WHY MORE HOMEBUYERS ARE CHOOSING THE SUBURBS OVER PRAGUE
In recent years, Prague has experienced a sharp rise in property prices, making it increasingly difficult for average families to find spacious and affordable housing in the capital. As a result, many homebuyers are now looking to the suburbs of Central Bohemia, where the same—or even better—living space is available at a significantly lower price. What was once seen as a compromise is now becoming a preferred lifestyle choice. This shift is being driven not only by financial factors but also by a growing demand for space, comfort, and overall quality of life.
More Space for Less Money
According to data from the real estate platform Home Portal, the price gap between large apartments in Prague and houses in nearby towns is growing. A newly built apartment in the capital with around 80 square meters of living space typically costs around CZK 12.5 million. In contrast, a similarly sized or even larger family house outside the city can be found for up to CZK 1 million less—or even more in some cases.
Jan Vitvera, director of Home Portal, emphasizes that this is not just about preference anymore—it’s about affordability. “There’s still demand for big-city apartments,” he says, “but prices are rising fast, and the options are shrinking. [Relocating] is no longer just a matter of comfort, it’s often about financial limits.” Increasingly, buyers are prioritizing space and quality of life over location.
Current Market Trends
For families in particular, the numbers make a compelling case. Larger apartments in Prague are becoming rare, with most new 3+kk units under 80 square meters. Anything over 90 square meters is hard to come by, and if you’re looking for something over 120 square meters, expect to pay at least CZK 20 million.
In contrast, the average price per square meter in Prague has soared to CZK 139,900, according to the Deloitte Real Index. Just beyond the city limits, in Central Bohemia, prices are significantly lower at around CZK 89,800 per square meter. New houses in these areas typically cost between CZK 11 million and CZK 16 million—and they now offer amenities such as schools, shops, and public transport that rival those found in the city.
Real Examples of Value
The value proposition is clear when comparing real-life examples. A 5+kk, 138 m² family house in Nymburk is listed at CZK 10.8 million. Meanwhile, a smaller 3+kk, 78 m² apartment in Prague’s Karlín district costs CZK 12.9 million. Another case: a 100 m² house in Hostivice with 541 m² of land goes for CZK 7.8 million, while for that price in Prague, buyers are limited to compact 1+kk apartments ranging from 36 to 43 square meters in less central areas.
Challenges in the Mortgage Market
Despite falling mortgage rates over the past two years, high property prices have made it difficult for average earners to secure a home loan, especially within Prague. Jan Hrubý, head of the Czech branch of RE/MAX, noted that even two people with average salaries cannot afford a standard three-room apartment in the capital. According to Hrubý, only high-income professionals or foreigners working in Prague can afford to buy property there.
A Growing Trend with a Promising Future
With Prague property prices expected to rise another 5 to 10 percent in 2025, more families are actively exploring life outside the capital. In mid-2024, the CEO of Finep, a major real estate firm, predicted that new apartment developments will increasingly extend beyond Prague’s city borders. “A house outside the city is no longer a compromise, but a conscious choice,” concluded Vitvera.
Conclusion
The Prague housing market is becoming less accessible to the average homebuyer, prompting a growing number of families to reconsider suburban living. With more space, better affordability, and improving infrastructure, Central Bohemia is no longer just an alternative—it’s fast becoming the smart choice. As the demand for space and quality of life rises, the suburbs offer a balanced, future-proof solution for homebuyers seeking both comfort and value.
Sources: https://www.expats.cz/
