Buying a Prague flat from abroad: how a remote purchase works

A buyer in Toronto, Singapore or Berlin does not need to fly to Prague three times to buy a flat. Czech property law lets someone else act for you, lets you sign abroad in front of a competent official, and lets a notary or lawyer hold the money. What it does not let you do is skip the formalities. In a remote purchase the formalities are the work, and mistakes in them cost weeks.

This guide explains the main tools, in the order you are likely to need them, and flags the points where the form matters.

What you can do from a distance

Almost everything, in principle:

• view the flat by video or send a trusted person to view it;
• order cadastre extracts online;
• appoint a lawyer and a representative;
• sign a power of attorney abroad;
• sign the contract abroad or through the representative;
• transfer the money into escrow;
• have the transfer filed with the cadastre;
• receive the keys through a representative.

What you cannot do is rely on a casual arrangement. The cadastre and the notary need documents in the right form, and the form depends on the country where you sign them.

Start with the checks

The legal checks on the flat do not change because you live far away. Someone has to examine the title, the burdens, the owners' association papers and the building's records. Our guide to Czech property legal checks lists them. In a remote purchase these checks are the buyer's eyes, so hire a lawyer in Czechia who will answer questions in your language and in writing.

Also arrange a person who can see the flat on your behalf, whether the lawyer, a broker or someone you trust. Photographs and video are useful but cannot show the smell of damp or the condition of the staircase.

The power of attorney

A power of attorney (plná moc) lets a named person sign for you. For a property purchase it should be specific: it should name the flat or at least the property in question, and define what the representative may do, such as sign the contract, file the application with the cadastre and receive documents. A general power of attorney can be broader but is harder to control.

The signature on the power of attorney needs to be officially verified. Where you sign matters.

• In Czechia: a notary or a Czech POINT office can verify the signature.
• Abroad: a local notary or equivalent official can certify it. Depending on the country, the document may need an apostille under the Hague Convention, or a fuller legalisation, so that Czech offices accept it. A Czech embassy or consulate may in some cases verify signatures itself. Check the Ministry of Foreign Affairs for the current rules for the country where you are (as of 2026; check the official source).
• Language: a document in a foreign language usually needs a translation by a court-appointed translator (soudní překladatel).

Choose the representative with care. They will sign legal documents for you. A lawyer's office is the usual choice, as it has professional duties and insurance. A relative can be fine if they understand what they are signing. Say in the document what they may not do, for example agree to a price above a stated figure.

The contract

The purchase contract can be signed by you abroad, with your signature verified by a competent official, or by your representative under the power of attorney. It is a written document that describes the flat precisely and sets the price and payment terms. Our guide to key contract clauses goes through the sections.

If the contract is in Czech, ask for a translation into English for your own understanding. The Czech text normally governs, so the lawyer's explanation matters as much as the translation. Some contracts are bilingual. Check which version prevails.

The money

In a remote purchase, escrow is the standard protection. A notary, lawyer or bank holds the price and releases it after the cadastre has registered the transfer. You need to know the escrow account, the release conditions and the fee. See notaries, lawyers and escrow and reservation agreements and escrow.

Practical points:

1. Where the money comes from. Transfers from abroad are checked. Keep documents showing the source. Our explainer on source-of-funds checks describes what is asked.
2. Currency. If your funds are not in koruna, the conversion takes place somewhere. Ask the escrow agent how foreign payments are handled, and compare the exchange rate used.
3. Timing. Make sure the money arrives by the agreed date. Bank transfers across borders can take days.
4. Fees. Both your bank and the Czech bank may charge for the transfer.

If you want a Czech bank account, opening one without presence is not always possible, and rules differ by bank. Our guide to opening a Czech bank account as a foreigner gives the background.

Mortgage from abroad

A remote buyer taking a loan faces extra steps, because Czech lenders ask foreign applicants for more documents and, in many cases, for presence or a verified power of attorney. See our explainers on what banks ask foreigners and non-resident mortgages. Start with the lender before you reserve, because the bank's requirements shape the timeline. The Hypoteky.com guide to buying property as a foreigner gives background on both the purchase and the financing.

The cadastre filing and the address for delivery

After the signing, the application for entry (návrh na vklad) is filed with the cadastral office. Ownership passes on entry, effective from the day the application arrived. The office sends notices and decisions to the parties, so you need a reliable delivery address in Czechia, usually your lawyer's office. A missed notice can delay the process. A data box is another option. See our guide to setting up a data box.

Handover from abroad

The handover is a physical event, and someone has to attend. The representative reads the meters, inspects the flat against a checklist and signs the protocol under your instructions. For a new-build, give them our handover checklist, because defects missed on that day are harder to claim later. Ask for photographs and a copy of the protocol. Transfer the utilities to your name or to a manager's, and arrange for the keys to be kept safely.

If you will let the flat, take advice on managing it and on taxes. Our guide to Czech tax on rental income explains the principles.

Order of work

Language and interpreters

If you do not speak Czech, you will be asked to sign Czech documents. A notary or a lawyer should explain them, and for some notarial acts the law requires an interpreter where a party does not understand the language. Ask your lawyer whether one is needed for each document, and who pays. Do not sign a text you have not understood on the strength of a translation prepared by the other side, and ask for an independent translator for the contract. Where a bilingual contract exists, check which version prevails if the two differ.

Frequently asked questions

Frequently asked questions

Can I buy a Prague flat without visiting?

In principle yes, with a lawyer, a verified power of attorney or a signature verified abroad, and an escrow. Visiting once before you commit is still wise.

Who can hold my power of attorney?

A lawyer is the usual choice. A relative or trusted person can act if the document is specific about what they may do.

Do I need an apostille?

Depending on the country where you sign, documents may need an apostille or legalisation. Check the Ministry of Foreign Affairs and ask your lawyer (as of 2026).

Can I use a foreign bank for the payment?

Yes, the money can come from abroad into escrow. Expect source-of-funds questions on both sides.

Before you book a flight

Ask your lawyer one question: "Which of these steps, in this case, really needs me to be here?" The honest answer is often none. Get it in writing, with the list of documents and the date by which each must be ready. British buyers have a few extra points to settle, covered in buying property in Prague after Brexit.

This is a general explainer, not legal, tax or mortgage advice.