Buying a new-build house in Chotětov near the D10: what to check

Villages between Prague and Mladá Boleslav are growing thanks to the motorway, the railway and the labour market around Škoda Auto. We look at what a new-build house costs today and what to check before buying newly built property in a village.

A family house in Chotětov makes sense for families who want a new build with a garden roughly 30 kilometres from Prague and just under 12 kilometres from Mladá Boleslav, without paying the prices of Prague's immediate surroundings. In the Mladá Boleslav area, houses are offered in 2026 for roughly CZK 55,000 to 80,000 per square metre. Before buying, however, it is essential to check the occupancy approval, utility connections, nursery school capacity and the contractual warranties.

Why demand is growing along the D10 motorway

The D10 motorway links Prague with Mladá Boleslav and Turnov. For the villages around it, this means predictable journey times to both the capital and the region's industrial centre. If you work in Prague only a few days a week and spend the rest of the time working from home, the same money buys you more floor space and a larger plot here than in the Praha-východ or Praha-západ districts.

The second driver is the Central Bohemian Region (Středočeský kraj) itself. According to data compiled for the Realiťák roku competition, 6,848 houses were on offer in the region in May 2026 – more than in any other region – and the average asking price for houses reached approximately CZK 70,500 per square metre, a year-on-year increase of 6.5 per cent. Locations further from Prague, including the Mladá Boleslav area, nonetheless maintain a noticeable price gap.

Chotětov: location, commuting and local amenities

The market town of Chotětov lies about 12 kilometres south-west of Mladá Boleslav and approximately 32 kilometres north-east of Prague. It consists of two parts, Chotětov and Hřivno. The population has grown significantly in recent years and today stands at around 1,400, reflecting the arrival of new families in newly built homes.

The village has a railway station on the line from Prague via Mladá Boleslav towards Turnov, as well as bus connections to the surrounding area. The motorway can be reached via the nearest junctions around Benátky nad Jizerou. The village has a primary school and a nursery school. For larger shopping trips, specialist doctors or secondary schools, residents travel to Benátky nad Jizerou or Mladá Boleslav.

New-build prices in 2026

No public statistics give a precise average price for new builds in Chotětov itself, so it is necessary to rely on regional data and listings. As a guide:

According to a regional overview for Q1 2026, houses in the Mladá Boleslav area are offered for roughly CZK 55,000 to 80,000 per square metre; new builds in the Central Bohemian Region typically sell for approximately CZK 10 to 18 million.
New builds in Mladá Boleslav itself tend to be more expensive than in the surrounding villages, where plots are usually larger and cheaper.
Building plot prices vary considerably depending on the village and location, so check them for the specific plot.
These are asking prices; actual sale prices tend to be lower and depend on the plot size, the specification and the energy performance of the house.

Factor the cost of borrowing into your budget as well. According to the Swiss Life Hypoindex, the average offered mortgage rate rose to 5.51 per cent in September 2026, having increased for six consecutive months since its March low; according to the same index, the rise in rates accelerated further in October. With higher rates, good price negotiation and a sensible ratio of own funds to borrowing become all the more important.

Škoda Auto and the regional labour market

The Mladá Boleslav region is built on the carmaker. Škoda Auto is one of the largest employers in the country, supported by a wide network of suppliers and services, so demand for housing within commuting distance has long been stable.

At the same time, according to its own statement, the company plans to reduce the number of positions in indirect, i.e. non-production, areas by 15 per cent compared with 2024 by 2028, mainly through natural attrition. For buyers and investors alike, the sober conclusion is this: the region is economically strong but dependent on a single industry that is undergoing the transition to electromobility. It is sensible to take this into account, but not to overstate it.

Infrastructure in a new development: utilities, nursery, school

A new street on the edge of a village may look finished in the visualisation, but the real value of a house is determined by what lies underground and in the municipal budget. Before signing a reservation agreement, check:

whether the house is connected to the public water supply and sewerage system, or relies on a well and a domestic wastewater treatment plant, and who owns and operates the utility networks;
whether the roads and street lighting are completed, approved for use and transferred to the municipality, or remain privately owned by the developer or co-owned by the homeowners;
what the zoning plan (územní plán) provides for the surrounding area, i.e. what may be built on the neighbouring fields;
the capacity of the nursery and primary schools and whether the municipality plans to expand them; when the number of children grows quickly, the nursery is usually the first place where a waiting list forms;
whether the developer contributes to the municipality's infrastructure under a planning agreement (plánovací smlouva) and what this means for you.

Information on school capacity and the municipality's investment plans is available from the municipal office; the zoning plan is usually published on the municipality's website.

Occupancy approval, warranties and building inspection

Under Building Act No. 283/2021 Coll., a family house requires an occupancy approval decision (kolaudační rozhodnutí) before it can be used, even if it was permitted as a simple structure. The administrative fee for the occupancy approval of a family house is usually stated as CZK 1,000; check the current rate in the schedule of administrative fees. Individuals who use a building without a final occupancy approval decision face a heavy fine, and banks generally do not accept a house without occupancy approval as collateral. In autumn 2026 the President signed an extensive amendment to the Building Act which, among other things, is intended to allow authorised inspectors to issue occupancy approval decisions. Its entry into force is spread over several phases, partly from January 2027, so check the exact wording in the Collection of Laws (Sbírka zákonů).

If you are having a house built under a contract for work (smlouva o dílo), Section 2629 of the Civil Code stipulates that claims for defects in the building, including hidden defects, must be raised with the contractor no later than five years after handover of the building. Under Section 2630, in addition to the contractor, the subcontractor, the designer and the person who carried out supervision are also liable for defects unless they prove otherwise. When buying a finished house from a developer, the rules of the purchase contract and the contractually agreed warranty apply; read carefully what it covers and how long it lasts.

In practice, it pays to bring an independent building surveyor to the handover and to obtain the inspection reports, pressure test results, the energy performance certificate and the as-built documentation. Record any defects in the handover protocol and agree deadlines for remedying them, or a retention from the purchase price.

Renting houses to employees: the investment angle

A region with a major employer and a network of suppliers creates demand for rental housing – not only flats, but also family houses for managers, specialists and families relocating for work. Investors should bear in mind, however, that the rental market in a village is smaller and more sensitive to employment trends than in a town, and that a house requires more care for the garden, technical systems and maintenance.

Individuals usually pay tax on rental income under Section 9 of the Income Tax Act. They can claim either actual expenses, including depreciation and loan interest, or a flat-rate allowance of 30 per cent of income, capped at CZK 600,000 per year. The standard tax rate is 15 per cent; 23 per cent applies to the portion of the tax base exceeding the statutory threshold. Which option is more advantageous depends on the amount of interest, repairs and depreciation; we recommend discussing the specific set-up with a tax adviser and having both the lease and the purchase contract reviewed by a lawyer.

Frequently asked questions

How much does a new-build family house in Chotětov cost? There are no precise statistics for the village. Regional data for Q1 2026 give asking prices for houses in the Mladá Boleslav area of roughly CZK 55,000 to 80,000 per square metre; the final price depends on the plot size, the specification and the stage of completion.

Can I move into a house before occupancy approval? A house cannot be used without a final occupancy approval decision; you risk a heavy fine, and the bank will usually not release the remainder of the mortgage. In justified cases, the building authority may permit early use of the building; check the conditions with the authority or a lawyer.

Is a house near the D10 worth buying as a buy-to-let investment? Demand is supported by the strong labour market around Mladá Boleslav, but the return depends on the purchase price, financing and occupancy and cannot be guaranteed in advance. Factor in the region's greater dependence on the automotive industry and the cost of maintaining the house.

If you are considering buying or selling a house in the D10 area, DALILE LIVING can help you vet the property and the location and negotiate the terms.