Prague
Capital city. Central Europe tech hub. 40% of Czech GDP. 13M+ tourists/year. Strong expat rental demand.
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Prague
e-Turista registration mandatory from 2026; Prague expected to impose 90-120 day annual cap on STR
Market Analysis — Prague
Key demand drivers and main investment risks
✅Demand Drivers
- •Tech sector growth
- •Tourism 13M+ visitors
- •Expat community
- •EU membership premium
- •Student population (8 universities)
⚠️Key Risks
- •Rising prices outpacing wages
- •Regulatory tightening on STR
- •CZK volatility vs EUR
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
Public schools: languages of instruction: Czech · Source
American Academy in Prague
Curricula: American (US credits, AP); American / Advanced Placement; American Curriculum; AP
Language of instruction: English · Language source
Source · Checked:
Deutsche Schule Prag
Curricula: DIA Abitur) + Czech branch; German (ZfA Deutsche Auslandsschule; German / German International Abitur; German foreign school curriculum (to German International Abitur)
Language of instruction: German · Language source
Source · Checked:
Gymnázium Evolution
Curricula: IB Diploma Programme; IB DP + Czech gymnázium
Language of instruction: not stated by the source
Source · Checked:
International Montessori School of Prague
Curricula: Czech programme; English curriculum; Montessori; Other: Montessori, aligned with Czech curricular frameworks
Stages or ages: 15 months–12 years
Language of instruction: not stated by the source
Source · Checked:
Leonardo da Vinci Academy
Curricula: IB Diploma Programme; IB DP (aggregator adds British/Cambridge)
Language of instruction: not stated by the source
Source · Checked:
Lycée Français de Prague
Curricula: British international section; French (AEFE); French Baccalauréat; French Ministry of Education curriculum; French National Curriculum; French national curriculum (AEFE); French national curriculum; French and international French baccalaureate; French-English bilingual section; optional British international section; Section Internationale
Language of instruction: not stated by the source
Source · Checked:
Maple Bear Prague
Curricula: Canadian / Maple Bear curriculum and methodology; Czech curriculum
Stages or ages: Preparatory class and Elementary School
Language of instruction: not stated by the source
Source · Checked:
PORG — Prague
Curricula: IB Diploma Programme
Stages or ages: Secondary / Gymnasium
Language of instruction: not stated by the source
Source · Checked:
Sunny Canadian International School
Curricula: AP; Cambridge IGCSE; Canadian Curriculum; Canadian, British; Czech Curriculum
Language of instruction: not stated by the source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Prague
5263 for sale·6067 for rent
Properties for Sale in Prague
Latest Listings
Showing 1–12 of 50 listings
2-Bed Apartment · 45 m² in Holešovice
3-Bed Apartment · 123 m² in Smíchov
Apartment · 48 m² in Holešovice
2-Bed Studio · 44 m² in Vršovice
3-Bed Apartment · 105 m² in Vinohrady
4-Bed Apartment · 90 m² in Smíchov
3-Bed Apartment · 91 m² in Smíchov
4-Bed Apartment · 92 m² in Žižkov
3-Bed Apartment · 80 m² in Žižkov
2-Bed Apartment · 58 m² in Vinohrady
3-Bed Apartment · 66 m² in Vršovice
3-Bed Apartment · 89 m² in Žižkov
Yield by Neighborhood — Prague
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Nusle residentialmetro_accessaffordable | Kč 137,425–Kč 169,045 (₪19,674–₪24,201) | 6.8%–7.9% | STR Permitted 🟢 | |
| Smíchov redevelopmentmetro_huboffice_growth | Kč 147,154–Kč 193,368 (₪21,067–₪27,683) | 6.9%–8.1% | STR Permitted 🟢 | Left-bank district undergoing major redevelopment around Anděl metro hub and the new Smíchov City mixed-use project. Growing office district with riverside views. |
| Dejvice | Kč 102,254–Kč 217,302 (₪14,639–₪31,110) | 4.5%–7% | STR Restricted 🟡 | |
| Vinohrady premiumart_nouveauexpat_favorite | Kč 154,451–Kč 207,962 (₪22,112–₪29,773) | 7.2%–8.8% | STR Permitted 🟢 | |
| Karlín gentrifyingtech_hubcafes | Kč 141,073–Kč 173,909 (₪20,197–₪24,898) | 6.7%–7.8% | STR Permitted 🟢 | Pragues fastest-gentrifying quarter. Former working-class area now packed with tech offices, co-working spaces, and upscale cafes along the Vltava. Karlín is the Kreuzberg of Prague. |
| Holešovice hipsterriversideart_scene | Kč 150,803–Kč 203,097 (₪21,590–₪29,076) | 7%–8.5% | STR Permitted 🟢 | |
| Vršovice | Kč 150,803–Kč 178,774 (₪21,590–₪25,594) | 6.9%–8.5% | N/A | |
| Žižkov bohemiannightlifeaffordable | Kč 143,506–Kč 183,639 (₪20,545–₪26,291) | 6.5%–8% | STR Permitted 🟢 |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Prague
Nusle
Price from Kč 137,425/m² (₪19,674/m²)
Smíchov
Left-bank district undergoing major redevelopment around Anděl metro hub and the new Smíchov City mixed-use project. Growing office district with riverside views.
Price from Kč 147,154/m² (₪21,067/m²)
Dejvice
Price from Kč 102,254/m² (₪14,639/m²)
Vinohrady
Price from Kč 154,451/m² (₪22,112/m²)
Karlín
Pragues fastest-gentrifying quarter. Former working-class area now packed with tech offices, co-working spaces, and upscale cafes along the Vltava. Karlín is the Kreuzberg of Prague.
Price from Kč 141,073/m² (₪20,197/m²)
Holešovice
Price from Kč 150,803/m² (₪21,590/m²)
Vršovice
Price from Kč 150,803/m² (₪21,590/m²)
Žižkov
Price from Kč 143,506/m² (₪20,545/m²)
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
CASABROVA Global Investor Briefing — June 2026
June’s briefing is a one-time Score reset: Netherlands, Ireland and Poland cluster at the top; Spain, Portugal and Czechia remain in withdrawal; Greece is at peak; Germany and the UK move toward recovery; Romania enters the Virtual Portfolio.
Market Review — Prague
Prague is the darling of Central European real estate — a UNESCO World Heritage city with explosive price growth (+10.5% YoY), strong tourism, and a sophisticated STR market. At €6,200–7,350/sqm, it is the most expensive city in CEE, but 7–8.5% STR yields still deliver solid returns. LTR yields of 3.6–4% reflect the high capital values.
The licensing regime is well-established: STR operators must register with the city, pay a per-night tourist tax, and comply with noise and occupancy rules. This creates a professionalized market that favors serious operators over casual hosts. Prague's year-round tourism (unlike seasonal coastal markets) means occupancy rates stay high even in winter months.
Prague 1 (Old Town, Lesser Town) commands the highest STR rates but also faces the most regulatory attention. Prague 2 (Vinohrady, Nové Město) and Prague 3 (Žižkov) offer better value with strong demand. For LTR, Prague 4, 5, and 8 are where locals rent, offering higher yields on lower-priced properties. Risk: Czech politics could push toward stricter STR caps, and the koruna, while stable, adds FX exposure. Prague is a mature market — don't expect Cyprus-style appreciation — but it's the most predictable yield source in Central Europe.
Last updated: April 13, 2026
Discussions — Prague
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