Parking spaces and cellars sold with Prague flats

In central Prague a parking space can cost a surprising share of what the flat above it costs, and the buyer often discovers that it is the least understood line in the contract. The listing says "garage stall included" or "cellar", and the reader assumes the same kind of ownership as the flat. Sometimes that is correct. Often it is not, and the difference shows up at the mortgage stage, at resale and in the service charges.

This explainer covers what you can actually buy, how to read the paperwork and where the money goes. It states no prices, because they depend on the building, the district and the year, and a quoted figure would be out of date quickly.

Four ways a space can be sold

The first task is to find out which of four legal forms applies. Ask for it in writing before you discuss price.

A separate unit. In a building divided into units under the Civil Code, a garage space or a cellar room can be a unit (jednotka) in its own right, entered in the cadastre with its own number, like a flat. It carries a share in the common parts of the building and a vote in the owners' association. It can be sold, mortgaged and inherited separately. This is the strongest form, and the one buyers usually think they are getting.

Part of the flat. A cellar compartment or a storage room is often defined as belonging to a particular flat, either as part of the unit itself or as an appurtenance (příslušenství). It has no cadastre number of its own. It travels with the flat when the flat is sold and cannot be sold alone. A close cousin is a cellar or stall that is legally a common part of the building, reserved for one flat's exclusive use by the declaration or the owners' rules; that right also follows the flat, and the owners can change it only through the procedure the rules set.

A share in a garage or in common space. Some buildings sell a co-ownership share in a garage, together with a right to use a defined stall. The share is real property, but the right to a specific stall comes from a co-owners' agreement, which a later buyer must take over.

A right of use or a lease. Some spaces are not sold at all. The developer or the owners' association grants the right to use them for a period, for a fee. This costs less and is worth less, and it can end.

How to read the cadastre extract

The ownership extract (list vlastnictví) is where you stop guessing. If the space is a separate unit, you will see it as its own line among the units of the building, with an area and a share of the common parts. If it belongs to the flat, it will not have a line of its own; the declaration that divided the building into units, or the description of the unit, says which cellar goes with which flat. Our walkthrough of reading a Czech ownership extract shows the layout. For the wider logic of the register, see the explainer on the cadastre of real estate.

Compare three documents. The reservation or sales contract should name the space and its form. The cadastre extract should match. The plan attached to the contract should show the exact stall or room. A mismatch between any two of them is a reason to pause, not to sign and sort it out later.

Price: is it in the flat or on top?

In a new-build sale the parking space is normally priced as a separate item in the price list, and the contract adds it to the total. In a resale the asking price may or may not include it, and the advert often leaves this vague. Ask for the price of the flat and the price of the space as two numbers. That matters for two reasons.

First, it affects how the loan is valued. A bank values the flat and a separate space as separate collateral, as described in our explainer on how the bank values a flat for a mortgage. Some banks finance a separate unit in the same loan, and some are cautious about it. Ask your bank before you reserve.

Second, VAT can differ between items in a developer's price list. Developers quote prices with VAT. A new flat that counts as social housing for VAT purposes, broadly one with a total floor area of up to 120 m², is taxed at the reduced 12% rate, and a larger flat at 21% (as of 2026; check the Financial Administration). A parking stall or garage sold as a separate unit is often invoiced at 21%. Whether a space or cellar sold with the flat can share the reduced rate depends on how it is defined in the contract and the declaration, and Czech tax advisers do not treat every case alike, so ask the developer to state the VAT rate for each line in writing. Our guide to buying a new-build flat from a developer explains how the price list and payment schedule work. Developer price lists with parking and cellar options can be browsed in the Prague section of Novostavby.com (in Czech).

Registration and costs

A separately registered space is transferred by its own application to the cadastre, just as a flat is. Ownership passes on registration, and the registry will not register earlier than a 20-day protective period after owners are notified (as of 2026; check ČÚZK). The fee is CZK 2,000 per application, and the transfer and any lien are separate applications. If the flat and a separate space are in one contract, ask the lawyer or escrow agent how many applications there will be and what they cost in total.

Running costs follow the form of ownership. A unit pays its share of the building's service charges and repair fund. A parking stall in a garage often pays a fee for garage cleaning, lighting and the gate. Our explainer on service charges and building funds shows how those are set. The annual real estate tax also covers garages and similar buildings, and a separate unit is taxed as a unit. See the annual property tax explainer for the deadlines.

What owning a space does not give you

It does not give a right to park on the street. Residents' parking permits in the city's paid zones are issued by the municipality under its own rules. Check with the district office and read our guide to Prague parking zones before you assume you can have both.

It does not automatically give the right to install an electric-vehicle charger. In a shared garage, the owners' association usually has to approve the wiring and the metering. Ask the association for its rules and for any plan for chargers. Our piece on owners' meetings and voting explains how such a decision is taken.

Questions to ask before you sign

For a resale, ask the seller for the ownership extract of the space, the last service charge statement for it and the minutes of any decision on the garage. For a new build, ask the developer which form the space takes, whether it is a unit, and whether the price list shows the VAT rate. In both cases, the notary, lawyer or escrow agent should confirm the form in the draft. The key clauses to look for are listed in our guide to the property purchase contract. Foreign buyers will find the general steps in the Hypoteky.com guide to buying property in Czechia as a foreigner.

Frequently asked questions

Frequently asked questions

Can I buy a parking space without buying a flat?

Only if it is a separate unit or a stand-alone share that can be sold alone. A cellar that forms part of a flat cannot be sold separately.

Does a parking space get its own cadastre entry?

If it is a separate unit, yes. If it is part of a flat or only a right of use, it will not have its own entry. The ownership extract shows which.

Can I finance a parking space with my mortgage?

Some banks include a separate unit in the loan and value it with the flat. Policies differ, so ask before you reserve.

Do I pay tax on a garage space?

Garages and similar buildings fall under the annual real estate tax. The Financial Administration publishes the rules and the local coefficient is set by the municipality.

Does the space come with a residents' parking permit?

No. Residents' permits for paid zones are a municipal matter and are not linked to owning a garage space.

A practical next step

Write down the form of ownership of the space, its cadastre status, the price as a separate number and the monthly charge. If you cannot fill in all four, you do not yet know what you are buying.

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