Flats at roughly a third to a half of Prague prices, a hospital, local industry and new express trains to Prague from December. We look at what Havlíčkův Brod offers families and investors looking for a higher yield.
Flats in Havlíčkův Brod are advertised at roughly CZK 63,000 to 74,000 per square metre. That is about a third to a half of Prague prices, while rents are slightly more than half. The town suits families who want a larger flat or a house at a reasonable price and a direct train link to Prague. It also suits investors who prefer a higher gross yield to fast price growth. However, you should expect a smaller and slower market than in a big city.
Why the Vysočina region attracts people from big cities
The main reason is the balance between price and quality of life. For the money that buys a smaller flat in Prague, you can get a spacious home with a garden in the Vysočina region, or a country cottage in the wooded landscape around the Sázava and Doubrava rivers. Working from home has also become more common since the pandemic, so many people now only need to travel to the office a few times a week. With around 23,000 inhabitants, Havlíčkův Brod is large enough to have a hospital, schools, public offices and cultural life. Yet it is still small enough to get around on foot, and you can be out in the countryside within minutes. The town also benefits from its position on a railway junction between Prague, Jihlava and Brno.
Flat and house prices in Havlíčkův Brod in 2026
According to listings data, the average asking price for flats in the Havlíčkův Brod district was around CZK 63,000 per square metre in October 2026, up by about six per cent year on year. An analysis for the first quarter of 2026 gives a figure of roughly CZK 73,600 per square metre for the town itself, the highest in the Vysočina Region, just ahead of Žďár nad Sázavou. For comparison, the average asking price for a flat in Prague this year is roughly CZK 150,000 to 175,000 per square metre. In Havlíčkův Brod, the price depends mainly on the size and condition of the flat. Small renovated flats are advertised at up to CZK 70,000 to 80,000 per square metre, while larger, older flats in prefabricated panel blocks tend to be considerably cheaper.
Prices for family houses vary widely. Smaller rural houses, often in need of renovation, are advertised in the district at roughly CZK 1.5 to 3 million. Ordinary houses in towns such as Havlíčkův Brod, Světlá or Ledeč nad Sázavou usually cost CZK 4 to 8.5 million. New-builds and high-end houses on larger plots go above CZK 10 million. Bear in mind that these are asking prices. Actual sale prices tend to be lower, and there is more room for negotiation in a smaller market.
Employers, schools and hospitals
The town's Strategic Development Plan for 2025–2035 lists the largest employers as Havlíčkův Brod Hospital, Havlíčkův Brod Psychiatric Hospital, car parts manufacturer Futaba Czech, textile company Pleas, the company Engeser and the town itself. The regional hospital provides care for the whole district. For families, it matters that the town has nursery and primary schools, a grammar school (gymnázium) and secondary vocational schools. The nearest universities are in Jihlava, Pardubice, Prague and Brno.
For investors, this leads to a practical conclusion. Demand for rental flats here comes mainly from healthcare workers, employees of manufacturing companies and young people who do not yet want to, or cannot yet, buy their own home. This is a stable but limited group in terms of numbers. The size, furnishing and price of a flat should be tailored accordingly.
Transport to Prague, Jihlava and Brno
The direct R9 express train runs from Havlíčkův Brod to Prague in just under two hours, via Kutná Hora and Kolín. From December 2026, following a Ministry of Transport tender, RegioJet will take over the R9 line under a fifteen-year contract. Trains are due to run hourly from Prague to Havlíčkův Brod and then continue alternately to Brno and to Jihlava, giving Jihlava a direct connection to Prague without a change. The operator will deploy new units capable of speeds of up to 200 km/h. Do not expect journey times to shorten significantly straight away in December, however. Check the specific times in the new timetable.
If you drive, the D1 motorway is close by. For daily commuting to Prague, however, it is demanding and makes more sense for people who only travel to the office a few times a week.
Rental yields compared with Prague
According to listings, rents in Havlíčkův Brod range from roughly CZK 200 to 300 per square metre per month, with an average of around CZK 250. Small flats command the highest rent per square metre, larger older flats less. For comparison, according to the Deloitte Rent Index, the average rent in the second quarter of 2026 was CZK 462 per square metre in Prague and CZK 257 in the regional capital Jihlava, where it also fell by three per cent quarter on quarter.
A rough calculation shows why the regional market appeals to investors. A 50 m² flat at CZK 65,000 per square metre costs about CZK 3.25 million. At a rent of CZK 250 per square metre, it brings in roughly CZK 150,000 a year, which corresponds to a gross yield of around 4.6 per cent. A Prague flat of the same size at CZK 160,000 per square metre, with rent of CZK 462 per square metre, gives a gross yield of roughly 3.5 per cent. This is only an illustrative example, not a promise of returns. To arrive at the net result, you must factor in the building's repair fund contributions, insurance, income tax, void periods and repairs. Also bear in mind that a flat is harder to sell in a smaller market.
- Advantages: lower entry price, higher gross yield, stable demand from hospital and company employees.
- Risks: fewer potential buyers and tenants, longer time to sell, sensitivity to a downturn at a single large employer.
- What to look for: 1+kk to 2+kk flats near the railway station, the town centre or the hospital, in good technical condition and with reasonable energy costs.
Cottages and houses in the surrounding area
The area around Havlíčkův Brod is a popular holiday destination. The Sázava valley around Světlá, Ledeč and Lipnice, or the area around Ždírec nad Doubravou and the Žďárské vrchy hills, offers cottages from roughly CZK 1.5 to 3.5 million. Larger farmsteads cost considerably more. A low price, however, often conceals high renovation costs. Before buying, have the roof, roof truss, damp in the walls, water supply and wastewater system (well, cesspit or treatment plant), access road and land registry entry checked. Also check the municipal zoning plan (územní plán), as it determines whether you can extend the property or convert it into a permanent residence.
How to buy property remotely
Buying property in Havlíčkův Brod is possible without frequent trips from Prague, provided you proceed systematically. You can start with a video viewing, but before signing a reservation agreement you should see the property in person or send a trusted representative. Registration of the transfer in the land registry is now routinely handled without attending the land registry office in person.
- Check the title deed extract (list vlastnictví) in the land registry (katastr nemovitostí), along with any mortgages, easements (věcná břemena) and disputes.
- For a flat, request the articles of the owners' association, the amount of the repair fund, minutes of meetings and the building's repair plan.
- Deposit the purchase price in an escrow account held by a lawyer, notary or bank, and make payment to the seller conditional on registration of your ownership.
- You can sign the contract via a power of attorney with an officially certified signature, or by signing before a lawyer.
- The administrative fee for the application for registration in the land registry (návrh na vklad) is CZK 2,000 for a paper submission and CZK 1,600 for an electronic one.
- If you intend to let the flat, arrange local property management to handle handovers, minor repairs and contact with the tenant.
We always recommend checking the individual steps, contracts and the tax implications of letting and any later sale with a lawyer and a tax adviser, as they depend on your specific situation.
Frequently asked questions
Is Havlíčkův Brod suitable for commuting to Prague? The express train takes just under two hours to reach Prague and is due to run hourly from December 2026. Daily commuting is demanding, but for those partly working from home, many people find it acceptable.
How much does a flat in Havlíčkův Brod cost? Asking prices in 2026 range from roughly CZK 63,000 to 74,000 per square metre. A smaller flat can therefore often be bought for CZK 3 to 4 million, although this depends on its condition and location.
Is it worth investing in a rental property in Havlíčkův Brod? Gross yields here tend to be higher than in Prague, as the ratio of purchase price to rent is more favourable. However, the market is smaller and flats take longer to sell. It is therefore better suited to a long-term investment focused on regular income.
If you are considering buying in Havlíčkův Brod or elsewhere in the Vysočina region, DALILE LIVING can help you with property checks, negotiation and a secure remote purchase. We can also advise on renovation and letting.
Sources
- RealityMix – Prodej bytů v Havlíčkově Brodě (nabídkové ceny, říjen 2026)
- Reality Vencovský – Vývoj cen bytů, 1. čtvrtletí 2026, Kraj Vysočina
- tvbydleni.cz – Deloitte Rent Index: Praha i většina krajských měst ve 2. čtvrtletí zlevnily
- Nemovitomat – Ceny bytů v Praze 2026
- Město Havlíčkův Brod – Strategický plán rozvoje města 2025–2035
- Ministerstvo dopravy – Rychlíky mezi Prahou, Havlíčkovým Brodem a Jihlavou či Brnem bude provozovat RegioJet
- Zdopravy.cz – Podepsáno: RegioJet má jistý provoz rychlíků R9 s novými jednotkami Pesa
- Realitní advokáti – Poplatky za návrh na vklad do katastru
