Mortgage for foreigners in Czechia: what matters and what doesn’t

Can a foreigner buy property in Czechia?

You don’t need permanent residence, a Czech company or a permit.

The last restrictions were lifted in July 2011 (Act No. 206/2011 Coll.). Owning property and getting a mortgage are two different things, though.

You can buy. Whether someone will lend you the money is a question for the bank.

What does the bank actually look at?

Citizenship on its own is not the main thing. Banks assess five factors, and these vary more between applicants than passports do.

• Residence status. Permanent residence brings you closest to a Czech applicant. Long-term residence means stricter conditions.
• Country of origin. Banks keep their own lists of countries, and for some they don’t lend at all.
• Source and currency of income. Income in Czech crowns from a Czech employer is the simplest case for a bank.
• Czech credit history. If you have never repaid anything here, the bank has nothing to go on. That is not the same as a good history.
• Your own funds. The more of your own money you put in, the lower the risk for the bank and the easier the approval.

What applies to EU citizens?

This is the simplest case. As an EU citizen, most banks treat you much like a Czech applicant, and you don’t need permanent residence.

The bank will want proof that you really live and work here. Usually that means a certificate of temporary residence, a Czech employment contract and bank statements.

A common weak spot is a missing Czech credit history. If you have only been here a short time, the bank can’t see how you repay. A longer time with one employer and more of your own funds both help.

And for non-EU citizens?

Here your residence status decides.

With permanent residence, most banks assess you practically like a Czech applicant. Permanent residence is usually granted after about five years of continuous residence.

With long-term residence it can still work, but expect the bank to want more of your own funds. Some banks won’t take the application at all.

We deliberately don’t quote specific limits. Each bank has its own rules and they change. Our adviser will tell you how each bank handles it today.

What about temporary protection?

Temporary protection is not permanent residence. In Czechia it currently runs until March 2028.

Whether a bank will consider a mortgage with temporary protection depends on its internal rules. We can’t promise it in advance. Our adviser will look at your situation and tell you honestly whether it makes sense to apply.

What if my income is in a foreign currency?

This is often a bigger obstacle than citizenship. Some banks don’t accept foreign-currency income at all. Others accept it but reduce it to cover the exchange-rate risk.

The reason is practical. You repay in Czech crowns, so if the crown strengthens, your payment becomes more expensive in your original currency.

If you earn in euros or dollars, it makes sense to choose the bank on this one criterion. The differences between banks are bigger here than anywhere else on this page.

Why do banks differ so much?

Because for foreigners, the decision rests almost entirely on the banks’ internal rules, not on regulation. The Czech National Bank sets no special limits for foreigners.

There is one binding cap and it applies to everyone. The loan can be at most 80% of the property value (LTV), or 90% for applicants under 36 buying their own home.

Everything else, from country lists to accepted currencies and residence requirements, is up to each bank. That is why the same person can be turned down by one bank and approved by another.

A rejected application also stays in the banking register for a year. That is why it pays to choose the right bank before you apply.

How can we help?

Work out your payment right here, without leaving any contact details. We are happy to talk in English. If you want to continue, our adviser will go through your situation and tell you which banks on their list accept your residence status and income.

You pay nothing. The bank pays the adviser, and we will tell you how much on request.