How to List Your Property Without an Agent in Slovakia and Czechia (2026)

Listing your property directly — without a real estate agent — is increasingly common in Slovakia and Czechia. Thousands of landlords and sellers do it every year and keep the commission money themselves. This guide walks you through the full process, from pricing to signed contract.

Why list directly?

Simple arithmetic: a typical Bratislava rental at €800/month generates a €400–€800 agency fee per tenant. Two tenant changes over five years costs you €800–€1,600 in brokerage fees alone. In Prague or Brno, the numbers in local currency are proportionally similar.

That money stays with you when you list directly.

Step 1: Set a realistic price

Price is everything. Too high and your property sits empty for months. Too low and you lose money every month, indefinitely.

How to find the right price:

• Browse comparable active listings in your neighborhood on local portals
• Filter by size (m²), furnishing level, floor
• Aim for the middle of the range — slightly above the minimum if your property is better finished

Rule of thumb: if you don't get 5+ genuine inquiries in the first week, the price is probably too high.

Step 2: Prepare the property

The apartment does not need to be newly renovated, but it must be clean, uncluttered, and functional. Before photos:

• Remove personal items and excess furniture
• Check that appliances, taps, and lights work
• Deep-clean kitchen and bathroom
• Fix minor issues (loose trim, scuffed wall) before viewing — details signal a careful landlord

Step 3: Take good photos

Photos are your marketing material. Poor photos mean fewer inquiries and lower perceived value.

Guidelines:

• Shoot during the day with blinds open — natural light over everything else
• Shoot from room corners (creates a sense of space)
• Cover every room plus bathroom, toilet, kitchen
• 12–18 photos is the right range

If photography feels like a stretch, a local real estate photographer charges €80–€150 — still much less than an agency commission.

Step 4: Write a complete listing

A good listing answers all the questions a prospective tenant will have:

• Size in m² and room count / layout (2-bedroom, studio, etc.)
• Floor and total floors in the building
• Furnishing (furnished/unfurnished, which appliances)
• Heating and hot water source
• Parking (included, available, not available)
• Public transport proximity
• Rules (pets, smoking)
• Required deposit amount
• Who pays utilities and how

The more specific your listing, the fewer irrelevant inquiries you field.

Step 5: Publish the listing

Use platforms where tenants actively search:

• Buisquit.com — direct listing, no commission, first listing free
• Nehnutelnosti.sk / Sreality.cz (paid, but high traffic)
• Bazos.sk / Bazos.cz (free, high volume)

Use the same photos and price everywhere — inconsistency raises suspicion.

Step 6: Screen applicants

First contact is usually a message or call. Ask immediately:

• How many people will be living there?
• Do you have pets?
• Why are you moving?
• What is your employment situation?

This eliminates poor fits before you invest time in a viewing. At the viewing, ask to see ID — any serious applicant will accept this.

For higher-value rentals or sales, ask for proof of income (employer letter or 3 months of bank statements).

Step 7: Sign the contract and hand over the keys

Prepare three documents:

1. Rental agreement — use a standard template (Slovakia: Act 98/2014; Czech Republic: NOZ §2235 et seq.) — free templates are widely available
2. Handover protocol — written condition report with photos and energy meter readings at the moment of handover
3. Deposit receipt — a bank transfer confirmation is sufficient; avoid cash without a written receipt

Sign the rental agreement in duplicate. Attach the handover protocol.

What if a tenant doesn't pay?

Communicate first. If unpaid rent reaches three months, Slovak law (§12 Act 98/2014) and Czech law (NOZ §2288) give you grounds for written notice. Formal notice must specify the reason.

Summary checklist

• Set a market-realistic price
• Clean and declutter
• Shoot good natural-light photos
• Write a complete listing with all key details
• Publish on at least two platforms
• Screen applicants by phone before showing
• Prepare rental agreement + handover protocol
• Sign, hand over, confirm deposit received

The whole process from listing to signing typically takes 1–3 weeks — without an agent, without commission.

---

Ready to list your property? Add it on Buisquit — first listing free, tenants and buyers contact you directly. No agency, no commission, ever.