Turnkey house: 2026 price per m² and in total, what is included and what is not

"Turnkey" is supposed to mean you take the keys and move in. In practice every builder reads the word differently — and the gap between quotes can easily be a million crowns. Here are real 2026 prices and a checklist of what to watch.

Turnkey price per m² in 2026

Whole-house price by type

Prices exclude VAT (12% applies to family houses up to 350 m²), the plot, design and utility connections. How the per-m² price is built up is explained in how much it costs to build a house; trade rates are in the 2026 price list.

What "turnkey" usually includes

• Foundations, structural shell, roof, windows and doors (see what is a structural shell)
• Insulation and facade, interior plaster, floors, wall and floor tiles
• Electrical, water, drainage and heating; boiler or heat pump
• Interior doors, sanitaryware, staircase, painting

What is usually NOT in the price

• The plot and its preparation — ground survey, topsoil strip, levelling, retaining walls on a slope.
• Design, engineering, permits — CZK 150,000–300,000.
• Utility connections (water, electricity, sewer/septic, gas) — CZK 100,000–400,000 depending on distance.
• Kitchen, built-in wardrobes, light fittings — outside the price with most builders.
• Paving, fencing, terrace, landscaping — easily CZK 300,000–600,000.
• Solar panels, heat recovery, air conditioning — unless explicitly quoted.

So realistically add 15–25% to the turnkey price for what is "not in the key".

How to compare builders' quotes

1. Same standard: triple glazing, insulation thickness, heating type, sanitaryware brand — otherwise you compare the incomparable.
2. Itemised budget instead of one price per m²; ask for the bill of quantities.
3. Fixed contract price and clearly defined extras (what counts as a change of brief, what is hidden in the ground).
4. Schedule and penalties for delay — we build a turnkey house in 8–12 months.
5. Payments per completed stage, never a large deposit up front.

How to cut the price without cutting quality

A simple rectangular footprint, a gable or hip roof without dormers, a sensible glazing area and a heat pump instead of gas (subsidy) save 10–15% compared with a complex house of the same size. Wall material: VELOX and Ytong come out cheaper than brick at the same insulation level — see what to build a house from.

Your house price in 2 minutes

Enter the floor area, house type and material into our online calculator and get a turnkey guide price straight away. We build in Prague and the Central Bohemian Region with a fixed contract price; the itemised budget and site visit are free.