Czech cottage market sees rising prices but slower demand ahead of summer season

The Czech cottage and chalet market is experiencing a shift as average asking prices continue to rise, despite a noticeable drop in buyer activity compared to last year. According to an analysis by the digital real estate platform Bezrealitky, the average asking price for a cottage has now surpassed CZK 3.2 million. However, owners are facing growing pressure to sell before the peak season, as interest from buyers has declined.

Compared to spring 2024, when each listing attracted five to ten inquiries, current listings are receiving about half as much attention. Demand is concentrated primarily on well-maintained properties in desirable locations, while older cottages requiring renovation, especially those outside key tourist areas, are seeing limited interest.

In premium regions, prices for quality recreational properties have reached an average of CZK 6.4 million. Smaller cottages remain more affordable, with average prices around CZK 850,000, or up to CZK 1.6 million in high-demand locations.

Although asking prices have continued to increase, the market dynamic now favors buyers. According to Martin Ponzer, head of Bezrealitky, many sellers are under pressure to complete sales quickly, often to finance purchases of primary residences. This urgency is resulting in more flexibility during negotiations, giving buyers more leverage than in previous years.

Owners are also taking additional steps to market their properties, including advertising across multiple platforms to broaden reach. Bezrealitky reports that over half of their sellers now use a combined listing approach to reach up to 1.7 million potential buyers.

Competition is also emerging from older family homes, which in some cases offer better value than cottages, though often in less popular locations. Nevertheless, proximity to major cities and the potential for year-round use remain decisive factors in maintaining high interest in certain regions.

Top-tier locations such as the Krkonoše, Jizerské, Orlické Mountains, and Kralický Sněžník continue to command the strongest demand and highest prices, thanks to their tourism appeal and accessibility. Other popular areas include Kokořínsko, Pálava, and Lipno, where strong commercial potential and proximity to Prague and Brno drive higher valuations.

Regions such as Šumava, Bohemian Switzerland, the Beskydy, Slapy, and Bohemian Paradise remain attractive, though with more moderate pricing. In contrast, areas like the Ore Mountains, Lužické Mountains, and Křivoklátsko have seen reduced demand, offering greater room for negotiation.

Among Czech regions, Liberec currently holds the highest average cottage price at CZK 4.95 million, followed by Hradec Králové (CZK 4.67 million) and Central Bohemia (CZK 3.83 million).

As the summer season approaches, owners keen to sell are increasingly relying on direct negotiations and personal engagement with buyers. Ponzer notes that in a segment where emotions often play a role, details such as the seller’s personal connection to the property or positive experiences in the location can help facilitate deals. With fewer active buyers but more properties on offer, the success of a sale may depend as much on presentation and timing as on price.