10 September 2022 · Packing Up and Landing Smooth · Czech Republic
Finding Furnished Apartments in Prague
Packing Up and Landing Smooth in the Czech Republic
Moving to Prague can feel like trying to finish a thousand-piece puzzle on the bus: exciting, a little shaky, and so much easier when someone hands you the corner pieces first. Consider me that someone. I’ve coached more than 400 relocators, and Prague remains one of my favourite “easy-hard” cities—easy because of its compact tram network, giant English-speaking expat crowd and café culture; hard because paperwork and flat hunting can ambush the unprepared.
Below you’ll find a step-by-step playbook that starts well before you board the plane and ends with the comforting thunk of your suitcase in a fully furnished Vinohrady studio. I weave in personal tricks, crystal-clear cost estimates, and local resources that most guides skip. Let’s get you a Czech address, shall we?
Why Go Furnished in Prague?
Prague apartments come in three flavours:
- Furnished (zařízený) – has everything down to forks and duvet covers.
- Part-furnished (částečně zařízený) – usually big items only (bed, sofa, wardrobes).
- Unfurnished (nezařízený) – four blank walls and, if you’re lucky, lighting fixtures.
For arrivals who don’t speak Czech or want to keep the move nimble, fully furnished is usually worth the 10–15 % rent premium. It buys you:
• Zero IKEA assembly marathons.
• The option to sub-let fast if you change plans.
• A smoother exit, because you’re not reselling sofas at midnight.
That said, not all “furnished” flats are equal. I’ve toured units whose idea of cookware was a single scratched Teflon pan. The sections below will show you how to separate the lovingly equipped from the lipstick-on-particleboard.
Pre-Move Preparation Checklist
Flights booked, resignation letter sent—now what? Work through the list below four to six weeks before arrival to avoid last-minute meltdowns.
1. Document & Admin Prep
| Item | Why it matters | Coach’s tip |
|---|---|---|
| Passport validity (≥ 6 months) | Agencies won’t draft a lease otherwise. | Double-check kids’ passports if you’re a family. |
| Proof of income / employment | Landlords often ask; helps them “sell you” to the owner. | Export payslips as PDFs before HR turns off your access. |
| Criminal record extract | Requested by some corporate landlords. | You can get one online for many countries—do it now. |
| Czech visa or residence permit steps | Needed for contracts longer than 30 days. | Register within 3 days of arrival—more on that later. |
“In Prague, paperwork ages like bread, not wine. Fresh copies within 90 days is the rule of thumb.”
2. Budget Framework
Create three columns:
- Upfront housing – first month’s rent + security deposit (1–2 × rent) + agency fee (1 month).
- Set-up costs – transit pass, SIM card, local health insurance top-ups.
- Buffer – at least 30 % wiggle room for “oops I didn’t know that” expenses.
We’ll put real numbers in the Budgeting section, but sketching the framework now prevents sticker shock.
3. Digital Scouting Mission
Block two evenings to binge-scroll Czech property portals and Facebook expat groups. Even if you don’t book anything yet, you’ll sharpen your instincts for realistic pricing. Capture listings in a spreadsheet—address, monthly rent, included utilities, agency/owner contact, gut-feel score from 1-5.
4. Short-Term Landing Pad
I recommend reserving 7–14 nights in a serviced apartment or Airbnb in districts 2 or 7 (Vinohrady, Žižkov, Holešovice). These areas give quick tram access to viewings across the city. Booking.com filters for “washing machine” and “kitchenette” so you can live semi-normally while hunting.
Understanding Prague’s Districts at a Glance
Prague is carved into 22 administrative districts, but expats really talk in neighbourhood names. Here’s the cheat sheet:
| Neighbourhood | Style | Furnished 1-bed range | Commute to centre | Vibe |
|---|---|---|---|---|
| Malá Strana / Old Town (P1) | Historic, touristy | €1,100–1,800 | Walk | Cobblestones, vaulted ceilings |
| Vinohrady (P2) | Elegant, leafy | €900–1,400 | 5 min metro | Brunch capital of Prague |
| Žižkov (P3) | Bohemian, hilly | €800–1,200 | 10 min tram | Dive bars & laptop cafés |
| Karlín (P8) | Post-industrial chic | €950–1,500 | 3 min metro | Tech offices, river stroll |
| Holešovice (P7) | Up-and-coming | €850–1,300 | 8 min tram | Art galleries, hipsters |
| Smíchov (P5) | Mixed, convenient | €880–1,350 | 4 min metro | Malls & quiet sidestreets |
| Černý Most, Zličín | Suburban, malls | €650–950 | 20 min metro | Big-box stores, expat families |
If you’re unsure, Vinohrady delivers the highest hit rate for tasteful, fully kitted flats under €1,300.
Timing & Seasonality
Prague’s rental market peaks in August–September when universities start. Prices jump ~8 % and furnished studios vanish in days. Conversely, February–March sees the most negotiable landlords—many try to fill gaps left by winter leavers.
My rule:
• Moving in spring? Negotiate.
• Moving in late summer? Prepare to pounce.
Arrival Week Must-Dos
So you’ve landed, inhaled your first trdelník pastry, and stared lovingly at the castle. Let’s get operational.
Day 1–2: Essentials & Orientation
- Buy a Lítačka card (30-day public-transport pass) at any metro station. You’ll clock 20–30 km of tram rides during viewings—this saves money and mental math.
- Czech SIM card – T-Mobile and Vodafone kiosks in arrivals halls sell pay-as-you-go packs with 10 GB for about 700 CZK (€28).
- Register with the Foreign Police (if you’re non-EU) within 3 days unless your hotel handles it. Keep stamped confirmation for your lease paperwork.
Day 3–4: Viewing Sprint
Aim for 3–4 viewings per day, grouped geographically:
| Time | Area | Listing Code |
|---|---|---|
| 10:00 | Karlín loft | A-58624 |
| 12:00 | Holešovice 1-bed | M-74102 |
| 14:30 | Vinohrady studio | V-32918 |
| 17:00 | Smíchov riverside | S-91832 |
Carry:
• Passport copies
• Proof of income
• Cash or Revolut for immediate reservation fee (≈ 10 % of rent)
Never hand over cash beyond a symbolic “reservation” until you’ve signed the contract in writing.
Day 5: Scoring & Decision
Rank each flat against your spreadsheet criteria:
- Inventory completeness – real duvet? Enough sockets?
- Noise level – open windows during daytime and note tram bells, pub chatter.
- Commute reality – run Google Maps “arrive by 9:00” to your office.
- Landlord responsiveness – reply speed is predictive of future maintenance support.
If two options tie, choose the one nearer a tram stop—you’ll thank yourself mid-winter.
Day 6–7: Lease Signing & Move-In
Most agencies provide bilingual contracts. Insist on:
• Lease duration clearly stated.
• Included utilities spelled out: heating (topení), electricity (elektřina), water (voda), internet (internet).
• Penalty clauses; a fair break clause is either 2-month notice or finding an equivalent tenant.
Conduct an inventory walkthrough with photos before giving the deposit. Note scratches, missing items.
Budgeting Tips for the First Month
“Your first 30 days in Prague decide whether you’ll call the city charming or chiselling.”
Let’s crunch some numbers for a solo mover, converting Czech crowns to euros (1 € ≈ 24 CZK).
Upfront Housing Costs
| Item | Typical cost | Notes |
|---|---|---|
| First month rent | €900 | 35 m² furnished Vinohrady studio |
| Security deposit | €900–1,800 | 1–2 × rent; refund within 14 days of exit |
| Agency fee | €900 | Standard in Czech market |
| Key deposit | €40 | Returnable |
Total: €2,740–3,640.
Monthly Running Costs
| Expense | Average | Coach’s hack |
|---|---|---|
| Utilities package | €120 | Ask for “paušál” fixed bills—prevents shocks. |
| Internet 100 Mbps | €22 | Check if already installed—UPC & O2 dominate. |
| Mobile plan (5–10 GB) | €15 | Switch to eSIM once settled. |
| Monthly transit pass | €22 | Half-price for students < 26 or seniors. |
| Groceries / markets | €230 | Lidl + farmer’s markets on weekends. |
| Eating out & cafés | €160 | Lunch menus (polední nabídka) at €6 each. |
| Leisure / gyms | €40 | MultiSport card via some employers saves 50 %. |
Rough run rate: €609.
Add 15 % margin and your safe working budget is €700 per month beyond rent.
Hidden & Surprise Fees
- TV Licence – 135 CZK (€5) monthly if your flat has a Czech TV signal.
- Chimney inspection – landed on a client once (€30) due to older building laws.
- Metro fines – 1 lost paper ticket = 1 fancy dinner (€40). Get the pass.
Planning for these “oh wells” is the cheapest anxiety medicine available.
Tools and Local Resources
Prague’s rental ecosystem is a hydra: cut off one scammy ad site and two polished apps sprout up. Here’s the shortlist I trust:
Online Portals
• Bezrealitky.cz – Direct-from-owner listings; filters for “zařízený”. Chrome translate recommended.
• Sreality.cz – Largest database; agency heavy but great map view.
• Expats.cz property – Curated English postings; pricier but transparent fees.
• Flatio – 1–12 month furnished stays; deposit often just €500.
Facebook & Slack Communities
- Prague Expats Housing, Roommates & Flatshare (120k members).
- Czech Republic Digital Nomads – Good for short sublets.
- #housing-cz channel on the Czech-out Slack (invite in group).
Post a concise “ISO” (in search of) note: age/profession, budget, earliest move-in, soft perk (cat friendly, balcony). Include a friendly selfie; humans rent to humans.
On-the-Ground Helpers
• Relocation agencies – Some bundle lease, visa support, utilities set-up. Expect fees of €500–1,200.
• Notaries (notář) – For contract verification; €30 for a quick clause sanity check.
• Storage lockers – If you end up with partial furniture. My favourite is CityLocker (heated, 24/7, from 390 CZK/month).
Government & Legal Info
For official guidance on bringing personal belongings, skim our “Navigating customs: what’s tax-free, what’s not” primer. It clarifies duties on electronics and those four bottles of homemade schnapps you’re debating.
Mini-Case Study: Emily & the Missing Kettle
Emily, a UX designer from Toronto, used BorderPilot last April. She’d eyed a Karlín loft online. The listing said “fully equipped kitchen,” but my gut twitched—no kettle on the counter in the photos (a tiny tell). Upon arrival she found: zero cookware, two plates, and a fridge older than the Velvet Revolution.
Because she had:
• Our inventory checklist, and
• Line items baked into the lease,
she withheld 2,000 CZK from the deposit until the landlord supplied saucepans within 48 hours. Result: landlord complied, peace restored, Emily still brews coffee there today.
Moral: Photographs can lie; documented checklists don’t.
What If You Need to Exit Early?
Life changes—remote job goes fully remote, or that article on remote work in mountain towns (Switzerland edition) ignites Alpine cravings. Czech leases are flexible if you negotiate upfront:
• Fixed term (12 months) with “replacement tenant” clause: You can depart penalty-free once you find a similar tenant approved by the landlord.
• Open-ended contracts default to 3-month notice.
• Sub-letting is often allowed with written consent; add it when signing.
Always request clauses in Czech and English. In court, only the Czech version matters.
Frequently Asked (and secretly worried) Questions
Q: Are agency fees legal?
A: Yes. A 2019 cap prevents charging both sides; tenant usually pays up to one month’s rent.
Q: Must I register a Czech address for my visa within 3 days?
A: For non-EU nationals, yes. The lease plus landlord signature act as proof. If your short-term Airbnb won’t sign, move into your long-term flat first.
Q: Can I bring pets?
A: Pet-friendly units exist, labelled “zvířata povolena.” Offer an extra half-month deposit—it works wonders.
Q: Do I need Czech-language insurance?
A: Public insurance covers residents with employment contracts. Digital nomads often tack on private VZP policies (~€70/month).
Coach’s Packing-Light Equipment List
I get asked what to pack when the flat is “fully furnished.” I still bring:
• Chef’s knife (airline-checked) – Czech knives can be blunt.
• International power strip – saves on adapters.
• Fast Wi-Fi travel router – if landlord’s router hides in a metal fuse box.
• A microfibre towel – Airbnb backup and gym companion.
• Two white IKEA zip bags – laundry and grocery overflows.
Everything else—duvet covers, cutlery, even yoga mats—are cheaper locally than the excess-baggage fee.
Landing Smoothly: The First 24 Hours in Your New Flat
- Change the light bulbs: Older Czech flats often ship with dying halogens. Switching to LEDs knocks 10 % off electricity bills immediately.
- Translate appliance manuals: Snap a photo, feed into DeepL; keep PDFs in a housing folder.
- Meet the neighbours: One knock can reveal recycle bin rules and the best local bakery.
- Run a faucet test: Brown water? Let it flow 10 minutes; if still discoloured, alert landlord—a sign of pipe renovations.
- Celebrate: Walk to the nearest hospoda, order a half-litre of Kozel, and toast to your new Prague chapter.
Final Thoughts
A furnished Prague apartment isn’t just a roof—it’s the launchpad for weekend castles, $2 cappuccinos, and spontaneous midnight strolls across Charles Bridge. With systematic prep, a realistic budget, and your new relocation coach’s insider hints, you’ll dodge the common snares and land smoothly.
Curious how all these pieces fit your exact timeline, visa status, and pet ferret? Create a free, personalised relocation plan on BorderPilot and put data—plus a friendly human like me—in your corner. Na zdraví!