Income tax on the sale of real estate: land, flat or house
The very first tax we need to mention concerns the seller. This is income tax, sometimes inaccurately referred to as tax on the sale of immovable property, which is calculated on the profit, i.e. the difference between the sale price and the purchase price of the property. Expenses related to the sale (commission to the real estate agent, preparation of the sale and purchase contract, expert opinions) or reconstruction of the property (however, only such modifications that are directly related to the appreciation of the property, e.g. replacement of windows or insulation, are counted) are deducted from the sale price. If the purchase price, after adding the costs of reconstruction and sale, exceeds the sale price, the tax is of course not payable because no profit was made.
Taxation of the sale of real estate or the amount of income tax on the sale of real estate
It should be taken into account that the personal income tax has two percentage rates. In addition to the basic rate of 15%, a higher rate of 23% will be added in 2021 for the part of the tax base that exceeds 36 times the average wage (for 2025 this limit is CZK 1,676,052).
Thus, if the seller collects not only the profit from the sale of the flat in a given year, but also an extraordinary remuneration from his employer, part of his tax base may “swing” to the higher rate.
A practical example: on 1 February 2025, Mr and Mrs Novák sold their flat for CZK 6,000,000. They bought the property six years ago for CZK 3,800,000 and invested CZK 400,000 in renovations. The profit is therefore CZK 1 800 000. Mrs Nováková’s husband also received an extraordinary remuneration of CZK 500 000 in addition to his salary. The sum of the income (profit from the sale + the husband’s salary) brought the couple above the limit; anything above the limit is therefore subject to the 23% rate.
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Exemption from property sales tax (income tax)
Before you start calculating how much tax you’ll pay on the sale of your property, see if any of the exemptions apply to you. In fact, a significant number of sellers are completely exempt from the tax. You don’t pay tax if you meet at least one of the following conditions:
- You have owned the property for at least 5 years, or 10 years (the 10-year period applies to properties acquired after 1 January 2021, and the 5-year period continues to apply to previously acquired properties). The so-called time test starts from scratch for every subsequent transfer of real estate, not only for the sale but also for the gift of real estate. The only exception is the inheritance of real estate in the direct line, where the period during which the property was owned by the previous owner is also counted. This condition applies to flats in so-called “personal” ownership as well as to shares in a cooperative, i.e. cooperative flats.
- You have occupied the property yourself for at least two years before the sale. This does not have to be a permanent residence registered on your ID card, you only need to prove that you have actually used the property. This can be proved by, among other things, documents proving that you have registered the internet or energy in your name, or by correspondence delivered to the address (e.g. bank statements or energy bills). In any case, however, it must be a privately owned flat; this exception does not apply to cooperative flats.
- You have occupied the property for less than two years, but you will use all the money you get from the sale to meet your own housing needs within one year. Housing needs are not only the acquisition of a new house, flat or land, but also the construction or renovation of any building intended for permanent housing. You can also use the money to repay part of the loan you obtained for your new home. You will also meet the condition if you have invested a corresponding amount in the new home in the year before the sale. However, this activity must be reported and subsequently proved to the tax authorities, who may exempt you from tax.
However, all exemptions only apply to individuals. If the property is included in business property, the tax must be paid in any case. If you are an individual and meet any of the conditions for exemption, you do not have to include the income from the sale of the property in your tax return at all.
If the property being sold is part of the community property, the spouses can choose which of them will tax the sale proceeds. For purposes of the timing test, it is sufficient for either spouse to meet the condition.
In practice, the income is then often taxed on the spouse who, due to his/her other income, remains below the threshold for the second income tax rate and thus does not apply the 23% rate itself.
Notification obligation
It should be remembered that under the Income Tax Act, an individual is obliged to notify the tax administrator of exempt income exceeding CZK 5 million. Exemption is typically the fulfilment of a “time test” or a two-year enjoyment condition.
However, if the seller sells multiple properties during the same year and the aggregate of his or her exempt income exceeds the statutory limit, he or she must disclose this fact to the tax authorities by the end of the tax filing deadline, even if he or she is not otherwise required to file a return. The penalty for failure to do so may be a penalty of up to 15% of the unreported income.
Tip for article
There are a lot of myths about tax. Some think that the property sales tax will be abolished in 2020. But that is not true, because it is confused with property tax. Read on to find out what has changed in practice with the abolition of the property tax and what it means.
VAT on the sale of real estate
If the seller is a VAT payer and is not subject to one of the exemptions, he/she must also pay VAT at the rate of 21% of the property price (or 12% in the case of so-called social flats and houses).
When is VAT not payable?
- The seller is a natural person and is not subject to VAT.
- The subject of the sale is an apartment or house for which at least 2 years (23 months) have passed since the completion of the construction or the last substantial reconstruction.
- It is not a repeat sale which would be the subject of a business activity.
- The sale does not include building land or land which forms a single unit with a building (if the building is subject to VAT).
From 1 July 2025, the amendment to the VAT Act has reduced the original five-year time test to 23 months and only taxes the first supply of completed property. Any subsequent transfers after this period are no longer exempt.
When is VAT payable?
The seller is subject to VAT and the object of the sale:
- an apartment or house that was built or substantially renovated less than 2 years (23 months) ago,
- land which forms a single unit with the property,
- land intended for development.
Voluntary VAT taxation
Even though you are not obliged to pay VAT, you can opt for voluntary taxation during the next transfer so that you do not lose the VAT deduction applied during construction or reconstruction. Now you need the consent of the VAT-paying buyer (or a person registered for tax in another Member State) to do this. In practice, this often results in two options when negotiating the price: with VAT and without VAT.
Practical example: a small developer completes a terraced house and sells it to its first VAT-paying client 14 months after completion. The client can claim a deduction. The developer wants to sell the second house after 26 months. In order to retain the right to deduct the second building, it agrees with the purchaser-taxpayer to tax the sale voluntarily, so that 21% VAT is added to the price but subsequently deducted by the purchaser.
Sale of property to an employee and VAT
As of 1 January 2025, an employee of the seller is considered a so-called connected person. Therefore, if a VAT-paying entrepreneur sells a property to his employee at a price lower than the “normal price” (i.e. the normal market value of the property at that place and time), he must calculate VAT on this normal price, not on the agreed price. The purpose of the regulation is to prevent the tax base from being lowered on purpose within a group with personal ties. It is therefore worthwhile for the seller to prove that the agreed price corresponds to market conditions – for example, by means of an expert’s report.
Another important new change is that the VAT Act now classifies as building land not only those plots of land on which a building is already under construction, but also those which are designated for development according to the zoning plan or on which preparatory work has been carried out (for example, the connection of utilities). Such land is usually subject to the basic rate of 21%, which can significantly increase the purchase price.
Real estate tax
While the previous two taxes are paid on a one-off basis, property tax is an annual affair and applies to every property owner. It is therefore payable by the purchaser after the transfer of the property. The tax must be paid by anyone who owns any property on 1 January. Each owner declares himself or herself liable for the tax by filing a property tax return with the local tax office by 31 January of the year for which the tax is first payable. In subsequent years, it is not necessary to file the tax return again, but only to pay the tax itself.
However, the seller can opt out of the property tax so as not to pay the tax himself. In most cases, however, the tax office will find out that the property has been sold so that the new owner applies for the tax and files the tax return himself. The tax office will then de-register the former owner itself. However, if the seller does not want to rely on this, he or she can and should file a property tax disclaimer and support it with an extract from the Land Registry. Then he assumes no risk.
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Summary
The main tax liability of the seller is to pay income tax on the sale of the property, which is 15% of the difference between the sale price and the purchase price. Costs associated with the renovation and sale are also included in the calculation, but only those that have directly contributed to the increase in value of the property. There are exemptions that may exempt you from this tax. For example, the seller does not have to pay the tax if they have owned the property for at least 5 years or occupied the property for at least 2 years before the sale. Another exemption is to invest the proceeds of the sale to meet your own housing needs.
VAT payers apply a rate of 21% or 12% from 1 July 2025 and VAT is only payable on the first sale of a new build within 23 months of completion; older properties are exempt
Property tax is also payable annually by each property owner. The buyer is liable to pay this tax when selling the property, but the seller can file an opt-out to avoid any potential risks.