals, not a trend. All of these flats are in the view of sold or no longer listed flats.

A reservation usually comes with a fee and a deadline for the next contract; the guide to buying off-plan in Czechia explains how the steps fit together.

Price changes since tracking began

With only a few days of history, there is no price trend to report yet. Between 29 September and 2 October we recorded 96 price changes: 91 rises and 5 drops. Almost all rises were small and uniform: 90 flats in six projects went up by 0,18 %, around CZK 18 000 on a CZK 10 million flat. The five drops ranged from less than 0,1 % to about 8 %.

From the November edition on, this section compares the month with the previous one. In between, the price drops of the last 30 days are always live in the search, and each flat's page shows its full price history.

How these numbers compare

A market analysis published by three large Prague developers put the average asking price of new flats in Prague at CZK 182 311 per m² in the first quarter of 2026, 2,6 % more than in the previous quarter. Our average for early October, CZK 194 130, is about 6 % higher. That fits continued price growth since the spring, but the methods differ as well: which projects are counted, which area a price is divided by, and whether a figure is a median or an average.

The same analysis counted about 5 450 new flats on offer in Prague in the first quarter. We see 4 672 available flats today, so the tracked projects cover a large part of the market, but not all of it.

Many other price overviews for Prague mix new builds with older resale flats, or work with prices from portal adverts. Resale flats are usually cheaper per m² than new builds, so those figures are not directly comparable with this report.

All figures here are asking prices. The price in the final contract can differ, for example after a discount, and parking or a cellar may be priced separately.

How we count

  • Source: the public price lists on developers' own websites, which NewBuildTracker checks every night. We take facts only: layout, area, floor, price and status. The about page explains the rules.
  • Flats counted: flats the developer lists as available on 2 October 2026. Reserved flats are left out. Flats without a published price count towards supply but not towards the prices.
  • Price per m²: the listed price including VAT, divided by the flat's main area as the developer lists it. Balconies, terraces and gardens are not included where the list shows them separately.
  • Median: the middle value: half of the flats cost less, half more. Unlike the average, it does not move much when a few penthouses are added.
  • Districts: Prague's 22 administrative districts, Prague 1 to 22. A developer may advertise a project under its postal district, which can have a different number.
  • Coverage: 125 tracked projects, added by hand; two of them have no available flats at the moment.
  • Next edition: early November 2026, with the change since October.

This report is general information, not financial advice. A median says little about the right price for one particular flat: compare it with similar flats in the same project and district, look at its price history, and talk to a mortgage adviser about the financing.