Prague as a 15-minute city?
When you walk around Prague, you will notice that there are a lot of infrastructure projects, whether it’s the iconic Wenceslas Square, which will not be completely restored until 2027, or tram lines in Holešovice, there’s a lot of construction. Along with these projects, there’s a lot the city is trying to do right that it failed to do in the 20th century. So, I spoke with Zdeňka Havlová, a researcher at the Prague Institute of Planning and Development (IPR Prague), to see what the city is doing right and wrong.
What housing projects in Prague stand out to you as properly addressing the city's needs?
“When we look at the current situation in Prague, one of the major issues is the insufficient supply of housing. We are just not building enough, which contributes to unaffordability. Also, when we do build, the new housing is often accessible only to high-income groups or used as an investment.
“At the Prague Institute of Planning and Development (IPR Prague), we analyze the situation now. We prepared a document called the Prague Planning Analytical Materials, in which we analyze what’s happening, which is publicly available. According to the data, there are 6,500 apartments that are completed in Prague each year. But we already have a housing shortage, so this is not enough.
“What is the solution? Some estimates suggest we need to build at least 10,000 apartments annually. The main goal should be to develop affordable housing. One example is the Prague Development Company, which was founded in 2020 by the city itself. Its task is to prepare housing projects specifically on city-owned property, including affordable rental housing. They are expecting to build around 6,000 to 8,000 apartments by 2035. Projects to look at include Peroutkova, Nové Zlíchov, Dolní Počernice or Botanice.”
Between the 6,500 or so apartments being built annually, do you have any estimates on how many of those are affordable housing? What percentage?
“That’s a very difficult question because there’s no clear definition of affordable housing. Some define it globally as housing that costs no more than one-third of your monthly income. But unfortunately, we don’t have specific data in that regard.”
Turning to other projects, there’s talk about the Žižkov freight station development, which is expected to bring in 20,000 new residents. There’s concern that this would worsen traffic in the city, where congestion is already a problem. Experts have raised the issue, and while there are some steps being taken, for example, the new tram line on Wenceslas Square, it still seems limited. What’s your perspective? Is the city doing enough to plan for population growth by 2050? Are they moving toward a "15-minute city" model like Paris or London?
“Yes, you’re absolutely right. When we anticipate more people, the initial thought is: more cars, more roads, more parking. But experience, both abroad and here, shows that building more road space actually invites more cars. So, that’s not a real solution.
“We sometimes say that traffic is like a river: where you allow it to go, it will go. The 15-minute city concept is one possible solution. The idea is to promote the development of neighborhoods where you can access essential services, such as schools, shops, parks, and healthcare, within 15 minutes by walking, biking, or public transport.
“The city has asked us to analyze this concept through a project called Prague Population and Public Amenities Prognosis. We look at which areas lack sufficient infrastructure both now and in the future, projecting out to 2050. This helps the city negotiate with private developers when they’re planning large housing projects. There’s a new initiative where developers are required to contribute to public infrastructure, based on the specific needs in those neighborhoods, data we provide helps with that. The goal is to ensure new districts are not car-dependent and have a diverse set of public amenities.”
Would you say the city is fully taking this into account when building new residential areas?
“I don’t have data on every individual project, but I know it’s a big topic of discussion. There have been successes, for example, Rohan City, being developed by Sekyra Group, is following these rules. But public infrastructure is expensive, and it’s a big undertaking for everyone, so it’s not simple.
“We can’t solve everything, but it does seem the city is trying.”
One more theoretical question: Why do you think Prague has been so slow to change in certain areas? There are beautiful monuments, but there's still a highway next to the National Museum, something you wouldn’t typically see in other European capitals. Tree-planting also seems limited, though recently Holešovice added climate-resistant cedar trees near Strossmayer Square. But that area already lacks green space, so it feels too little too late. What do you think explains this slow movement, especially since democracy has been here since 1989?
“If I knew the exact reason, I’d try to help solve it. But one key issue is the complexity of the policy and legal environment. Sustainable development and 15-minute city planning require the right frameworks.
“There are 57 municipal districts in Prague, and each has some level of autonomy. This makes it difficult to act as a unified city. Even changing the master plan can take years. The new master plan, called the Metropolitan Plan, is currently being developed and should be approved soon. It’s much more flexible and supportive of sustainable development than the current one. Once it’s in place, it will be easier to implement changes.
That’s hopeful. And one last quick question on foreigners in Prague. Do you have any data on how many new residents are expats versus Czech nationals moving from other parts of the country or regionally?
“Yes, we analyze that as well. Currently, about 25% of Prague’s residents are not Czech citizens, which is a significant number. When we look at projections for 2050, the foreign population could reach up to 900,000, which would be half of the city’s population. So it’s something that must be addressed.”
Do you have any information on the Airbnb situation? Does Prague restrict how many rental units an owner can have?
“Yes, we’ve been analyzing short-term rentals for the past six years. It’s definitely a concern, especially in the city center. Overall, Airbnb apartments make up about 1% of Prague’s total housing stock. But in certain central neighborhoods, that figure can reach 10%.
“The city is trying to address it. Authorities can currently check whether apartments are legally designated for short-term rentals and enforce those rules. There’s also an ongoing national-level discussion in the Czech Parliament about giving cities the power to regulate this more directly. Prague is pushing for this because not all cities in the country face the same issues.”
