What does a turnkey renovation of an older flat in Prague cost today, how long does it take, and what pushes the price up the most? We set out price ranges by standard, a timeline for a 3+kk and how to avoid extra work.
According to published price lists, a turnkey flat renovation in Prague in 2026 starts at roughly CZK 13,000 per square metre for a standard finish and at approximately CZK 20,000 per m² for a premium one. If only the surfaces are replaced and the existing wiring and pipework stay, prices start at around CZK 6,500 per m². The final figure, however, depends most on what is included in the price and on the condition of the services.
What a turnkey renovation actually means
In a turnkey renovation, a single contractor takes on the whole job, from demolition to handing over a flat that is ready to live in. They coordinate the trades and arrange materials, rubble removal, inspections and cleaning, and they are responsible for the result as a whole. You deal with one person and have one contract, one schedule and one warranty.
The same label can, however, cover very different scopes of work. Some firms include a fitted kitchen with appliances and the bathroom fittings in their price per square metre, while others quote only for the building work and charge for the kitchen and bathroom separately. So never compare quotes on the price per square metre alone. Always ask for an itemised budget and be clear about exactly what it covers.
Price per m² by standard: cosmetic, standard, premium
Published price lists for 2026 fall into three ranges. These are guide figures, and a particular flat may differ from them considerably.
- Cosmetic refresh: from approximately CZK 6,500 per m², averaging around CZK 8,500 per m². Surfaces, paintwork and floors are replaced; the wiring and pipework stay.
- Standard renovation: from roughly CZK 12,900 per m², averaging around CZK 15,000 per m². A complete overhaul including new wiring and pipework, floors and bathroom.
- Premium renovation: from approximately CZK 19,900 per m², averaging around CZK 22,000 per m². This covers higher-end materials, smart home technology, bespoke built-in joinery and top-tier appliances. Designer solutions can cost considerably more.
To give you an idea: for a 70 m² flat, the building work in a standard renovation comes to roughly CZK 900,000, with the kitchen and appliances priced separately depending on size and specification. According to published price lists, a medium-sized bathroom of 5 to 8 m² costs approximately CZK 126,000. Depending on the condition of the property, prices can vary by tens of per cent.
As regards VAT, construction and installation work on a completed residential building is subject to the reduced rate of 12 per cent under Section 48 of the VAT Act. For repairs and improvements to a flat, the 120 m² floor area limit, which relates to the definition of social housing, is not decisive. Materials you buy yourself, outside the contractor's supply, are, however, charged at the standard rate of 21 per cent.
What affects the price most: electrics, plumbing, layout, floors
The difference between a cheap and an expensive renovation of the same flat usually lies not in the tiles but in what you cannot see.
- Electrics: aluminium wiring is still found in older buildings. Replacing it fully means cutting channels in every room, a new distribution board and an inspection. It is one of the items that raises the budget most, but in a full renovation it is worth not avoiding the replacement.
- Water and drainage: this depends on whether only the pipework within the flat is replaced, or the connections to the risers as well. Risers are common parts of the building, so their replacement has to be agreed with the owners' association.
- Layout: removing a prefabricated laminate (umakart) or masonry bathroom core, building new partitions and moving the bathroom or kitchen mean more demolition, new waste pipe routes and often a more complex design.
- Floors: in apartment buildings, damaged floor boarding or uneven subfloors are often hidden beneath old floor coverings. Levelling, new anhydrite or concrete screeds and impact sound insulation significantly change the price per metre.
As a general rule, the older the building and the less you know about it, the larger the contingency you should keep. Allow at least an extra fifteen per cent of the budget, and for older buildings even more.
Permits, the owners' association and notifying building work
Since 1 July 2024, the new Building Act No. 283/2021 Coll. has been in force. Alterations inside a flat that do not affect load-bearing structures, do not change the appearance of the building or its use, cannot affect fire safety and do not concern a listed cultural monument usually do not require a permit from the building authority. However, as soon as you demolish a load-bearing wall or create a new opening in one, you need a permit and supporting documents from a structural engineer. The permit is then valid for two years from the date it becomes final, unless the authority sets a longer period.
Watch out for legislative changes: in September 2026, the Chamber of Deputies overrode the Senate's rejection of an extensive amendment to the Building Act, and the President signed it on 17 September 2026. It is coming into effect in several stages: some changes apply shortly after promulgation, others from 1 January 2027, and a new organisation of building authorities is planned for 2028. If you are planning a renovation around the turn of the year, check the current wording in the e-Sbírka (the official online Collection of Laws).
Under Section 1182 of the Civil Code, you are obliged to notify the person responsible for managing the building in advance of any alterations inside your flat, even those that require no permit at all. You need the consent of the owners' association (společenství vlastníků jednotek, SVJ) when the work affects common parts of the building, typically load-bearing walls, risers, windows or the façade. For changes requiring a permit, the owner's consent is attached to the application under Section 187 of the Building Act. Do not forget the house rules either, which often regulate noisy work and the removal of rubble.
Timeline: how long a 3+kk renovation takes
According to available professional sources, the work itself on a complete renovation of a 3+kk flat takes roughly 10 to 16 weeks. If the layout is changing or a permit is needed, allow considerably longer, including preparation. An indicative sequence of stages looks like this:
- Preparation, measured survey and design: 1 to 4 weeks, plus time for any permit.
- Demolition: approximately 1 week.
- Shell work, partitions and layout changes: 2 to 3 weeks.
- Water, drainage, electrical and heating installations: 1.5 to 2 weeks.
- Plastering and floors, including drying time: 2 to 3 weeks.
- Wall and floor tiling and painting: 1 to 2 weeks.
- Installation of the kitchen, sanitaryware and light fittings: approximately 1 week.
- Inspections, cleaning and handover: approximately 1 week.
The most common cause of delay is usually not the work itself but delivery times. Large-format tiles, bespoke kitchens or non-standard doors can take several months to manufacture. It is therefore sensible to start planning about six months before your intended move-in date and to order materials with long lead times before demolition begins.
How to avoid extra work and delays
Extra work does not happen by chance. It is usually the result of insufficient preparation or an unclear brief. A few principles will significantly reduce the risk:
- Before signing the contract, have a survey carried out: probes into the floors and a check of the electrics and the condition of the pipework.
- Insist on an itemised budget with quantities, not just a price per square metre.
- Choose all materials and fittings in advance and specify them in the budget individually, not as a general item.
- In the contract, agree a fixed price for a defined scope of work, a procedure for approving extra work in writing and in advance, and deadlines for the individual stages.
- Agree a contractual penalty for delay and a retention sum to be released once defects have been remedied.
- Keep changes to the brief during the work to a minimum. Every change made during construction costs time and money.
Renovating before a sale vs. for your own home
When renovating a home you will live in yourself, it pays to invest in things that are difficult to change later: wiring and pipework, floor build-ups, acoustics and layout. For surfaces and furnishings, you can choose a higher standard to suit your own taste, as you will be living in the flat for years.
Before a sale, the logic is different. Buyers of older flats in Prague value above all the certainty that the wiring, pipework and bathroom are new, together with a neutral, timeless look. Expensive designer features reflecting personal taste are generally not recouped in full in the price. Consider, too, whether it might be more advantageous to sell the flat with a completed design and budget and leave the choice of standard to the buyer. Remember that a renovation will extend the time to sale, and on the tax side, clarify with your adviser how renovation costs will be reflected in any taxation of the income from the sale.
Frequently asked questions
Is the price per square metre final? Usually not. The price per metre is only a rough guide, and firms include different items in it. The final figure is determined only by an itemised budget drawn up after viewing the flat, to which it is wise to add a contingency.
Do I need a building permit to renovate a flat? If you are not affecting load-bearing structures, changing the appearance of the building or its use, and the building is not a listed cultural monument, you usually do not need a permit. You must, however, notify the person responsible for managing the building, i.e. the owners' association (SVJ) or the building manager, in advance. If the work affects load-bearing walls or common parts, you need both a permit and the consent of the owners' association.
How long will I be without a home? For a complete renovation of a 3+kk, allow roughly ten to sixteen weeks for the work itself, and longer if the layout is changing and permits need to be obtained. Living in the flat during demolition and the replacement of wiring and pipework is practically impossible.
The information above explains the general rules in force as of October 2026. We recommend verifying the specific procedure with the building authority, the contract with the contractor and the tax implications with a lawyer and a tax adviser.
If you are considering buying an older flat or renovating one before a sale, DALILE LIVING can help you estimate the scope of work, prepare the brief and coordinate the project.
Sources
- Zákon č. 283/2021 Sb., stavební zákon – aktuální znění (e-Sbírka)
- Česká komora architektů – Nový stavební zákon a stav novely
- ePravo – Povinnosti vlastníka jednotky vůči osobě odpovědné za správu domu
- MMR – Souhlas vlastníka podle § 187 zákona č. 283/2021 Sb.
- Finanční správa – Informace k uplatňování DPH u nemovitých věcí
- Kolik stojí rekonstrukce bytu v Praze 2026 (Portal Stav)
- Jak dlouho trvá rekonstrukce bytu a kolik stojí (Nejstav.cz)
