2+kk · 56 m² · Smíchov

This 2+kk apartment in Smíchov is priced above its estimated fair market value. The asking price of 159,821 CZK/m² exceeds the comparable-group median of 155,554 CZK/m² (computed from 40–70 m² Praha apartments, June 2025 bezrealitky data). The most directly comparable listing — Na Václavce, Smíchov (55 m², 2+kk) — is asking 8,999,900 CZK (163,635 CZK/m²), which sets a ceiling. Strašnice and Nusle comparables transacted at 155,000–157,000 CZK/m², pulling the estimate below the asking price. The property's strengths (elevator, balcony, good condition, mid-floor) are already priced in. Negotiation room of 200,000–350,000 CZK is realistic.