Haggling may have a much stronger cultural tradition in the regions to the south-east of our borders, yet recent years have shown that anyone afraid to ask for a better price can lose hundreds of thousands or even millions of crowns completely needlessly.
Yawning gaps between price tags
An analysis published by the independent portal Valuo.cz presents plenty of surprising figures. Above all, that the difference between the asking price (the one you see in the listing) and the achieved price (the one the flat actually sold for) came to roughly 25 to 30% in Prague in 2025. In some regions, however, this difference edged towards the 50% mark! The biggest discount is available to buyers on the secondary market, as individual sellers often have “big eyes” and unrealistic ideas about the true value of their property, based on the historical state of the market in the given location or on their emotional ties to the place and the building where they spent their childhood, for example.
A property's sentimental value is not the same as its market value – people sometimes forget that
With new-build developments, on the other hand, professionals base their price lists on extensive data series and more sophisticated analyses. At least most of the time. Getting an attractive discount on a flat in a new development is therefore considerably harder. But definitely not impossible! Many projects, especially in Prague, Brno and Ostrava, are sold out several months or even years before completion. Successful developers quite naturally have no motivation to bring prices down. You can achieve better results with “slow movers” – completed projects with a handful of remaining move-in-ready flats. You do, however, need to carry out your own careful analysis and consider – especially if you are looking for a flat as an investment – whether the fact that nobody has wanted to buy the property so far also indicates a high risk that nobody will want to rent it either.
The bigger the flat, the bigger the discount
The published data also shows that a larger discount can be obtained on more generously sized properties with 4+kk or 5+kk layouts. There are simply few buyers for these flats, partly because of their high nominal value. Conversely, securing a discount on 1+kk or 2+kk flats in attractive locations is very difficult. Thanks to the lower price, more people can afford them. That is why there is a “queue” for them, and it is not unusual to see auctions for the highest price run directly by estate agencies.
“Bagging” a discount on a 1+kk under construction will be considerably harder than on a 5+kk that has been waiting a year for its new owners
The nationwide average difference between asking and achieved property prices stood at 32% last year. A slight advantage goes to those buyers who have local knowledge and can also pick the right moment to ask for a discount.
Forewarned is forearmed
In any case, it always pays to take price negotiations for a flat seriously and to prepare for them well. Have your proposed new price tag backed up by arguments and don't let yourself be backed into a corner. Above all, don't panic the first time you hear that such an offer will never come again! Paradoxically, you can reach the best price at the moment when the estate agent or the developer's sales representative senses that you really do want to buy the property – but at the same time don't absolutely need this particular one and won't hesitate to look elsewhere and spend your available funds with someone else. Investing but struggling to keep track of the property market? We will gladly be your reliable partner for the professional management of your real estate portfolio in Prague and the surrounding area. Our FLAT SERVICE Partner and Garant services cover a wide range of our satisfied clients' requirements and needs. Don't hesitate to get in touch on +420 277 000 330 or at sales@flatservice.cz to find out more.
