Selling a property is one of the biggest financial transactions in most people's lives. While most sellers turn to real estate agencies, many people consider selling without one. This approach can be financially advantageous, but it also requires greater knowledge, time and responsibility. In the following paragraphs, we will look at what selling a property independently involves, its advantages and risks, and what to watch out for.
Published 3/9/25, 12:43 pm
Selling a property independently has several advantages, and saving on estate agency commission is not the only one.
If you arrange everything yourself, you have complete oversight of who visits the property and when, how it will be presented and at what price it will be offered. You can devote extra care to preparing the advert, photograph the property to your own taste and respond more effectively to prospective buyers' questions. Another major advantage is that you know your property and the location best – and can present them authentically and convincingly.
The most common motivation for selling a property without a real estate agency is to save on commission. Real estate agency commission in the Czech Republic usually ranges from 3–6% of the purchase price, which for a flat worth CZK 5 million can amount to as much as CZK 300,000. The seller can save this money or invest it, for example, in legal services and professional advertising.
A common argument among private sellers is negative experience with brokers who resort to various unfair practices, whether unrealistic promises, time pressure or misleading information.
However, selling a property without an estate agency also carries certain risks.
The disadvantage is that everything falls on your shoulders. Selling a property involves preparing listings, arranging and organising viewings, negotiating the price, securing a reservation agreement, sale and purchase agreement, escrow of funds and registration of the transfer with the Land Registry (katastr nemovitostí). If you work full time, handling calls from interested parties and coordinating viewing times with potential buyers can be very demanding, along with the necessary communication with a solicitor and authorities.
The greatest risk is legal complications. Unless you are a lawyer, it is almost essential to hire a solicitor to prepare the agreements and ensure the secure transfer of funds. Legal fees are around CZK 10,000–20,000, which is still significantly less than an estate agency commission. Without professional assistance, however, it is easy to run into difficulties. Common issues include the owner's declaration, pre-emption rights, incorrect land surveying, access roads or outstanding utility charges. The property may be encumbered by a mortgage lien, easement or enforcement proceedings.
Selling a property without an estate agent also brings further risks. You may encounter speculators who will try to push the price down, armed with a wide range of arguments and psychological tactics. This can easily cost you hundreds of thousands of Czech crowns. An experienced trader knows where to look for a property's shortcomings and how to use them effectively in negotiations. Moreover, if you do not work in construction, it may be difficult for you to verify or refute their arguments. Calls from various estate agents are also common, claiming that they already have an interested buyer for your property simply to win your instruction.
If you sell independently, fewer people will see your property – even if you understand marketing. Estate agencies do not rely solely on advertising; they actively seek out interested buyers. Thanks to their investor databases, they can effectively match supply with demand. By contrast, the reach of a private seller is considerably more limited, which may reduce the final sale price.
If you decide to sell your property yourself, you can follow these steps:
1. Setting the right market price
Setting the price correctly is crucial. Too high a price will deter interested buyers, while too low a price may seem suspicious.
Use price maps.
A more accurate option is a market valuation from an expert (usually CZK 2,000).
The greatest certainty is provided by an expert valuation from a court-appointed expert (approximately CZK 3,000–8,000), which is also useful when the buyer is using a mortgage.
2. Preparing the property for sale
First impressions matter – do not underestimate them.
Carry out a thorough clean and remove personal belongings.
Consider home staging – simple interior adjustments that enhance appeal.
Take the highest-quality photographs possible or prepare a video tour – see here what a 360° video tour of a property can look like.
Remember to use the right lighting when taking photographs. Good photos improve the chances of a quick sale.
3. Creating and publishing the listing
The listing should be concise but informative – include the layout, size, location, fittings, technical condition and upload photographs.
Use the most visited portals, such as Sreality.cz and Reality.iDNES.cz.
Also share the listing on social media or in local groups.
4. Communicating with interested buyers and organising viewings
Respond to enquiries quickly, as this makes you appear trustworthy.
Before a viewing, clean and air the property.
Prepare answers to the most frequently asked questions.
During the viewing, highlight the advantages of the location (transport links and local amenities).
5. Negotiation and reservation agreement
Once a price has been agreed, it is advisable to draw up a reservation agreement and pay a reservation fee (usually 3–5 % of the price).
Ideally, the agreement should be prepared by a solicitor.
6. Sale and purchase agreement and escrow of funds
Always have the sale and purchase agreement prepared (or at least reviewed) by a solicitor. Legal fees are around CZK 10,000–20,000.
The funds are not handed over directly but placed in solicitor, notarial or bank escrow (costing CZK 6,000–20,000).
7. Application for registration with the Land Registry
Together with the sale and purchase agreement, you must submit an application to register ownership title with the Land Registry. The fee is CZK 2,000.
Check that the documentation contains no formal errors. If the Land Registry rejects the application, the entire process will be extended by at least another 20 days.
Lenka, 34, Pilsen
Property: 2+kk flat, market value CZK 4.5 million
Approach: own photographs, home staging, listings on property portals, solicitor for agreements
Sale price: CZK 4.45 million
A commission of 4 % of the sale price would have been approximately CZK 180,000
Costs: CZK 20,000 (legal services, escrow of funds, advertising)
Time commitment: approximately 50 hours (advertising, viewings, communication, Land Registry)
Issue: delay due to the expert valuation → resolved through a recommendation from an acquaintance
Outcome: savings of approximately CZK 160,000, but requiring intensive personal involvement
Why consider professional assistance?
The advantage offered by Bohemian Estates is that we are not a conventional estate agency focused solely on a quick sale and commission. We specialise in comprehensive property services – guiding clients through every stage of the investment cycle. We help identify a suitable property, ensure a secure purchase, take care of rental management and, at the right time, arrange a profitable sale.
Our aim is the client's long-term benefit, not a one-off profit. Thanks to our many years of experience, we can save you time, minimise risks and maximise the return on your investment.
Petr and Jana, 40+, Prague
Property: 3+1 flat, original valuation CZK 8 million
Approach: the estate agency arranged home staging, a 3D video tour, promotion abroad as well, viewings and an auction among interested buyers; the highest offer came from a buyer from Germany
Sale price: CZK 8.6 million
Commission: CZK 430,000 (5 %)
Time commitment: minimal – the agency handled everything
Issue: more complex legal escrow due to a foreign bank → the real estate agency arranged everything
Result: net proceeds of CZK 8.17 million, i.e. approximately CZK 170,000 more than they had expected from a private sale, with no stress
Private sale = savings on commission, but a great deal of work and a risk of delays.
Sale through a real estate agency = fewer worries and often a higher final price, even after paying the commission.
Selling a property without a real estate agency can be an attractive option for many owners – particularly because it saves on commission and gives them greater control over the entire process. If you have sufficient time, organisational skills and are not afraid to communicate with prospective buyers, you could save hundreds of thousands of Czech crowns. On the other hand, you need to allow for the considerable time commitment and have the ability to negotiate. Various legal and administrative complications pose a risk and can significantly complicate the sale.
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Advantages of selling without an estate agent |
Disadvantages of selling without a real estate agency |
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Savings on commission |
Time commitment |
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Greater control over the sale |
Fewer interested buyers |
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Direct contact with prospective buyers |
Higher risk of mistakes |
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You avoid the unfair practices of brokers |
You may encounter fraudsters |
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You will learn something new |
You could lose hundreds of thousands of Czech crowns |