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Purchase offer template for Czechia

Offer to buy a propertyNabídka ke koupi nemovité věci

A buyer's written, signed offer to buy a flat or a house at a stated price, with conditions and a validity date. In Czech law a sale of real estate needs one written contract signed by both parties, so this offer does not create the sale. It fixes the terms for the contract that follows.

Use it after a viewing, when you want to give the seller or the agent your price and conditions in writing before anyone drafts a contract. It suits a private sale and a sale through an agent. If the agent asks you to sign a reservation agreement (rezervační smlouva) instead, read it with care: it is a separate contract, often with a fee and a penalty. Do not use this offer for a cooperative flat (družstevní byt). There you buy a member's share in a housing cooperative, not a unit registered in the cadastre.

Reviewed October 28, 2026. Not legal advice. Have a notary or lawyer check your case before you sign.

Key facts

Applies to
Whole country
Form of the sale contract
Written, with the declarations of all parties on the same document (OZ § 560 and § 561(2)).
Exchange of letters
An exchange of an offer letter and an acceptance letter does not transfer a property.
Agreed written form
When a party requires a certain form, the parties are presumed not bound until that form is used (OZ § 1758).
Validity period
A written offer to a person who is not present must be accepted within the period it states (OZ § 1735).
Counter-offer
A reply with additions, reservations or other changes rejects the offer and is a new offer. Silence is not acceptance (OZ § 1740).
Breaking off negotiations
A party who ends talks without a just reason, when the contract seemed highly probable, must pay damages (OZ § 1729).
Escrow through an agent
An agent may not offer escrow or arrange it with anyone other than a bank, a notary or a lawyer (zákon č. 39/2020 Sb., § 4).
Agent holding money
Only at the client's separate written request, on a separate bank account (zákon č. 39/2020 Sb., § 4).
Transfer tax
None. The real estate acquisition tax was abolished from 26 September 2020 (zákon č. 386/2020 Sb.).

The document

Text shown

You sign the Czech version. The English version helps you understand it. Your answers fill both.

Offer to buy a property

  1. 1.Buyer and owner

    1. 1.1

      I, the undersigned Buyer's full name, born Buyer's date of birth, residing at Buyer's address (hereinafter "the buyer"),

      List every buyer.

    2. 1.2

      make to Owner's full name, residing at Owner's address, or the agent's address (hereinafter "the owner"), this offer to buy the property described below on the following terms.

      Copy the owner's name from the title sheet (list vlastnictví). List every co-owner.

  2. 2.Property

    1. 2.1

      The subject of the offer is Property as described in the cadastre, registered in the cadastre of real estate kept by the Cadastral Office for Cadastral office on title sheet no. Title sheet number (list vlastnictví) for the cadastral area of Cadastral area (katastrální území), at the address Street address of the property (hereinafter "the property").

      Copy it from a current extract on the free Nahlížení do KN. For a flat, add the unit, building, parcel and share in common parts. For a house, each parcel.

    2. 2.2

      Optional

      The offer also covers the following accessories and fittings: Items included in the price.

      Keep it when a cellar, a parking space or furniture is part of the deal. A parking space can be a separate unit with its own entry in the cadastre.

  3. 3.Purchase price and payment

    1. 3.1

      I offer a purchase price of CZK Offered price in CZK (in words: Offered price in Czech words Czech crowns).

      If the figures and the words differ, a dispute follows. State in the contract whether the agent's commission is included.

    2. 3.2

      The purchase price will be paid into escrow with Escrow holder and released to the owner only after the buyer is registered in the cadastre as owner of the property and the property is not encumbered by rights other than those the buyer has accepted.

      Release against the new cadastre entry is the normal Czech practice. A lawyer's escrow must sit on a separate account marked 'advokátní úschova'.

  4. 4.Financing

    1. 4.1

      Optional

      I will pay the purchase price from own funds of CZK Own funds in CZK and from a mortgage loan of no more than CZK Maximum mortgage loan in CZK.

      Delete both financing clauses only if you pay entirely from your own funds.

    2. 4.2

      Optional

      The offer is made subject to approval of this loan. The contract the parties sign will contain a matching condition and will allow a mortgage over the property in favour of the lending bank.

      The bank will need the owner's cooperation, because its mortgage is usually filed with the cadastre together with the transfer.

  5. 5.Further conditions

    1. 5.1

      The offer assumes that on the day the application for entry is filed the property will be free of mortgages, enforcement, leases and other encumbrances, except: Encumbrances you accept. If the property is mortgaged, the secured debt will be repaid from the purchase price and the mortgage deleted.

      A lease does not end on a sale. The buyer takes over the landlord's position.

    2. 5.2

      Before the contract is signed, the owner will give me the energy performance certificate and, for a unit, a confirmation from the person responsible for managing the building of any debts under § 1186 of the Civil Code.

      Unpaid contributions to the owners' association can pass to the buyer. The confirmation protects you.

    3. 5.3

      Optional

      Other conditions

      For example a technical inspection by a surveyor of your choice before signing.

  6. 6.Next steps

    1. 6.1

      If the offer is accepted, I expect the parties to sign a purchase contract, or a contract to conclude a future purchase contract, no later than Date by which the contract is signed, drafted by Who drafts the contract.

      This states an expectation, not a duty. A signed promise to sign later can itself bind as a future contract, which needs no written form (NS 33 Cdo 340/2024).

    2. 6.2

      I propose handover of the property on Proposed handover date, but not before the buyer's ownership is registered in the cadastre.

  7. 7.Form of the contract

    1. 7.1

      I state my will that the purchase contract be made in writing with the signatures of both parties on the same document. Acceptance of this offer therefore creates no purchase contract, no contract to conclude a future purchase contract and no other obligation to make a contract or to transfer the property.

      Under OZ § 1758 the parties are then presumed not bound until they sign the written contract. OZ § 561(2) also requires one document for real estate.

    2. 7.2

      I pay no sum of money with this offer.

  8. 8.Validity of the offer

    1. 8.1

      This offer is valid until Last day of validity of the offer. If the owner does not state agreement in writing by that date, the offer lapses.

      A few days to two weeks is common.

    2. 8.2

      A reply from the owner with an addition, a reservation or another change is a new offer, not agreement to this offer.

  9. 9.Signatures

    1. 9.1

      At Place of signature on Date of signature. Signature of the buyer: ....................

    2. 9.2

      Owner's statement: I agree to the terms above and am ready to sign a purchase contract on them. Dated Date of the owner's statement. Signature of the owner: ....................

      Each co-owner signs. This statement records agreed terms. It does not oblige the owner to sell.

Formalities

  1. No form, witness or notary is required. Sign and date the offer.
  2. Send it so that you can prove when the seller received it.
  3. Use e-mail, registered post with a delivery receipt (doporučeně s dodejkou), or hand delivery against a signed receipt.
  4. The offer says the parties are bound only by a written purchase contract, or future purchase contract, signed by both on one document.
  5. Pay no money with the offer.
  6. If you later pay a reservation deposit, pay it into escrow with a lawyer, a notary or a bank, under a written escrow agreement. Never pay the seller directly.
  7. If several people own the property, send the offer to each of them.

Common mistakes

  • Treating the seller's e-mail 'yes' as a done deal. Nothing passes without one written contract signed by both, and the seller can still sell to another.
  • Paying a reservation fee to the seller or into an agent's ordinary account. Use escrow with a lawyer, notary or bank, with written release and refund terms.
  • Signing an agent's form that obliges you, as a consumer, to buy. A brokerage contract cannot impose that duty on a consumer (zákon č. 39/2020 Sb., § 14).
  • Signing a separate reservation agreement with the seller without reading it. It can carry a penalty.
  • Describing the property loosely. Copy the unit number, building, parcel, cadastral area and title sheet number (list vlastnictví) from the cadastre.
  • Offering without a mortgage condition when you need a loan. If the bank refuses, you may lose a reservation deposit.
  • Offering before you check the cadastre. Look for mortgages, easements, enforcement notes and a 'plomba', the mark of a pending change of rights.
  • Dealing with one spouse when the cadastre shows spouses' community property (SJM). Both act together, or one acts with the other's consent (OZ § 714).

Legal basis

Sources

Describe the home you want