Prague new-flat asking prices climbed 2.1% quarter-on-quarter to CZK 180,300/sqm in Q1 2026, according to the Deloitte Develop Index — slower growth than last year, but driven by a supply side that keeps shrinking. The number of flats on offer collapsed 6.7% to 6,781 units across 313 projects, with the total offered floor area down 7.6% to 434,239 sqm.
Prague 1 led the price table and the growth table at once, spiking 21.3% to CZK 317,800/sqm, ahead of Prague 2 (CZK 241,100) and Praha 7 (CZK 231,900). Deloitte’s Petr Hána cautions against reading too much into the center’s jump: “The inclusion of a small number of premium flats can sharply affect average prices in a locality short-term.” Outside the center, Prague 4 (+4.5%) and 9 (+2.8%) posted real gains, while the 6th and 3rd districts edged slightly down.
But the structural picture is harsher than any single quarter. Against the index’s 2014 baseline, Prague new-build prices now stand at 275.9% — a near-tripling in a decade. “Supply of new housing in Prague has long failed to adapt to demand,” says Hána. “This structural mismatch will unfortunately continue to put pressure on prices.” The priciest flats per square meter remain the smallest: 1+ layouts average CZK 198,000/sqm on sustained investor demand, while the 2+ segment dominates volume with 2,961 units.
Of the 4,845 available flats citywide, Central Group alone offers 564, ahead of Skanska (200) and Finep (197). Relief, if it comes, arrives slowly: the Metropolitan Plan passed on 28 May zones capacity for 350,000 flats on Prague’s brownfields, but it takes effect in September and converts to cranes years after that. Until then, the index has only one direction to drift.
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