How much does property management in Prague cost, and what do you get for the price

When choosing a manager, compare the percentage rate, the basis it is calculated from, VAT and the scope of work. It also matters who bears the loss of income when the flat is empty or the tenant doesn’t pay. In this article you’ll find our price list, calculations in Kč and questions to ask any manager. Beyond money, we also look at the time you spend on the rental yourself.

Quick answer: how much property management costs in Prague

At FLAT SERVICE, the rate is 12% for Partner, 14% for Partner+ and 18% for Garant. For Partner and Partner+, the fee is calculated from the rent actually received, excluding service charge advances. With rent received of 25,000 Kč a month, the fee comes to 3,630 Kč or 4,235 Kč in total, respectively. With Garant, we pay you the agreed rent, which at signing equals 82% of the estimated market rent. For Partner and Partner+, 21% VAT is added to the fee.

Finding a new tenant, contracts, payment monitoring, communication with the tenant and organising repairs are all included in the fee. Tradespeople’s labour and materials are paid by whoever is responsible for the repair under the law and the contract. A single empty month for the same flat costs 25,000 Kč – more than six months of management.

What the FLAT SERVICE options cost

We offer three options. They differ mainly in how your income is set up and who bears the risk of vacancy or non-payment.

With Partner+, the Manager’s guarantee covers lost rent up to one month’s rent for every 24-month period of the contract. It covers both vacancy and unpaid rent, but it is not an unlimited guarantee of all payments. For Garant, ask for the exact amount you will receive; the percentage alone doesn’t tell you how much will actually reach you. Current terms can be found in the service comparison.

For Partner and Partner+, the fee is based on the rent actually received, excluding service charge advances. It is not your profit after tax, mortgage and ownership costs. For Partner and Partner+, 21% VAT is added to the fee.

What you’ll pay for management in Kč

For Partner and Partner+, 21% VAT is added to the fee (§ 47(1)(a) of Act No. 235/2004 Coll.). A landlord usually can’t deduct the VAT: either they aren’t VAT-registered, or the residential lease is a VAT-exempt supply without the right to deduct (§ 56a of Act No. 235/2004 Coll.). For comparison purposes, always work with the total price including VAT.

Model for a flat with rent of 25,000 Kč a month, service charge advances paid separately:

Rent after the fee is not yet the owner’s net return. It doesn’t account for tax, insurance, owners’ association contributions or financing. If you claim actual expenses, the rental-related fee can be included in tax-deductible expenses, usually including the VAT you can’t reclaim. Details below.

The same table can’t be used for Garant. You sign a lease with us, we sublet the flat and pay you the agreed amount. The offer shows the actual payout amount and terms; a lower actual sublease rent does not reduce it.

What the fee should cover and what to ask about separately

Management isn’t just about checking the bank account. It’s about the continuity between finding a tenant, contracts, handover, communication, repairs and ending the tenancy. At FLAT SERVICE, the regular fee covers advertising and re-letting the flat, tenant screening, the lease and amendments, handover with a handover protocol, payment monitoring and reminders, communication with the tenant, organising repairs, the annual service charge statement and access to the client portal with an overview of payments and documents.

Outside the regular fee, tradespeople’s labour and materials are paid by whoever is responsible for the repair; we take care of organising it. Court enforcement beyond reminders and pre-action letters is also handled separately, depending on scope and agreement. Renovations and construction supervision are quoted individually. Ask the manager for a written list of these items before you sign the contract.

Arranging a repair and paying for it are two different things. Similarly, with legal services, check whether they include court representation and which costs you’d pay separately. Base your decision on the specific scope of the service.

Factor an empty month into the whole year

With rent of 25,000 Kč, one empty month means a loss of 25,000 Kč. The annual Partner fee for twelve paid months is 43,560 Kč including VAT. So one empty month costs roughly as much as seven months of management. On top of that, you keep paying owners’ association advances and utilities for the empty flat.

That’s why you should assess the cost of management together with how long the flat stays occupied. Across the flats we manage, we achieve average occupancy of 98% and let 97% of flats within 14 days (results for the whole portfolio, not a promise for every flat). Every extra week has a price: a half-month gap at 25,000 Kč rent means 12,500 Kč – more than three months of the Partner fee.

If your flat is nearby, you have a reliable long-term tenant and you can manage without much hassle, letting it yourself may suit you. Professional management gives you the work done, a system and, depending on the option, greater income security. So compare occupancy, achievable rent, costs and the work you’ll no longer have to do yourself.

Convert the difference between Partner and Partner+ into Kč

With model rent of 25,000 Kč, the difference in the fee is 500 Kč excl. VAT, i.e. 605 Kč incl. VAT per month. Over twelve paid months that’s 7,260 Kč, and over 24 paid months 14,520 Kč. This assumes full collection; the actual difference in fees depends on the rent collected.

Against this amount stands the Manager’s guarantee: up to one month’s rent (25,000 Kč in this model) for every 24-month period if the flat is empty or the tenant doesn’t pay. The model fee difference of 14,520 Kč over two years assumes 24 paid months. If income is lost, the fees from collected rent must be recalculated and the contractual terms of the guarantee applied. The limit of up to 25,000 Kč in this example is shared between vacancy and non-payment; it is not insurance against all risks. When considering Partner+, think about how a gap in income would hit your budget, for example your mortgage repayment. With an adequate reserve and no loan on the flat, Partner may suit you better.

You’ll find the terms of both options on the Partner and Partner+ pages.

Self-management: count money and time on two separate lines

First, work out income and actual cash expenses. Put a value on your own time separately. That way you’ll see the money that stays in your account and, separately, an estimate of the value of the work you’d hand over to a manager.

Rough estimate of time per flat per year (a model, not a market average):

If you spend 40 hours a year on the rental and value your hour at 500 Kč, your time is worth 20,000 Kč. Write this next to the cash result, not as an expense actually paid. Also consider when you deal with the work and whether you want to keep spending this time on it.

For a more detailed breakdown of responsibilities, see our article property management versus a real estate agency.

Does the manager’s fee affect your tax?

Yes, but it depends on how you claim expenses. If you claim actual expenses, the rental-related fee can reduce your tax base under § 24(1) of the Income Tax Act. If the entire annual Partner fee of 43,560 Kč is reflected in a tax base taxed at 15%, the tax reduction amounts to 6,534 Kč. This isn’t an automatic refund: the result depends on your other income, any loss and tax credits. If you use 30% flat-rate expenses, the fee is already included in the flat rate and can’t be claimed separately (§ 9(4) of the Income Tax Act).

That’s why an offer shouldn’t include an unconditional promise that management “actually costs 15% less”. It depends on your method and overall tax situation. More examples can be found in our guide to rental income tax, and for a rough comparison of the two methods, use our tax calculator.

Seven questions you should get answered in writing

Ask every manager these questions, including us:

1. Is re-letting the flat included in the regular fee? Some managers charge a commission of one month’s rent for every new tenancy. With us, it’s included in the fee.
2. Who prepares the lease, amendments and service charge statements? Who makes sure the statement is delivered within four months of the end of the billing period, i.e. by 30 April for a calendar year?
3. Who monitors due dates and what happens when payment is late? Ask for a specific procedure: when the first reminder goes out, when the pre-action letter follows, and who decides on further steps.
4. What does “arranging repairs” mean, and who pays for labour, materials and call-out costs? Organising a repair and paying for it are two different things.
5. Is an emergency contact included, and to what extent?
6. What is charged when management starts or ends? Check for any one-off fees before you sign.
7. What requires your prior approval, and what is the limit for minor interventions? Agree on a financial threshold and a special procedure for emergencies where waiting could make the damage worse.

A tailored arrangement isn’t necessarily a problem. What matters is knowing its price, scope and approval process before you sign.

FAQ

Is the fee also calculated from advances for water and heating?

Not for Partner and Partner+. The fee is calculated from the rent actually received, excluding service charge advances. The management agreement must state this basis clearly.

Does a higher percentage always mean broader management?

No. The scope of work is the same for Partner and Partner+. The two-percentage-point difference is the price of the Manager’s guarantee, i.e. shifting part of the risk of lost income to us. Compare the scope of work and the guarantee terms separately.

Do I pay the manager for an empty flat?

Not with Partner and Partner+. The fee is calculated from the rent actually received, excluding service charge advances, so you pay nothing for an empty month. We share your interest: letting the flat as quickly and as well as possible.

Will I get the final price before signing?

Yes. At the consultation we’ll discuss your flat and prepare a specific offer with the fee including VAT, the amount for the owner and any items outside standard management.

Can I terminate the management agreement?

Yes, the termination terms are part of the management agreement and we’ll go through them with you before you sign. Garant is different, because you have a lease with FLAT SERVICE and a subtenant lives in the flat; switching between options is handled by agreement.

The price list reflects FLAT SERVICE’s public offer as of 12 September 2026; binding terms are set out in the offer and the management agreement. Tax information is general and does not replace individual advice.

Sources and terms: FLAT SERVICE price list and comparison, Financial Administration: rental income and the VAT Act. Company results are neither a market average nor a guarantee of any specific return.