Fio banka mortgage: terms and limits
Fio lends from CZK 1.5 to 50 million, which is unusual at both ends. The fixed-rate period, meaning how long the bank holds your agreed rate, ends at 5 years. Both of these matter more than the rate itself.
Our advisers don't arrange Fio mortgages, and we don't act as intermediary for them. So this page won't arrange one for you either. It summarises what the bank publishes itself, and at the end you'll find how to check whether its offer is a good one.
How much can I borrow from Fio?
At least CZK 1.5 million. That matters more than it looks: most banks start well below that, so anyone needing a smaller loan won't succeed at Fio regardless of income.
The upper limit is 50 million, and for construction and building work the range shifts to 3 to 50 million.
How much of that you actually get is then capped by LTV: the share of the loan against the value of the property securing it. The cap is 80%, or 90% for under-36s buying their own home, a limit the Czech National Bank holds the same for every bank.
You can finance a flat, a house, a holiday property, an apartment building of no more than three units, and building land designated for housing. A building with four flats no longer falls into this group. By Fio's own list, it won't lend on one, so look to another bank or another type of loan.
What are Fio's terms?
These figures come from the bank's own website and the documents it publishes for the mortgage. What you're actually offered is decided once your application is assessed.
| Parameter | Fio banka |
|---|---|
| Loan amount | 1.5 to 50 million CZK |
| Construction and building work | 3 to 50 million CZK |
| Share of property value (LTV) | up to 80%, up to 90% for under-36s buying their own home |
| Term | 10 to 30 years per the product page |
| Fixed-rate period lengths | 1, 2, 3 or 5 years |
| Rate type | fixed only, the bank doesn't offer a variable rate |
| Co-borrowers | up to 3 alongside the applicant |
| Account with the bank | the applicant must hold one for the whole life of the loan, with Internet banking |
| Security | a charge over the property with a prohibition on transfer and encumbrance, plus property insurance |
| Who can apply | Czech citizens, EEA citizens resident in Czechia, other foreign nationals with permanent residence and a year of living in Czechia |
Source: Fio banka, mortgages (in Czech) ↗, price list (in Czech) ↗ and permanently accessible consumer information (in Czech) ↗, checked 21 September 2026. We don't state the interest rate or fees in CZK here: for banks we don't arrange mortgages with, we don't publish figures about the cost of their loan. You'll find those on the bank's own site.
The bank's two documents disagree on the term. The product page states 10 to 30 years, while the permanently accessible consumer information states 5 to 30. A note under the repayment bonus mentions loans with a term shorter than ten years, so a shorter option likely exists. If you want one, ask the bank directly.
What does a fixed-rate period of up to five years mean?
You won't buy long-term certainty at Fio. You can choose one, two, three or five years. Some banks go up to ten, and Raiffeisenbank up to fifteen.
That isn't a flaw in itself. A short fixed-rate period tends to be cheaper and easier to leave sooner, which suits anyone planning to sell the property before long.
Fio describes the end of the fixed-rate period precisely. It will tell you the new rate at least three months ahead. If you don't agree to it, you must say so at least five working days before the fixed-rate period ends, but that notice is treated as terminating the loan. You then have to repay it by that date, in practice by refinancing elsewhere. We cover the difference between re-fixing and refinancing and the rules on fixed-rate periods separately.
How does the repayment bonus work?
At the end of the fixed-rate period, the bank returns part of the interest you've paid. Not in cash: it's applied as an extra repayment of the principal, which lowers your debt and your next repayment along with it.
It doesn't always apply, though. You lose it if:
- you have a one-year fixed-rate period,
- you're borrowing for construction, renovation or building work,
- your term is shorter than ten years.
So anyone building or renovating goes without it. The bank doesn't guarantee the amount in advance either. For the second and every later fixed-rate period, by its own note, it can't be reliably determined when you sign, since it depends on the remaining principal and the interest actually paid.
What is the Hypospořicí savings account for?
Money in it lowers your interest while staying available to you. The deposit isn't used for repayments, it just reduces the amount the bank calculates interest on.
The entry condition is a deposit of at least CZK 50,000. The account is free according to the bank, and you can withdraw the money at any time, though doing so reduces the saving again.
Compared with an extra repayment, the difference is who keeps the money. An extra repayment goes into the principal for good, while money in the account stays available to you.
What's free and what costs money?
Processing the loan, running the loan account and drawdown are all free at Fio, according to its price list. Not drawing down the full loan amount is free too, as is changing the repayment schedule for an extra repayment.
Charges apply elsewhere. The price list charges for increasing the loan, an additional change of property or release from security, and any other change to the agreement. There's also a charge for issuing the application to remove the charge over the property, a step right at the end of the mortgage that people don't plan for in advance.
You don't pay the property valuation to the bank: according to the price list, you pay the valuer directly. It still belongs in any comparison of offers, just like other fees. That's exactly why APRC (RPSN in Czech), the annual percentage rate of charge, exists: unlike the borrowing rate, it also accounts for these costs. Valuation prices at other banks are on the Property valuation page, and the calculation is under the entry for APRC.
When will the bank value my property itself?
If you meet the conditions, Fio values the property internally and you don't pay for the valuation. There are more conditions than it first looks, though, and they rule out exactly the cases where the saving would help most.
- House: completed and approved for use, no more than 10 years old, construction started no more than 12 years ago, and a loan up to 10 million, or up to 7 million for an American-style mortgage.
- Flat: in a municipality of over 10,000 residents.
- Purpose: not construction, renovation or building work in any case. The only exception is when a different property is pledged as security.
- Documents: detailed photos of every room and the outside of the property, plus project documentation for a house. The bank explicitly doesn't accept photos from an estate agency.
Even if you meet all of this, the bank reserves the right to ask for a standard valuation from its contracted valuer.
The other route is a valuation you already have. In its application documents, Fio states it will accept a valuation no more than 12 years old, with current interior and exterior photos. The page on the process, though, ties that same limit only to refinancing. Twelve years is generous against common practice, so if you have an older valuation, ask the bank directly about your specific purpose.
What will Fio ask of me?
Proof of identity, proof of income, documents for the purpose of the loan, and a property valuation. The bank assesses your creditworthiness: the balance of your income and outgoings, and from that your ability to repay the loan.
An employee whose salary has been paid into a Fio account for at least six months only needs, per the bank, a declaration of income. The condition is an open-ended employment contract. Anyone without such an account provides a certificate from their employer and bank statements for the last three months.
A self-employed person provides two tax returns confirmed by the tax office. Under the flat-rate tax regime, where no return is filed, bank statements for the closed period, including flat-rate tax payments, are provided instead. How other banks handle this is covered under mortgages for the self-employed.
Then deadlines and the branch take over:
- You provide the documents within 30 days of submitting your application, otherwise the bank won't assess your creditworthiness or grant the loan.
- Your application must be no more than 90 days old at the time the agreement is signed.
- Once a draft loan agreement has been put to you, the bank can't change or withdraw it for 14 days, so you have time to think it over.
- Most agreements are signed in person at a bank employee, and your signature on the security agreement also needs to be officially notarised.
- You take the application to register the charge over the property to the Land Registry yourself and deliver the stamped copy back to the bank.
- You submit the drawdown request at a branch at least three working days before you want the money.
Who arranges a Fio mortgage for you?
The bank's own people, not an independent adviser. As at 21 September 2026, Fio has 25 mortgage advisers, as it calls them, in 15 cities. It has over 80 branches, so you can hand in documents elsewhere too, but an adviser only sits in some of them.
The agreement is arranged on the bank's behalf by its tied agent, RM-S FINANCE. In the document Fio publishes, it states that this agent only arranges loans for this bank and doesn't advise the client on choosing a product. The bank states the same of itself.
That isn't a criticism or something unique to Fio. Česká spořitelna, for instance, carries the same wording. It just means you won't get a comparison against other banks at Fio. What differs between a bank and an independent adviser is covered on the adviser or bank page.
Who does Fio suit, and who not?
The simpler case first. Anyone needing less than CZK 1.5 million won't succeed at Fio. Nor will anyone wanting to lock in a repayment for ten years or more. And anyone building or renovating loses both the repayment bonus and the internal valuation at once.
It suits, on the other hand, a buyer of a finished property who has a reserve set aside and doesn't want to sink it irretrievably into the principal. The Hypospořicí savings account gives them a concrete reason to ask for an offer.
Foreign nationals have their own threshold at Fio. A citizen of an EEA country needs at least temporary residence in Czechia, others need permanent residence and a year of living here. What other banks require is on the mortgage for foreign nationals page.
Fio will lend on a cooperative flat, listing payment of the membership share among its purposes. The share itself can't be pledged, though, so a different property has to serve as security; the options are covered under mortgage for a cooperative flat. Anyone who doesn't want to prove the purpose of the loan should ask about an American-style mortgage.
How do you tell if Fio's offer is a good one?
The only way is to put it next to others. You'll need to ask Fio directly for its offer, and there are two things to watch on it.
The first is the condition attached to the rate the bank shows at the top of its page. Fio states that it applies up to 80% of the property's value and with repayment-protection insurance taken out. Anyone borrowing 90% or not wanting the insurance is working with a different figure from the one in the headline.
The second is where on the page to look. Fio puts the mandatory advertising information behind a link, while its own illustrative example of the repayment bonus sits in the main text. That example doesn't replace the statutory one. Compare using the one behind the link: only that one carries the APRC and the total amount you'll actually pay.
You can find out what banks our advisers arrange mortgages with offer, from us. Most often these are Komerční banka, Česká spořitelna, ČSOB, Raiffeisenbank, UniCredit, Oberbank and Hypoteční banka, with an overview in our mortgage comparison. Fio isn't among them.
You can work out your repayment right here, with no need to give any contact details. The calculator uses our indicative rate, not Fio's rate, so treat the results as a benchmark for comparison, not as the bank's offer.
Work out your repayment, but not at Fio's rate
This isn't Fio's calculator. It uses our indicative rate, based on the terms of the banks our advisers arrange mortgages with. Fio isn't among them, so we won't work out its repayment here, and we don't pretend to.
So what's it good for: you'll see a ballpark repayment, the total cost of the loan in APRC, and whether you fit within LTV, meaning the loan's share of the property's value. That holds regardless of the bank. Ask Fio directly for its own offer and put it next to what the banks our advisers arrange mortgages with are offering; you'll find those in our mortgage comparison.
An estimate based on income. The bank approves the exact amount after assessing your income, expenses and credit history. We will work it out with you for free. Maximum LTV 80% (90% for under-36s buying a home to live in).
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Representative example
Representative example: loan of CZK 4,000,000 over 360 months, fixed borrowing rate 4.99% p.a., APRC 5.11%, monthly payment CZK 21,448, total amount payable CZK 7,721,433; secured by a charge over the property. Intermediary: Offgrid Labs s.r.o. (HypoGO brand), an independent consumer credit intermediary registered with the Czech National Bank (ČNB). An indicative calculation, not a loan offer; the bank sets the final terms.
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What happens next?
- We call you and ask a few questions. We can talk in English.
- We put you in touch with an adviser from your region. Only they get your contact details.
- You describe your situation and they find out what different banks would offer you.
Mortgage of CZK 4,000,000, fixed borrowing rate 4.99% a year, term 30 years (360 months), fixed-rate period 3 years. Monthly payment CZK 21,448, APRC 5.11%, total amount payable CZK 7,721,433.
Calculated with the rate valid on 1. 11. 2026. Your actual rate depends on your creditworthiness, the LTV and the market. A mortgage is a loan secured by a charge over the property, and failing to repay can lead to its sale. We will tell you the commission we receive from banks on request.
Frequently asked questions
Will Fio lend me CZK 1 million for a smaller flat?
No. The bank states CZK 1.5 million as its lowest amount, regardless of your creditworthiness. If you need less, you need a bank that starts lower, or to structure the loan differently.
How long can I fix my rate for at Fio?
Up to five years at most. You can choose one, two, three or five years. Fio doesn’t offer a ten-year or longer fixed-rate period, so if you want to lock in your repayment for half the loan term, you need a different bank.
What share of the property’s value will Fio lend?
Up to 80%. If you’re under 36 and buying your own home, up to 90%. That cap is held by the Czech National Bank and applies to every bank the same way, it isn’t Fio’s own decision. A bank may only go above the limit under an exception the Czech National Bank caps at no more than 5% of the previous quarter’s mortgage volume. It’s a quota, not an entitlement.
How long can I spread a Fio mortgage over?
The product page states ten to thirty years. The permanently accessible consumer information, meanwhile, states five to thirty years. A note on the repayment bonus also mentions loans with a term shorter than ten years. If you want a shorter term, get it confirmed directly by the bank.
Do I need to open an account with Fio for the mortgage?
Yes. The applicant must hold a current account with the bank for the whole life of the loan, with Internet banking, and a co-applicant needs at least Internet banking. There’s an upside too: anyone whose salary has been paid into a Fio account for at least six months gets a declaration of income accepted instead of an employer’s certificate. The condition is an open-ended employment contract.
Will Fio value my property for free?
If you meet the conditions, yes: it values the property internally and you don’t pay for the valuation. For a house it wants one completed and approved for use, no more than ten years old, and for a flat a municipality of over 10,000 residents. In both cases the purpose can’t be construction or renovation. Otherwise, per the price list, you pay the valuer directly, not the bank.
Can I apply at Fio as a self-employed person on flat-rate tax?
Yes, the bank allows for it. Instead of a tax return, it will want bank statements for the closed tax period showing your flat-rate tax payments, plus a return for an earlier period if you filed one.
Will you arrange a Fio mortgage for me?
No, Fio isn’t among the banks our advisers arrange mortgages with. You’d arrange it directly with the bank, through its own mortgage adviser. We can still work out your repayment and show you what the banks our advisers arrange mortgages with are offering, so you have something to compare it against.