Investment brief · REALT data

Benešov nad Černou

District Český Krumlov · South Bohemian Regipe

A directional call for investors: whether it makes sense to buy here (buy-to-let / value) or wait. Calculated from live REALT listings — not from land-registry transfers.

Confidence: high29 active listings1.376 residents

Municipal website Zoning plan

Investor verdict

Buy78/100

The data support an investment purchase — still verify the specific property.

Flat price (sale)

48.132 CZK/m²

Average ~2.560.000 CZK · sample 4

Flat rent

11.000 CZK/mo

169 CZK/m²/mo · sample 2

Gross yield

5.2 % p.a.

12× average rent / average flat sale price (from listings)

Vs. region (CZK/m²)

-41 %

Regional average ~82.136 CZK/m²

Market depth

Flats for sale 4 · rent 3 · houses 13

House price (sale)

10.280.000 CZK

~77.999 CZK/m² · sample 12

Demographics and local context

Population

1.376

Average age 43.8 · CZSO as of 1 Jan

Average age

43.8 years

CZSO — population balance as of 1 Jan

Growth / decline

-10 people/year

-0,73 % a year · natural -6 · migration -4

5-year trend

-5,6 %

Population change over 5 years (as of 1 Jan)

Births / deaths

8 / 14

Latest available calendar year (CZSO)

Unemployment

3.2 %

Unemployment share (region / MLSA import)

Self-employed vs employees

17 % self-employed · 83 % employees

Self-employed (freelancers + employers)Employees

Share among employed with known status · Census 2021 (CZSO) · derived from region and municipality size band

Average wage (region)

39.000 CZK

Gross regional wage — purchasing-power context

Crime

Relative index (100 ≈ Czech average) · region

Air quality

poor to bad

PM₁₀ 10 µg/m³ · level: region

Share of foreigners

14.3 %

206 people with stay >90 days · Interior Ministry

Municipal debt

5.4 %

external funds 21.299.455,78 CZK · 15.592,574 CZK/resident · MONITOR balance sheet

Elections and representation

Municipal elections

2022

Turnout 54,5 %

KDU-ČSL · 5 seats39,7 %
Benešov nad Černou a osady · 3 seats22,6 %
Sbor dobrovolných hasičů Benešov nad Černou · 1 seats14 %
Benešovsko domovem · 1 seats13,6 %
MHNHRM · 1 seats10,1 %

Details →

Parliamentary elections

2025

Turnout 65,2 %

ANO49,2 %
SPOLU15,4 %
SPD8,7 %
STAN7,8 %
AUTO6 %
Stačilo!4,8 %

Details →

volby.cz → municipal volby.cz → parliament

Source: volby.cz open data · KV 2022 · PS 2025

Council representation

11 seats · Benešov nad Černou

KDU-ČSL5/ 11
39,7 %
Benešov nad Černou a osady3/ 11
22,6 %
Sbor dobrovolných hasičů Benešov nad Černou1/ 11
14 %
Benešovsko domovem1/ 11
13,6 %
MHNHRM1/ 11
10,1 %

Why buy (from the data)

Yield around 5.2 % p.a. is fairly average.
Flat price (~48.132 CZK/m²) is well below the regional average.
Deep supply (29 listings, 20 agencies) — easier entry and exit.
Both sale and rental markets are active — suitable for buy-to-let.
Low regional unemployment (~3.2 %).

Risks and limits

Population -5.6 % over 5 years — weaker housing demand.

Method: score from live REALT listings (prices, rents, depth, vs. region) and CZSO demographics (age, growth/decline). Air quality CHMI. Not investment advice or a valuer’s report — always check yield, repair fund and local demand.

City parts (street / HOA picker)

Same RÚIAN hierarchy as property filters

Benešov nad Černou

Part · Benešov nad Černou

Daleké Popelice

Part · Benešov nad Černou

Dluhoště

Part · Benešov nad Černou

Děkanské Skaliny

Part · Benešov nad Černou

Hartunkov

Part · Benešov nad Černou

Klení

Part · Benešov nad Černou

Kuří

Part · Benešov nad Černou

Ličov

Part · Benešov nad Černou

Pusté Skaliny

Part · Benešov nad Černou

Valtéřov

Part · Benešov nad Černou

Velké Skaliny

Part · Benešov nad Černou

Velký Jindřichov

Part · Benešov nad Černou

Černé Údolí

Part · Benešov nad Černou

Imobile · 24 listings

Current listings in Benešov nad Černou

REALT listings for this municipality — sale and rent.

All properties