THE REAL PRICE PER SQUARE METRE IN PRAGUE NEW-BUILD APARTMENTS IN 2026: IN THE WIDER CITY CENTRE, CZK 200,000 IS OFTEN NO LONGER ENOUGH

Are you looking for a new-build apartment in Prague for your own living or investment, or are you preparing to sell a development project and navigating real price levels?

Almost every day, I meet buyers and investors looking for quality property in Prague. Very often, they come with perceptions shaped by media coverage and general statistical reports, which suggest that the average price of new-build apartments in Prague is around CZK 180,000 per square metre.

When we examine specific available units in quality projects, however, reality sets in. The Prague-wide statistical average includes outlying peripheral districts as well as large suburban development phases. If buyers prefer the wider city centre with good transport accessibility, the reality is entirely different.

For this reason, I prepared my own detailed analysis of specific available units in Prague new developments. This is neither a theoretical model nor a generic market-wide index, but a practical evaluation of apartments actually on the market, developers, and real prices per square metre. The finding is clear: in Prague's wider city centre today, CZK 200,000 per square metre for a new-build apartment is often no longer enough.

WHO THIS ARTICLE IS FOR

This analysis and my services are primarily intended for:

• buyers looking for a modern apartment for personal living in Prague's wider city centre who want to understand real price levels before scheduling viewings
• private investors considering the purchase of a new-build apartment for rental purposes who need to evaluate the balance between acquisition price, liquidity, and long-term yield
• property owners planning to sell an existing apartment and looking to understand precisely how their property compares against new developments
• development companies preparing residential projects in Prague and seeking a partner to design sales strategies, set pricing, and engage high-net-worth clients.

1. DELOITTE SHOWS THE AVERAGE, SPECIFIC APARTMENTS SHOW THE BUYER'S REALITY

According to the recognized Deloitte Develop Index, the average asking price for new apartments in Prague reached CZK 180,300 per square metre in the first quarter of 2026. At the same time, Deloitte highlights an important trend: the supply of new apartments continues to decline significantly. By the end of the first quarter, 313 development projects were recorded in Prague, and the number of available units offered had dropped to 6,781.

This excess of demand over supply keeps prices consistently high. As long as the market lacks sufficient building permits and high-quality projects, well-located properties will firmly maintain their pricing position.

For buyers, however, a different question is key: how much does a specific apartment actually cost to purchase today in a sought-after location?

In my sample of 56 specific units in Prague new developments, the weighted average is CZK 233,155 per square metre, or approximately CZK 233,000. The median stands at CZK 230,585 per square metre, roughly CZK 231,000. This means that specific apartments in Prague's wider city centre in this sample are approximately CZK 53,000 per square metre higher than the citywide average reported in the Deloitte index.

2. KEY FINDINGS FROM A DETAILED ANALYSIS OF 56 UNITS ACROSS 25 PROJECTS

For this analysis, I selected 56 specific apartments across 25 residential new-build developments in Prague. The data comes directly from the official websites and public price lists of the respective projects.

The overview includes developments by: Vivus, Metrostav Development, Penta Real Estate, Cresco Real Estate, SATPO, SYNER Real Estate, Fidurock, Creditas Real Estate, Horizon, Daramis, PSN, STRM Gama, J&T Real Estate, Sekyra Group, Karlin Group, CS Developia, Crestyl, Geosan Development, IMMO Building, and Nové Vysočany I.

The price per square metre is calculated from the final apartment purchase price including VAT divided by the total floor area of the unit.

Metric	Value
Number of analyzed apartments	56
Number of analyzed projects	25
Total floor area of sample apartments	2,417.56 m²
Total value of analyzed apartments	CZK 563,666,397
Simple average	CZK 234,190/m²
Area-weighted average	CZK 233,155/m²
Median	CZK 230,585/m²
Lowest price per m² in sample	CZK 171,592/m²
Highest price per m² in sample	CZK 349,040/m²

The gap between the lowest and highest price is more than twofold. This clearly demonstrates that Prague does not operate as a single, uniform market today; rather, it consists of distinctly varied micro-locations and quality tiers.

3. OVERVIEW OF DEVELOPERS, PROJECTS, AND ACTUAL PRICES PER M²

The following table presents the weighted average price per square metre broken down by the specific projects included in my analysis. This does not represent the full portfolio of each developer, but rather a precise calculation based on the monitored available units.

Developer	Project	Average price per m²
Penta Real Estate	Vinohradská 8	CZK 345,293/m²
J&T Real Estate	Nový Rohan	CZK 277,108/m²
Daramis	Connect Vršovice	CZK 270,402/m²
Sekyra Group	Ethos Karlín	CZK 267,674/m²
Fidurock	Near Living	CZK 257,585/m²
IMMO Building	Rezidence Dejvice	CZK 252,176/m²
CS Developia	Michelské údolí	CZK 250,154/m²
Karlin Group	ZIGZAG haus	CZK 240,385/m²
Cresco Real Estate	SOHO Holešovice	CZK 239,200/m²
Nové Vysočany I	Dvory Vysočany	CZK 237,568/m²
Horizon	Rezidence Blízká	CZK 235,714/m²
Geosan Development	Re.Start Petynka	CZK 235,406/m²
Cresco Real Estate	Yards Žižkov	CZK 233,478/m²
Penta Real Estate	Žižkov 3.0	CZK 221,143/m²
Horizon	Arboret	CZK 219,782/m²
STRM Gama	Žižkovské Zahrady	CZK 219,596/m²
Penta Real Estate	Mocca Rezidence	CZK 219,037/m²
SYNER Real Estate	MUSE 7 Holešovice	CZK 218,666/m²
Crestyl Real Estate	Hagibor Kappa	CZK 218,523/m²
Creditas Real Estate	Rezidence Newton	CZK 207,868/m²
SATPO	Rezidence Escape	CZK 201,838/m²
PSN	Jitro	CZK 200,910/m²
Vivus	VIVUS Žižkov	CZK 200,100/m²
Vivus	Vivus Kolbenova III	CZK 188,288/m²
Metrostav Development	Viladomy u Mlýna	CZK 177,949/m²

This comparison reveals the true reality of the Prague market. On one side are developments priced between CZK 178,000 and CZK 200,000 per square metre. On the other are projects regularly exceeding CZK 250,000, CZK 270,000, and in the case of prime addresses such as Vinohradská 8 by Penta Real Estate, reaching up to CZK 345,000 per square metre.

4. WHY CZK 200,000/M² IS NO LONGER AN EXCEPTION IN THE WIDER CITY CENTRE

About a year ago, I represented apartments in a residential development in Vinohrady where pricing hovered near the CZK 200,000 per square metre mark. I remember many prospective buyers reacting with considerable surprise. Today, just twelve months later, that same development would rank among the lowest-priced offerings across the entire wider city centre of Prague.

The findings of the analysis are unmistakable:

• 54 out of 56 analyzed units were priced above the citywide average of CZK 180,000 per square metre
• 50 out of 56 analyzed units exceeded the threshold of CZK 200,000 per square metre
• nearly 90% of the monitored apartments are selling at prices higher than CZK 200,000 per square metre.

Consequently, if a buyer enters the market expecting to purchase a new-build within walking distance of the wider city centre for CZK 180,000 per square metre, they will be deeply disappointed during their search.

5. THE LOWEST PRICE PER SQUARE METRE IS NOT AUTOMATICALLY THE BEST PURCHASE

In my sample, the lowest price per square metre was recorded at Vivus Kolbenova III, where a 1-bedroom unit (2+kk) measuring 53.4 m² was priced at approximately CZK 171,600 per square metre. At the opposite extreme stood the Vinohradská 8 project, where a studio apartment (1+kk) of 27.3 m² reached more than CZK 349,000 per square metre.

The range is vast, but reducing property selection to a mere numbers game would be a fundamental mistake. For both residential and investment real estate, an interplay of parameters is decisive:

• total absolute purchase price and its mortgage financing feasibility
• realistic rental potential and the tenant profile in the given area
• apartment liquidity in the event of resale over a 5 to 10 year horizon
• urban development of the broader neighborhood and future competition in the immediate surroundings
• internal layout, building energy efficiency, and quality of interior finishing standards.

A lower price per square metre can represent an excellent opportunity in a dynamically developing area, but it can also reflect structural drawbacks of the location. Conversely, a higher price per square metre makes sound economic sense at prime addresses where new construction is strictly constrained and demand remains consistently high.

"Statistics will show you the citywide average, but a buyer never buys an average. They buy a specific address, a specific layout, and the future value of their home or capital. That is why the true value of a quality apartment in the wider centre begins right where the benchmark averages end."

Maria Kopřivová

For both investors and home buyers, the right question is therefore not merely what a square metre costs today, but what value and liquidity that square metre will deliver five or ten years down the road.

LOOKING FOR AN APARTMENT IN A PRAGUE NEW-BUILD OR A PARTNER TO SELL A DEVELOPMENT PROJECT?

Navigating Prague's new development market demands both in-depth local knowledge and the expertise to read developer price lists in a broader context:

• if you are looking for a new-build apartment in Prague for personal living or investment, I will gladly evaluate specific projects for you, assess the justification of the asking price per square metre, and review the layout as well as the property's future liquidity
• if you are a developer preparing a residential project in Prague, I offer strategic consulting, pricing strategy design, and direct access to qualified private investors and buyers without the need for lengthy, inefficient marketing campaigns.

Reach out using the form below or call me directly. Together, we can discuss your priorities and establish the best course of action in the current Prague market.