One statistic shows rents rising, another a slight dip, and your neighbour let a similar flat for a different price. These figures don't necessarily contradict each other: they may describe a different segment of the market, a different type of flat or a different period. When setting the rent for your flat, you therefore need to understand the basis of each comparison. We explain how to read the data, where its limits lie and how to use it to set a price or decide whether to adjust it.
Quick answer: Prague rent trends
According to the Deloitte Rent Index, Prague asking rents reached 462 Kč/m² per month in Q2 2026, down 0.9% quarter on quarter; Bezrealitky reports 456 Kč/m² and flat growth, while UlovDomov puts the average advertised 2+kk at 24,860 Kč per month. Our recalculation of the Ministry of Finance rent map shows the average reference price for the 2+kk and 2+1 category across Prague's 112 cadastral areas rising by 51.8% between the 02/2019 and 08/2026 editions. Between the 08/2025 and 08/2026 editions, the increase is 3.2%. This is not the same indicator as Deloitte's, nor does it mean every individual lease went up by that much.
For your own flat, besides the location you need to know the layout, condition, furnishings and the tenant's total monthly costs. The Prague-wide average helps you get your bearings, but a specific price has to be compared with similar flats over the same period.
Prague rent at a glance, by source
When reading statistics, first check exactly what a figure covers. A quarterly listings index, a model of a standard-sized flat and an average of all advertised layouts are not directly interchangeable:
| Source | Period | Prague | Note |
|---|---|---|---|
| Deloitte Rent Index | Q2 2026 | 462 Kč/m² | -0.9% quarter on quarter, the first fall in a long while |
| Bezrealitky | Q2 2026 | 456 Kč/m² | Flat quarter on quarter, +5% year on year; according to the portal, Prague rents failed to rise for the first time in five years |
| UlovDomov | Q2 2026 | 452 Kč/m² (2+kk, 55 m²) | 2+kk 24,860 Kč (+14% year on year), 1+kk 15,870 Kč (+2%), 3+kk 32,880 Kč (-5%) |
| Realitymix | 9/2026 | 31,695 Kč/month | Average of all advertised layouts; Prague 1 47,908 Kč, Prague 9 24,693 Kč |
| Ministry of Finance rent map, Vinohrady | Edition 08/2026 | 395 Kč/m² for the 2+kk and 2+1 category | Model reference flat in a single cadastral area |
| Our Ministry of Finance recalculation, 112 cadastral areas | Edition 08/2026 | 358 Kč/m² for the 2+kk and 2+1 category | Simple average of area reference prices, not of Prague flats |
These figures are not a price list for your flat. The average of current listings is also shaped by their mix: you get one result when there are more small new-build flats on offer and another when older, larger units make up a bigger share. A fall in the average therefore doesn't in itself mean every comparable flat has become cheaper. The gap between layouts in the UlovDomov data is telling: 2+kk flats rose 14% over the year, while 3+kk flats fell 5%. The market is polarising: small flats are driven by single-person households (43% of all Prague households according to the Czech Statistical Office), while large flats are losing ground.
Which districts are rising and which falling
According to the Deloitte Rent Index for Q2 2026, the most expensive districts were Prague 7 (493 Kč/m²), Prague 1 (490 Kč/m²) and Prague 2 (482 Kč/m²). At the other end were Prague 10 (442 Kč/m²) and Prague 4 (443 Kč/m²). The gap between the extremes is roughly 12%. That alone, however, doesn't tell you whether location affects price more or less than the flat's condition. Each district contains a different mix of listings.
Quarter-on-quarter falls were recorded in, for example, Prague 1 (-3.0%) and Prague 8 (-2.9%), while Prague 9 rose 3.8% to 468 Kč/m². The index alone doesn't prove the cause; possible explanations include new construction in Vysočany and the surrounding area on the one hand, and some flats returning from short-term lets to the long-term market in the centre on the other (according to IPR Prague, Airbnb flats make up over 22% of the housing stock in Prague 1). Confirming this would require a more detailed comparison.
A single quarter doesn't yet make a long-term trend. When making decisions, follow several periods and keep an eye on your direct competition in your street or neighbourhood. A renovated flat may attract a different pool of applicants than an unrenovated unit with the same layout, even though both fall into the same statistical average.
What the Ministry of Finance rent map actually measures
The Ministry of Finance rent map estimates rent for a reference flat of a given size category in each cadastral area. It works with asking prices from property portals and a statistical model that accounts for property characteristics. It is not a register of signed leases. That's exactly why, alongside the figures, it's important to read the rent map methodology.
The reference flat has precisely defined characteristics: it is more than 5 years old, unfurnished, built of brick or monolithic concrete and in good to very good condition; it has no balcony, terrace, garage or step-free access. If your flat has a terrace, parking or a new kitchen, or is still in its original condition, you can't price it simply by adopting the reference value. Nor does the last asking price before a listing was withdrawn prove the price in the signed lease. The map won't capture any discount agreed during negotiations, or a higher price offered by an applicant in a bidding contest.
Despite these limits, the rent map is a useful public source for local comparison: it lets you compare reference flats across all 112 Prague cadastral areas and is free to use. It also underpins our rent calculator. Treat its result as a guide, which we'll then match against your flat's actual condition during a consultation.
Our own recalculation: three snapshots of Prague's 112 cadastral areas
In numbers: the average 2+kk rent rose from 236 Kč/m² (edition 02/2019) to 358 Kč/m² (edition 08/2026) – that is +51.7% over the whole period. Year-on-year growth is +3.2%.
To compare the same set of locations over time, we recalculated the Ministry of Finance's public datasets for all 112 cadastral areas in Prague. For each size category, we took its reference price in every area and calculated a simple arithmetic mean.
Every location carries the same weight in this calculation. It doesn't take into account the number of flats, listings or signed leases. The result is an average of area reference prices, not the average price of all rented flats in Prague; small cadastral areas such as Přední Kopanina carry the same weight as Vinohrady.
| Size category | Edition 02/2019 | Edition 08/2025 | Edition 08/2026 | Change 2019 to 2026 |
|---|---|---|---|---|
| 1+kk and 1+1 | 262 Kč/m² | 402 Kč/m² | 419 Kč/m² | +60% |
| 2+kk and 2+1 | 236 Kč/m² | 347 Kč/m² | 358 Kč/m² | +52% |
| 3+kk and 3+1 | 215 Kč/m² | 315 Kč/m² | 328 Kč/m² | +53% |
| 4+kk and 4+1 | 214 Kč/m² | 311 Kč/m² | 321 Kč/m² | +50% |
Values are monthly, rounded to whole koruna; percentages are calculated from unrounded values. The month refers to the dataset edition, not the month leases were signed. Source data for the recalculation: Ministry of Finance files 02/2019, 08/2025 and 08/2026. This is a comparison of the listed editions, not an official Ministry of Finance price index adjusted for all methodological changes.
For the 2+kk and 2+1 category, the change between the 02/2019 and 08/2026 editions comes to 51.8%, and between the 08/2025 and 08/2026 editions to 3.2%. These are nominal changes. For a rough comparison: according to the Czech Statistical Office, consumer prices rose by about 45% between 2019 and 2026, so real rent growth is considerably lower than nominal. The difference between 3.2% (Ministry of Finance, year on year) and 5% (Bezrealitky, year on year) reflects a different measured rate of growth. Both point in the same direction; any comparison must take their different methodologies into account.
Why the Ministry shows a different figure from Deloitte
The 358 Kč/m² from our recalculation of the 2+kk category and Deloitte's Prague figure of 462 Kč/m² are not two answers to the same question.
| Source | What it describes | What it's useful for |
|---|---|---|
| Deloitte Rent Index | Rent in the tracked set of listings for a given quarter. | Market direction and differences between districts. |
| Ministry of Finance reference price | A model estimate for a defined flat in a specific cadastral area. | A local starting point for your flat. |
| Our Ministry of Finance recalculation | An equally weighted average of 112 cadastral areas in one category, including outlying ones. | A rough comparison between data editions, taking methodology into account. |
| A specific agreed rent | The price in one actual lease. | Direct comparison, provided we know the specifications and date. |
The gap between 358 and 462 Kč/m² is not a discount negotiated by tenants. The source dataset, method, period and mix of layouts all differ. In our recalculation, outlying Lipence also carries the same weight as Vinohrady. Both figures can be useful, but each answers a different question.
Seven years in context: what drove rents
The roughly 50% rise in rents since 2019 is linked to several factors. Reviewing them helps put the trend in context and think about the years ahead:
- 2020: the pandemic. The exodus of students and tourists freed up thousands of flats (Airbnb spilled over into the long-term market) and rents in the centre briefly fell.
- 2021 to 2022: demand returned, refugees arrived from Ukraine, inflation topped 15% and mortgage rates exceeded 6%, pushing some would-be buyers into renting. Rents grew by double digits.
- 2023 to 2024: growth slowed amid persistently high rates and a historically low supply of new flats.
- 2025: the housing market recovered (Czech flat prices up 10.6% according to the Czech Statistical Office), with Prague rents up around 5% year on year (Bezrealitky). Over the five years from 2021 to 2026, Prague rents rose by 64% and purchase prices by 45% according to Realiťák roku; rents thus grew faster than flat prices.
- 2026: the first quarter-on-quarter fall in Prague (Deloitte Q2), flat rents at Bezrealitky, and rental supply in the Czech Republic up 23% year on year (CEMAP). According to Bezrealitky, the number of applicants per Prague listing fell from 108 at the start of 2025 to 45 in Q1 2026.
So when renewing a lease, don't automatically count on a ten per cent increase. Benchmark a new asking price against the market, and for an existing lease, respect the agreed escalation mechanism or the statutory procedure.
Vinohrady example: how to use the reference price
In the Ministry of Finance's August 2026 dataset, the reference price for the 2+kk category in Vinohrady comes to 395 Kč/m² per month (1+kk 469, 3+kk 364, 4+kk 357 Kč/m²). For a model 55 m² flat, simple multiplication gives 21,725 Kč per month.
Use this figure as your starting point for comparison. Before you publish a listing, assess the following features of the flat:
| Feature | What to check when comparing |
|---|---|
| Kitchen and bathroom | Functionality, age and the actual extent of renovation, not just how the listing describes it |
| Floor and lift | Access to the flat with a pram, luggage or limited mobility |
| Balcony, terrace, cellar | Usability and size; these spaces aren't worth the same as living space |
| Orientation and noise | Daylight, street traffic and the difference between a daytime and an evening viewing |
| Furnishings | Whether they suit the target tenant and what repairs or replacements they'll need |
| Service charges and utilities | The total monthly payment for a comparable number of occupants and consumption |
Don't automatically add a fixed percentage for each feature. A lift may matter differently on the second floor than on the sixth, and the reference model already accounts for some advantages. Pick a few genuinely similar listings, note the date and key differences, and only then set a price range. This also stops you counting the same advantage twice.
Separately, compare the tenant's total monthly payment including service charges. Two flats with the same rent can be differently affordable for applicants because of the building's running costs. Lower rent with much higher service charges doesn't necessarily mean cheaper living.
When a flat won't let: find where applicants lose interest
The number of days on the market alone doesn't tell you what's wrong. It's more useful to track where applicants drop out.
Few responses to the listing: check the price, the lead photo, whether the listing is complete (service charges, energy rating, availability date) and how visible it is. Aim for an applicant to grasp within the first five seconds what you're offering and how much they'll pay in total.
Plenty of responses, but few viewings: the move-in date, unclear communication, the total upfront payment (security deposit plus first month's rent plus commission) or something the applicant only learns on contact may be putting people off.
Viewings are happening, but no suitable applicant: compare the expectations set by the listing with reality. The problem may be the price, or a feature the photos didn't show: noise, darkness, smells from the bins, the state of the common areas.
Don't confuse how long a listing has been live with the time until the lease is signed or keys are handed over. A withdrawn listing doesn't necessarily mean a completed let. So for your flat, keep track of all three moments. If you have no serious applicant after two weeks, review each stage of the enquiry process and only then change the price or presentation based on what you find. An empty month can cost more than slightly lower rent.
What to expect next
With any forecast, look at the assumptions and the range of possible outcomes. A single precise price for next year would create false certainty. Heading into autumn 2026, these factors are particularly worth watching:
- Supply is growing. The number of rental listings in the Czech Republic is up 23% year on year (CEMAP), and Prague has a record supply of new flats for sale (6,450 according to Trigema, Skanska and Central Group). Some of them will end up on the rental market.
- Mortgages aren't getting cheaper. The average offered rate according to the Swiss Life Hypoindex stood at 5.51% in September 2026, rising for the sixth month in a row; the Czech National Bank's repo rate is 3.75%. Those who can't get a mortgage keep renting, which sustains demand.
- Regulation of short-term lets is still going through the legislative process; distinguish between a proposal, an adopted law and when it takes effect. Any return of Airbnb flats would put pressure on prices in the centre, not on the outskirts.
- The Rental Housing Association expects rent growth in the Czech Republic to slow to 6–9% a year in the second half of 2026; for Prague, more likely the lower end or stagnation.
For your own budget, prepare three scenarios: current rent, a price 5% lower and one month a year without a tenant. If your plan only works with annual increases and uninterrupted occupancy, review your reserves and costs. We describe the process in more detail in our article on buying a flat as an investment in Prague.
FAQ
What is the average rent for a 2+kk in Prague?
According to UlovDomov, the average 2+kk in Prague was advertised in Q2 2026 at 24,860 Kč per month excluding service charges (55 m², 452 Kč/m²). A model 55 m² reference flat in Vinohrady comes to 21,725 Kč according to the Ministry of Finance rent map 08/2026. The range by location and condition is roughly 19,000 to 30,000 Kč. For a specific cadastral area, use the area overview.
Is the price per square metre the same for a small and a large flat?
No. In our recalculation of the Ministry of Finance 08/2026 data, the 1+kk and 1+1 category comes to 419 Kč/m² and the 3+kk and 3+1 category to 328 Kč/m². This is an average of cadastral area reference prices. For your own flat, use the matching category, not a studio price multiplied by the floor area of a family flat.
Can I use an old chart without updating it?
Only if the period and source are clearly labelled. The Ministry of Finance continually updates and revises its datasets; when comparing over time, use one consistent series, otherwise you're comparing two different methodologies.
How much can I raise the rent for an existing tenant?
It depends on the lease. Rent can be changed by agreement or under a validly agreed mechanism. If the parties neither provided for increases nor expressly excluded them, a written proposal under § 2249 of the Civil Code may be an option. Such a proposal is subject to a cap of 20% over the last three years and to the ceiling of comparable customary rent. Separate rules apply to any subsequent determination by a court. We explain the details in our article on the lease agreement.
Does a higher asking rent also mean higher annual income?
Not necessarily. A longer vacancy can outweigh a higher price. With rent of 25,000 Kč, one unpaid month equals 25 months of a 1,000 Kč premium.
Editorial update: 12 September 2026. The figures given are indicative market and model information, not a binding rental offer.
Sources and method: Deloitte Rent Index, Q2 2026 results, Ministry of Finance rent map methodology and the datasets linked in our own recalculation. Static figures refer to the periods stated. Live blocks must show their own date and source and may not match older commentary.