How much does it cost to build a house in Czechia in 2026? Full budget

In 2026 a turnkey family house in the Czech Republic costs roughly CZK 35,000–45,000 per m² of usable floor area at standard specification and CZK 45,000–60,000 per m² at higher specification (nadstandard), excluding VAT. A 120 m² house at standard spec therefore comes to about CZK 4.2–5.4 million. We build turnkey houses from CZK 31,000/m², so a 120 m² house from CZK 3.72 million. On top of that come the items that are never part of a turnkey price: the plot, utility connections, design, fees and landscaping around the house.

In this article we put the whole budget together: what a house costs by size and specification, how much each construction stage takes, what you pay outside the building contract and how to build your own budget. All rates come from our 2026 construction price list and apply to Prague and the surrounding region.

Turnkey house prices by size and specification

Usable area	Standard (CZK 35–45k/m²)	Higher spec (CZK 45–60k/m²)	Our price, standard
100 m²	CZK 3.5 – 4.5 m	CZK 4.5 – 6.0 m	from CZK 3.1 m
120 m²	CZK 4.2 – 5.4 m	CZK 5.4 – 7.2 m	from CZK 3.72 m
150 m²	CZK 5.25 – 6.75 m	CZK 6.75 – 9.0 m	from CZK 4.65 m
200 m²	CZK 7.0 – 9.0 m	CZK 9.0 – 12.0 m	from CZK 6.2 m

Prices exclude VAT. Our higher specification starts at CZK 38,000/m². For a 120 m² house the market difference between standard and higher spec is CZK 1.2–1.8 million, mostly in windows, flooring, tiling, sanitary ware, facade finishes and building services.

If a quote is priced per m³ of built volume (obestavěný prostor): a turnkey house costs CZK 10,500–11,600/m³ on the market, and the built volume is usually 3.3–3.8 times the usable floor area. How to convert m² to m³ and compare quotes in different units is shown in construction cost per m³.

Cost by construction stage: a 120 m² house

Model two-storey house: 120 m² of usable area, a footprint of about 75 m², gable roof, standard finishes. The stages build on each other — each row includes the ones above it.

Stage	Price list rate	120 m² house
Foundations (excavation, footings, slab, insulation, service ducts)	CZK 3,500 – 5,500/m² of slab	CZK 260 – 410k
Open shell (foundations, walls, floors, roof)	CZK 15,000 – 20,000/m²	CZK 1.8 – 2.4 m
Closed shell (+ windows and entrance door)	CZK 18,000 – 24,000/m²	CZK 2.16 – 2.88 m
Turnkey house (+ services, heating, facade, plaster, floors, bathrooms)	CZK 35,000 – 45,000/m²	CZK 4.2 – 5.4 m

Two practical conclusions follow. The shell (hrubá stavba) is roughly half of the house price — a detailed budget for the shell alone is in house shell cost, and what it includes is explained in the structural shell. And the finishing works after a closed shell come to CZK 17,000–21,000 per m², which for a 120 m² house is about CZK 2.0–2.5 million.

What the finishing works are made of

This is where budgets diverge most, because it all depends on the specification. An indicative breakdown for a 120 m² house using unit rates from the price list (quantities are for the model house):

Item	Calculation	Approximately
Electrical installation	120 m² × CZK 700 – 1,800	CZK 84 – 216k
Water supply and drainage	house of about 120 m²	CZK 95 – 240k
Underfloor heating (wet system)	120 m² × CZK 900 – 1,600	CZK 108 – 192k
Heat source: gas boiler / 10 kW heat pump	depending on choice	CZK 80 – 150k / 180 – 420k
External wall insulation, EPS, incl. render	approx. 200 m² × CZK 1,500 – 2,200	CZK 300 – 440k
Internal plaster	approx. 350 m² of walls × CZK 280 – 620	CZK 98 – 217k
Anhydrite screed	120 m² × CZK 380 – 800	CZK 46 – 96k
Flooring incl. laying	120 m² × CZK 1,100 – 2,500	CZK 132 – 300k
Fitting interior doors incl. frames	8 × CZK 2,500 – 4,500	CZK 20 – 36k
Painting walls and ceilings	approx. 470 m² × CZK 90 – 200	CZK 42 – 94k

Together these items come to roughly CZK 1.0–2.3 million depending on the heat source and specification. The rest of the turnkey price goes on bathroom and WC tiling, sanitary ware, the staircase, internal window sills, inspections and snagging. What "turnkey" usually does and does not include is summarised in turnkey house cost.

What a turnkey price does not include: the budget outside the builder

By the usual definition, a turnkey price excludes the plot, utility connections, design and administrative fees. These are the items people forget most often:

• The plot, its transfer and, if needed, removal from agricultural land protection.
• Utility connections (přípojky) for water, sewerage, electricity and gas from the plot boundary to the house, plus connection fees.
• Design documentation, permitting services and the building permit.
• Surveys — a ground investigation and the radon index of the plot.
• An independent site supervisor (technický dozor), if you hire one.
• Kitchen units and appliances — usually not in a standard turnkey price; check.
• External works — examples from the price list in the table below.

External work	Price list rate	Example
Plot fencing	from CZK 1,500/lin. m	80 m from CZK 120k
Concrete block paving incl. sub-base (driveway, paths)	from CZK 1,500/m²	50 m² from CZK 75k
Timber deck incl. substructure	from CZK 3,000/m²	20 m² from CZK 60k
Timber pergola 3 × 4 m	from CZK 35,000	from CZK 35k
Masonry garage, turnkey	CZK 22,000 – 30,000/m²	20 m² for CZK 440 – 600k

Extra technology moves the budget significantly: a 10 kWp solar PV system costs CZK 300,000–550,000 and heat-recovery ventilation for a family house CZK 150,000–300,000.

VAT: which figure to use

All prices in this article exclude VAT. A family house that meets the Czech definition of social housing (among other things, a total floor area of up to 350 m²) qualifies for the reduced VAT rate of 12%. A house costing CZK 4.2 million before VAT then costs CZK 4.704 million including VAT. At the standard 21% rate it would be CZK 5.082 million. Always confirm the conditions for your house with the builder or a tax adviser.

How to build your budget step by step

1. Usable area × rate per m². For a first estimate use the standard range, CZK 35,000–45,000/m².
2. Adjust for your house. A bungalow, a complex shape, a sloping plot or a Prague location push the price up; a simple two-storey rectangle in a smaller region brings it down. See bungalow or two-storey house.
3. Add the technology you want beyond the standard.
4. Add the items outside the turnkey price — connections, design, fees, external works, kitchen.
5. Add VAT at the rate that applies to your house.
6. Keep a contingency for unforeseen work and changes during construction.
7. Compare against itemised budgets from builders, not against an advertised price per m².

What drives the house price up the most

• Shape and size. Every projection and bay adds masonry, foundations and roof. Every m² saved in the layout saves tens of thousands of crowns.
• Number of storeys. A single-storey house needs more foundations and roof for the same floor area.
• Location. Prague and the Central Bohemian Region are typically 10–35% more expensive than smaller regions.
• The plot. Slope, ground bearing capacity and access affect the foundations and logistics.
• Finish specification and technology. This is where budgets diverge most — see the standard versus higher spec table.
• Wall material. Choosing the material is covered in what to build a house from.

Common budgeting mistakes

• Budgeting from the price per m² only. Without connections, design and external works the plan is short by hundreds of thousands.
• Comparing quotes with different content. One builder prices a heat pump, another a gas boiler — the totals then tell you nothing.
• Forgetting VAT. Quotes are usually ex-VAT, but your mortgage is based on the price including VAT.
• No contingency. Changes during construction happen almost every time.
• Saving on foundations, insulation and the roof. Mistakes there are the most expensive to fix.

Checklist before choosing a builder

• Is the price per m² based on usable floor area, or on another measure?
• Do you have an itemised budget that includes the finishing works?
• Are the heat source, window type, flooring and sanitary ware clearly specified?
• Is the insulated facade included, and with what insulation thickness?
• Who arranges and pays for connections, design and the permit?
• Are payments tied to completed stages?
• Does the budget include waste removal, scaffolding and cleaning?
• Do you have a contingency and a plan for paying for the external works?

Frequently asked questions

How much does it cost to build a house in the Czech Republic in 2026? A turnkey house at standard spec costs CZK 35,000–45,000 per m² of usable area excluding VAT, at higher spec CZK 45,000–60,000/m². Ours start from CZK 31,000/m².

How much does a 120 m² turnkey house cost? About CZK 4.2–5.4 million excluding VAT at standard spec; ours from CZK 3.72 million. The plot, connections, design and fees are extra.

What share of the house price is the shell? Roughly half, up to 55%. A closed shell for a 120 m² house costs CZK 2.16–2.88 million.

What is not included in a turnkey house price? The plot, utility connections, design and administrative fees. Usually also the kitchen, fencing and paved areas.

What VAT applies to building a family house? A house that meets the social housing conditions (among others, a floor area of up to 350 m²) qualifies for the reduced 12% rate; otherwise 21% applies.

We build turnkey houses in Prague and the Central Bohemian Region at a fixed price with an itemised budget. You can get an indicative price for your house from the calculator below, and we will prepare a detailed budget for your design free of charge.