Analysis Report

3+kk, Praha 5 – Smíchov, 78 m²

Radlická 12, Praha 5 – Smíchov

72/100
Deal Rating
GOOD BUY

Solid mid-market 3+kk in Smíchov: priced ~12 % over the district median, but offset by excellent transit (metro + tram within 120 m), a highly walkable location, and a well-kept brick building. Watch the energy class C running costs and the moderate Vltava flood-zone exposure.

Property Details

Property Type

3+kk

Floor Area

78 m²

ConditionGood
OwnershipPrivate

Analysis Scores

Price vs Market

68/100
Asking PriceCZK 8,950,000
Comparable: CZK 102,400/m²+12% vs median

Financial Summary

Monthly FeesCZK 3,500
Price / m²CZK 114,744
Est. Market ValueCZK 7,987,200
Est. Mortgage / mo~CZK 37,150
Price-to-Income19.5×
Annual Rental Est.CZK 299,520
Gross Rental Yield3.8%
Net Rental Yield3.2%

Yield estimated from the MF ČR rental price map for this municipality and unit size.

Indicative monthly payment assuming a 20 % down payment, a 30-year term and a ~5.0 % fixed rate; price-to-income is the asking price as a multiple of the ČSÚ national median annual net wage (≈CZK 444,000). Estimates, not a quote.

Same listing on other portals

bezrealitky.czCZK 8,650,000-3%

Fuzzy-matched by title, price and location — verify before relying on it.

Building Efficiency

65/100
Energy Class
C
EU energy label
Condition
Good
Built 1998
Est. Energy Cost / mo
~CZK 5,460
Heat priced at district-heating rates.
Heating
District heating
Dálkové teplo (CZT)
Floor
3 / 6
Homes in building
24
ElevatorBalconyTerraceParkingCellarBrick

Property Score: 65/100 — Building may require upgrades; factor into offer price.

Living Quality

79/100
Air Quality
Good

Air Quality: AQI 42 (Good) at Praha 5 – Smíchov.

Amenities Nearby

Schools3
Kindergartens1
Doctors3
Dentists2
Pharmacy2
Grocery5
Restaurants12
Post Office1
ATMs & Banks4
Parks4
Theatres2
Gyms3
84/ 100

Walkability · Very walkable

A 15-minute-city score: how much of daily life — groceries, schools, healthcare, transit, parks — is reachable on foot within ~1 km.

Location

78/100
Transit
168 dep/hr
City Center
3.2 km

Transit: 168 departures/hour across 11 lines within 600 m (metro, tram, bus).

Noise ExposureHigh

Loudest source: Road traffic

Daytime Lden 65 - 70 dB, night-time Lnight 60 - 65 dB.

Based on the Strategic Noise Map 2022 (SHM 2022) published by the Ministry of Health under EU directive 2002/49/ES. Coverage is partial; absence of data is not a guarantee of quiet.

Safety

75/100
Crime LevelCrime Index 25/100

Crime Safety: 412 reported offences of all types within 1 km, last 12 months (PČR).

Violent 7%Theft & property 50%Petty / administrative 23%Other 20%

Violent offences are a small share — most records are minor administrative and property matters. Central, high-footfall districts log far more reports than residential streets, so the total reflects activity density more than personal risk.

Crime Trend-16%

Reported offences within 1 km per complete calendar year (PČR). The in-progress current year is excluded so a partial tally never reads as a fall.

Surroundings & Hazards

67/100

Surroundings: 4 potential nuisance sites within 3 km.

  • Industrial zone

    Průmyslový areál Radlická

    540 m

  • Heating plant

    Teplárna Smíchov

    820 m

  • Factory / works

    Výrobní areál Waltrovka

    1.1 km

  • Wastewater plant

    ČOV Smíchov

    1.6 km

Heavy-industry and utility sites from OpenStreetMap within 3 km. Distance and type drive the surroundings score — a site at the edge of the radius barely registers.

Flood RiskModerate

Flood Zone: In the 100-year flood zone of the Vltava — the standard regulatory floodplain.

Based on the determined flood zones (stanovená záplavová území) maintained by VÚV TGM. Absence of a zone does not guarantee safety from flash floods or local surface water.

Development Nearby

3 active construction sites within 1 km.

  • Residential build

    Smíchov City – etapa B

    260 m

  • Green space / park

    Nový park Sacre Coeur

    480 m

  • Commercial build

    730 m

Zoning plan: 3 proposed and 1 approved zoning changes within 1 km.

Zoning-plan changes under review (IPR Prague). Most proposals never pass — an informational signal of possible future development.

Active construction sites from OpenStreetMap within 1 km. Construction is a short-term disruption; the type of build (green space and amenities positive, industry negative) nudges the surroundings score.

Why Not Sold?

Rule-based analysis of listing performance friction.

  • Price is 12% above regional median
  • Energy class C may increase running costs

Viewing Checklist

Property-specific questions and checks to take to the in-person viewing, tailored from this report's signals. Tick them off as you go.

Surroundings & environment

  • In a flood zone: ask about past flooding and damage, and whether building and contents insurance covers flood.
  • High road noise: check the window soundproofing (double/triple glazing) and visit at rush hour and at night.
  • Industrial or nuisance sites nearby: ask neighbours about odour, dust or noise, and visit at different times of day.
  • Development nearby: ask about planned construction that could affect your view, light, noise or access.

Legal & paperwork

  • Ask what the monthly service charge (SVJ / fond oprav) covers, the reserve-fund balance, and any planned repairs or special assessments.
  • Request the title deed (list vlastnictví) and floor plan, and confirm there are no liens or easements on the property.

General checks

  • Run the taps and flush the toilets to check water pressure and drainage.
  • Look for damp, mould and cracks in the walls, ceilings and around the windows.
  • Open and close all windows and doors; check for draughts and condensation.
  • Listen for noise through the walls and floors, and ask about the neighbours.
  • Check the mobile signal and confirm which internet connections are available.
  • Ask the reason for sale, how long it has been listed, and what fixtures and appliances are included.

Negotiation Brief

AI-prioritized talking points, grounded in this report's data, to help you negotiate the price down.

  1. The asking price is 12% above the district median — cite comparable listings to justify a lower offer.
  2. Energy class C means above-average running costs — ask the seller to factor this into the price.

Generated from this report's data only — verify details before negotiating.

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Data Sources

8 of 9 sources resolved
RUIAN

Address registry

Data as of Jan 1, 2026

ČSÚ

Sale price index

MF ČR

Rental price map

OSM

Transit & amenities

Data as of Jan 1, 2026

WAQI

Air quality index

Data as of Jan 1, 2026

PČR

Crime statistics

Data as of Jan 1, 2026

VÚV TGM

Flood zones

Data as of Jan 1, 2026

SHM 2022

Strategic noise map

Data as of Jan 1, 2026

Valuo

Realized transaction prices

Unavailable for this listing