Real estate agencies in Prague: how they work and how to choose one

A flat listed in Prague by a large network and the same flat listed by a two-person firm will look alike on a portal. The difference shows up later: who answers the phone when the bank's valuation arrives low, who knows the district, who has the documents ready when a buyer wants the owners' association papers by Friday. Choosing an agency is mostly choosing for those moments.

This guide is about selection. How commission works and who pays it is in our separate explainer on real estate agents and fees, so here we concentrate on what to compare and what to ask.

What an agency actually sells

An agency sells three things, in different proportions. The first is reach: the listing on the main portals, its own website, mailing lists and the contacts of its brokers. The second is handling: viewings, screening of buyers, negotiation and the paperwork around a reservation. The third is knowledge: what a flat in a particular street is worth, which buildings have problems, what a bank will accept.

Reach is the easiest to copy. Any seller can post on the same portals, which is why handling and knowledge are where agencies can really differ. When an agency says it will market the flat to an "international network", ask for what that means in practice and for the names of the channels.

The kinds of agency you meet

The market has several types, and the labels are looser than they sound.

• Large networks and franchises, with many offices and brokers working under a common brand. Standards are set by the franchise but vary by office, and the person you deal with matters more than the logo.
• Independent local agencies, often strong in one district or one segment, such as older flats in a particular area.
• Developer-linked sales offices, which sell a developer's own new-builds. They act for the developer, a point covered in our article on how developer sales work.
• Buyer's agents, who are paid by the buyer to search. The fee structure should be explicit from the start.
• Online platforms and listing services that connect you to brokers, and may or may not employ them.

None of these types is better by definition. A small firm with an experienced broker can outperform a famous name, and the reverse is also true.

Checking who you are dealing with

Before you sign, check three things.

First, the business. Czech brokers normally work under a trade licence, and the trade register is public, as is the company register (obchodní rejstřík) for companies. Look up the name, the registered office and the person authorised to act. Our article on free public registers to check shows the tools. Consult the competent authorities for the current licensing and insurance requirements for brokers (as of 2026; check the Ministry for Regional Development).

Second, the person. A broker who handles your sale should be someone you can contact directly. Ask who will be at the viewings, who handles the documents and who covers when they are away.

Third, the track record in your segment. Ask for examples of flats of the same size and in the same area that the broker sold in the last year, and how long they took. A figure the agency volunteers is a claim; a list of examples you can verify yourself is evidence. Do not expect a precise answer on price, since each sale differs.

The agreement: where agencies differ most

Agencies look alike until you read the agreements. The clauses worth comparing are the following.

Exclusivity. An exclusive agreement gives one agency the sole right to market the flat for a set period. It aligns the agency's interest with yours, since it is going to be paid only if it sells, and it protects its investment in photographs and advertising. It also ties you. A non-exclusive agreement lets you use several agencies, but each has less reason to spend.

Term and termination. A term of a few months is easier to leave than a long one. Ask how you can end the agreement early, and at what cost.

The tail. Many agreements keep the commission due if a buyer introduced by the agency signs within a period after expiry. Ask for the names of the people introduced, in writing, so that the list is clear.

What is included. Photographs, floor plans, an energy certificate, a legal review, escrow. Some agencies bundle them, others charge extra.

The trigger for payment. Signing the contract, registration in the cadastre or receipt of the price. Registration is safer for the client, as the ownership transfer has happened.

What to expect from the process

A serious agency will ask you for identification and, for large transactions, about the source of the money. Real estate brokers are among the obliged persons under the Czech anti-money-laundering law (zákon č. 253/2008 Sb.), and the Financial Analytical Office supervises the system. That means identity checks and questions about the source of funds are normal, not an insult. Our explainer on buying with cash and source-of-funds checks describes what to prepare.

A broker is not a lawyer. Title checks and contract drafting belong to a lawyer, as our guide to notaries, lawyers and escrow explains. For foreign owners selling from abroad, see selling as a non-resident.

Red flags

A valuation far above the rest is a familiar way of winning an instruction. The agency lists at that price, the flat sits, and the price comes down, with the seller's best weeks gone. Compare proposals using actual sold examples, and, if you want an independent number, use a separate valuation tool. For instance, you can request a figure from the valuation service on homerealestate.cz (in Czech) and compare it with each agency's view.

Foreign buyers can read an overview of the whole purchase in the guide to buying property in Czechia as a foreigner on Hypoteky.com.

Frequently asked questions

Do I need an agency to sell a flat in Prague?

No. Owners can sell privately, but they then do the viewings, pricing and paperwork themselves and still need a contract and registration in the cadastre.

Is there a fixed commission?

No. It is set in the brokerage agreement as a percentage or a fixed sum, and it differs by firm and property.

Should I sign an exclusive agreement?

It can work if the term is short, the marketing plan is concrete and you can leave if it fails. Read the tail clause before agreeing.

Why does the agency want to see my passport and ask about my money?

Brokers are obliged persons under the AML Act and have to identify clients and, in larger deals, check the source of funds.

A practical next step

Ask two or three agencies for a written proposal and the draft agreement, side by side. Use the table above as a checklist. If you cannot explain in one sentence what an agency's fee buys, keep looking.

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