The price on a listing is an opening offer. Sellers and landlords set it from what they hope to get, what an agent told them or what the flat next door asked last year. To know whether it's fair, you need something to compare it with, and the best comparison you have is what similar homes nearby are asking right now.
Asking prices aren't sale prices
Czech listings show asking prices. What a flat finally sells or lets for is agreed privately and can come in below the ask. That doesn't make asking prices useless: they're what you're up against, and the sellers around you set them. A flat that asks much more than its neighbours either has a reason, like a terrace or a new kitchen, or room to come down.
What "similar" means
Bytky judges every flat and house to rent or buy against up to 20 similar homes nearby: the same kind of property, about the same floor area, give or take a quarter, and a room more or fewer at most, including listings taken down in the last 90 days. A 54 m² 2+kk is compared with flats of roughly 41 to 68 m², with one to three rooms.
Each one's price per m² is weighted by how alike it is: nearer homes count more than distant ones, and live listings more than ones taken down. The weighted median, multiplied by the flat's size, is its fair price. The middle half of those homes gives the typical range. A verdict needs at least eight similar homes. With fewer, Bytky says so rather than guess.
The five verdicts
| Verdict | What it means |
|---|---|
| Good deal | Asks well below what similar homes nearby ask |
| Below average | Asks somewhat below them |
| Fair price | Asks about what they ask |
| Above average | Asks somewhat above them |
| Pricey | Asks well above them |
The listing's page also says how sure Bytky is of the verdict: high, medium or low confidence. Low confidence doesn't mean the verdict is wrong, only that there's less to compare with.
These are the flats for sale in Prague 8 that Bytky rates a good deal or below average today. Narrow them down with the quick filters, and click a pin for the fair price:
Check a flat that isn't listed
The price check makes the same comparison for any flat or house in Czechia, listed or not: your own, one a friend is selling, or one an agent offered you before it went online. Pick the spot on the map, the layout and the floor area, and see what similar homes nearby ask to buy and to rent. Here it starts with a 54 m² 2+kk in Vinohrady.
0 ist das Erdgeschoss.
Karte. Klick, um die Immobilie zu platzieren; die ähnlichen Immobilien sind nummeriert.
Klick auf die Karte, um den Pin zu verschieben.
Read the price history
A listing's history shows how its seller has behaved. Bytky keeps a new version of every listing whenever its price, charges or status change, and finds the same home when it's listed again or on another site. A flat cut twice in two months has a seller who wants to move on. One relisted under a new advert at the same price has been waiting a while.
The chart follows the median asking price per m² of two-room flats in Prague 2 since Bytky began recording it, with the middle half of asking prices as a band:
And these are the flats for sale in Prague that cut their price the most in the last 30 days:
How to use what you find
- Ask about a high price. A balcony, a lift, a new kitchen or a quiet courtyard can each explain part of a gap.
- Make your offer from the fair price, not from the ask, and name the similar flats you compared it with.
- Check the monthly cost too. For a flat to rent, add the charges. For one to buy, add the repair fund and the building's administration.
- Don't skip the valuation. A bank lends against its own valuer's figure, not against the ask.
Is the fair price a valuation?
No. It's worked out from what similar homes nearby ask, not what they sold or let for. Use it as a strong hint for your offer. For a mortgage, the bank orders a valuation from a valuer.
Why does a listing have no verdict?
Either fewer than eight similar homes are listed nearby, or it isn't a flat or a house. Land and commercial property get none.
Does the fair rent include the charges?
Where it can. Rentals are compared on rent plus charges when the listing and enough of the similar flats state them, and on the rent alone otherwise.
Can I check a flat that isn't for sale?
Yes. The price check works for any flat or house in Czechia: pick the spot, the layout and the size.
