{"id":1745,"date":"2026-06-18T08:09:31","date_gmt":"2026-06-18T06:09:31","guid":{"rendered":"https:\/\/www.jiri-kovar.cz\/?p=1745"},"modified":"2026-10-16T08:39:59","modified_gmt":"2026-10-16T06:39:59","slug":"investicni-hypoteka-po-1-dubnu-2026-tri-cesty-jak-financovat-dalsi-nemovitost","status":"publish","type":"post","link":"https:\/\/www.jiri-kovar.cz\/index.php\/2026\/06\/18\/investicni-hypoteka-po-1-dubnu-2026-tri-cesty-jak-financovat-dalsi-nemovitost\/","title":{"rendered":"Investi\u010dn\u00ed hypot\u00e9ka po 1. dubnu 2026: t\u0159i cesty, jak financovat dal\u0161\u00ed nemovitost"},"content":{"rendered":"

Investi\u010dn\u00ed hypot\u00e9ka po 1. dubnu 2026: t\u0159i cesty, jak financovat dal\u0161\u00ed nemovitost<\/b><\/h2>\n


\nRoky jste stav\u011bli na tom, \u017ee v\u00e1m banka p\u016fj\u010d\u00ed osmdes\u00e1t procent a vy p\u0159id\u00e1te vlastn\u00ed pen\u00edze. Od 1. dubna 2026 to u investi\u010dn\u00edho bytu nebo t\u0159et\u00ed nemovitosti neplat\u00ed. Kdy\u017e s t\u00edm nepo\u010d\u00edt\u00e1te, m\u016f\u017ee se st\u00e1t, \u017ee v\u00e1m banka \u00fav\u011br neschv\u00e1l\u00ed nebo ho v\u00fdrazn\u011b sn\u00ed\u017e\u00ed, i kdy\u017e m\u00e1te p\u0159ipraven\u00e9 prost\u0159edky. Dobr\u00e1 zpr\u00e1va je, \u017ee cesty d\u00e1l po\u0159\u00e1d existuj\u00ed. Jen je pot\u0159eba v\u011bd\u011bt kudy.<\/span><\/p>\n

Co se p\u0159esn\u011b zm\u011bnilo a koho se to t\u00fdk\u00e1<\/b><\/p>\n

U takzvan\u00fdch investi\u010dn\u00edch hypot\u00e9k plat\u00ed dva p\u0159\u00edsn\u011bj\u0161\u00ed limity. Prvn\u00edm je pom\u011br \u00fav\u011bru k hodnot\u011b nemovitosti, zkr\u00e1cen\u011b LTV (z anglick\u00e9ho Loan to Value), kter\u00fd sm\u00ed b\u00fdt nejv\u00fd\u0161e 70 procent<\/b>. To znamen\u00e1, \u017ee t\u0159icet procent ceny mus\u00edte pokr\u00fdt z vlastn\u00edch zdroj\u016f. Druh\u00fdm limitem je pom\u011br celkov\u00e9ho dluhu k p\u0159\u00edjmu, zkr\u00e1cen\u011b DTI (z anglick\u00e9ho Debt to Income). Souhrn v\u0161ech va\u0161ich \u00fav\u011br\u016f nesm\u00ed p\u0159es\u00e1hnout sedmin\u00e1sobek \u010dist\u00e9ho ro\u010dn\u00edho p\u0159\u00edjmu<\/b>, a pr\u00e1v\u011b tento limit dok\u00e1\u017ee va\u0161e pl\u00e1ny zbrzdit nejv\u00edc.<\/p>\n

Investi\u010dn\u00ed hypot\u00e9kou se rozum\u00ed \u00fav\u011br na t\u0159et\u00ed a dal\u0161\u00ed obytnou nemovitost<\/b>, nebo \u00fav\u011br na nemovitost ur\u010denou k pron\u00e1jmu<\/b>. Sta\u010d\u00ed splnit jednu z t\u011bchto podm\u00ednek. Pokud tedy pl\u00e1nujete zapo\u010d\u00edtat budouc\u00ed n\u00e1jem do sv\u00e9 bonity, spad\u00e1te do investi\u010dn\u00ed kategorie, i kdyby \u0161lo teprve o druh\u00fd byt.<\/p>\n

Pro po\u0159\u00e1dek dv\u011b uklidn\u011bn\u00ed. Na hypot\u00e9ku na vlastn\u00ed bydlen\u00ed se nic z toho nevztahuje, tam z\u016fst\u00e1v\u00e1 LTV 80 procent a pro \u017eadatele do 36 let dokonce a\u017e 90 procent. A st\u00e1vaj\u00edc\u00ed investi\u010dn\u00ed hypot\u00e9ky se nem\u011bn\u00ed, b\u011b\u017e\u00ed d\u00e1l za podm\u00ednek, za kter\u00fdch byly sjedn\u00e1ny.<\/p>\n

Modelov\u00e1 situace: stejn\u00fd byt, jin\u00e1 pravidla<\/b><\/p>\n

Vezm\u011bme byt za 4,5 milionu korun<\/b>.<\/p>\n

Kdybyste ho kupovali pro vlastn\u00ed bydlen\u00ed, banka v\u00e1m p\u0159i LTV 80 procent p\u016fj\u010d\u00ed a\u017e 3,6 milionu a z vlastn\u00edho dolo\u017e\u00edte 900 tis\u00edc. Pokud je v\u00e1m do 36 let, dostanete se i na 90 procent, tedy 4,05 milionu od banky a jen 450 tis\u00edc vlastn\u00edch.<\/p>\n

Ten sam\u00fd byt jako investi\u010dn\u00ed z\u00e1m\u011br znamen\u00e1 LTV 70 procent. Banka p\u016fj\u010d\u00ed nejv\u00fd\u0161e 3,15 milionu<\/b> a vy mus\u00edte dolo\u017eit 1,35 milionu korun<\/b> z vlastn\u00edho. To je o 450 tis\u00edc v\u00edc<\/b>, ne\u017e by po v\u00e1s cht\u011bla u bytu pro vlastn\u00ed bydlen\u00ed.<\/p>\n

A pozor, t\u00edm to nekon\u010d\u00ed. I kdy\u017e 1,35 milionu m\u00e1te, mus\u00edte se je\u0161t\u011b vej\u00edt do limitu DTI. P\u0159i \u010dist\u00e9m ro\u010dn\u00edm p\u0159\u00edjmu 720 tis\u00edc korun je v\u00e1\u0161 strop celkov\u00e9ho zadlu\u017een\u00ed zhruba 5 milion\u016f<\/b> na v\u0161echny \u00fav\u011bry dohromady. Nov\u00e1 hypot\u00e9ka by z n\u011bj spot\u0159ebovala 3,15 milionu, tak\u017ee na v\u0161echno ostatn\u00ed v\u00e1m zb\u00fdv\u00e1 necel\u00e9 2 miliony. Pokud u\u017e spl\u00e1c\u00edte hypot\u00e9ku na vlastn\u00ed bydlen\u00ed, prostor se rychle ten\u010d\u00ed.<\/p>\n

\u010c\u00edsla jsou ilustrativn\u00ed a konkr\u00e9tn\u00ed posouzen\u00ed v\u017edy z\u00e1vis\u00ed na va\u0161\u00ed situaci.<\/i><\/i><\/p>\n

Cesta prvn\u00ed: napl\u00e1nujte si vy\u0161\u0161\u00ed vlastn\u00ed zdroje s p\u0159edstihem<\/b><\/p>\n

Nejp\u0159\u00edm\u011bj\u0161\u00ed \u0159e\u0161en\u00ed. Kdy\u017e u bytu za 4,5 milionu po\u010d\u00edt\u00e1te s 1,35 milionu m\u00edsto d\u0159\u00edv\u011bj\u0161\u00edch 900 tis\u00edc, do limitu se vejdete. Rozd\u00edl nen\u00ed mal\u00fd, ale d\u00e1 se na n\u011bj c\u00edlen\u011b spo\u0159it nebo ho pokr\u00fdt z jin\u00e9ho zdroje. Kl\u00ed\u010dov\u00e9 slovo je p\u0159edstih. Kdo si to spo\u010d\u00edt\u00e1 p\u016fl roku dop\u0159edu, m\u00e1 \u010das. Kdo den p\u0159ed podpisem, m\u00e1 probl\u00e9m.<\/b><\/b><\/p>\n

Cesta druh\u00e1: pohl\u00eddejte si prostor v celkov\u00e9m zadlu\u017een\u00ed<\/b><\/p>\n

Na limit DTI nar\u00e1\u017eej\u00ed investo\u0159i \u010dast\u011bji, ne\u017e by \u010dekali, a \u010dasto a\u017e ve chv\u00edli, kdy u\u017e maj\u00ed vyhl\u00e9dnut\u00fd konkr\u00e9tn\u00ed byt. Do sedmin\u00e1sobku p\u0159\u00edjmu se toti\u017e po\u010d\u00edtaj\u00ed v\u0161echny va\u0161e \u00fav\u011bry dohromady, tedy i leasing, spot\u0159ebitelsk\u00fd \u00fav\u011br nebo nevyu\u017eit\u00fd limit na kreditn\u00ed kart\u011b. Investor se dv\u011bma b\u011b\u017e\u00edc\u00edmi hypot\u00e9kami a leasingem m\u00e1 \u010dasto prostor vy\u010derpan\u00fd je\u0161t\u011b p\u0159edt\u00edm, ne\u017e v\u016fbec po\u017e\u00e1d\u00e1 o dal\u0161\u00ed \u00fav\u011br. \u0158e\u0161en\u00edm b\u00fdv\u00e1 konsolidace nebo splacen\u00ed drobn\u00fdch \u00fav\u011br\u016f p\u0159ed pod\u00e1n\u00edm \u017e\u00e1dosti, p\u0159\u00edpadn\u011b dobr\u00e9 na\u010dasov\u00e1n\u00ed cel\u00e9 transakce. N\u011bkdy sta\u010d\u00ed srovnat st\u00e1vaj\u00edc\u00ed z\u00e1vazky a prostor se r\u00e1zem otev\u0159e.<\/p>\n

Cesta t\u0159et\u00ed: zapojte hodnotu nemovitosti, kterou u\u017e vlastn\u00edte<\/b><\/p>\n

Pokud m\u00e1te nemovitost, kter\u00e1 je splacen\u00e1 nebo z velk\u00e9 \u010d\u00e1sti umo\u0159en\u00e1, d\u00e1 se jej\u00ed hodnota vyu\u017e\u00edt jako dodate\u010dn\u00e9 zaji\u0161t\u011bn\u00ed<\/b>. Roz\u0161\u00ed\u0159\u00ed se t\u00edm z\u00e1stava a pom\u011br \u00fav\u011bru k hodnot\u011b se po\u010d\u00edt\u00e1 z v\u011bt\u0161\u00edho z\u00e1kladu. V praxi to znamen\u00e1, \u017ee se k pot\u0159ebn\u00fdm t\u0159iceti procent\u016fm dostanete i bez toho, abyste museli m\u00edt celou \u010d\u00e1stku v hotovosti na \u00fa\u010dtu.<\/p>\n

Z praxe: t\u0159et\u00ed byt, kter\u00fd nakonec pro\u0161el<\/b><\/p>\n

Ned\u00e1vno za mnou p\u0159i\u0161el klient, kter\u00fd u\u017e vlastnil byt pro sebe a jeden pronaj\u00edman\u00fd, a cht\u011bl koupit t\u0159et\u00ed. Narazil na strop celkov\u00e9ho zadlu\u017een\u00ed a banka \u017e\u00e1dost odm\u00edtla. \u0158e\u0161en\u00ed nakonec nespo\u010d\u00edvalo v tom, sh\u00e1n\u011bt v\u00edc hotovosti. Spole\u010dn\u011b jsme pro\u0161li v\u0161echny jeho st\u00e1vaj\u00edc\u00ed z\u00e1vazky a na\u0161li drobn\u00e9 \u00fav\u011bry, kter\u00e9 mu zbyte\u010dn\u011b zab\u00edraly prostor v DTI a d\u00e1valo smysl je p\u0159ed \u017e\u00e1dost\u00ed splatit. K financov\u00e1n\u00ed jsme nav\u00edc zapojili hodnotu jeho ji\u017e splacen\u00e9ho bytu jako dopl\u0148kov\u00e9 zaji\u0161t\u011bn\u00ed. Hypot\u00e9ka byla schv\u00e1lena.<\/b><\/b><\/p>\n

Ka\u017ed\u00e9 \u0159e\u0161en\u00ed je individu\u00e1ln\u00ed a tohle nen\u00ed univerz\u00e1ln\u00ed n\u00e1vod. Je to ale uk\u00e1zka, \u017ee cest je v\u00edc ne\u017e jedna.<\/p>\n

Myslete dop\u0159edu a pl\u00e1nujte s p\u0159edstihem<\/b><\/p>\n

    \n
  1. Spo\u010d\u00edtejte si sv\u016fj prostor v DTI d\u0159\u00edv, ne\u017e si vyhl\u00e9dnete konkr\u00e9tn\u00ed byt.<\/b> \u010casto je v\u011bt\u0161\u00ed brzdou ne\u017e samotn\u00e9 vlastn\u00ed zdroje.<\/li>\n
  2. P\u0159ipravte si vlastn\u00ed zdroje s rezervou.<\/b> Po\u010d\u00edtejte s t\u0159iceti procenty, ne s dvaceti.<\/li>\n
  3. Zva\u017ete celou strukturu financov\u00e1n\u00ed, ne jen v\u00fd\u0161i vlastn\u00edch zdroj\u016f.<\/b> Zaji\u0161t\u011bn\u00ed a na\u010dasov\u00e1n\u00ed um\u00ed otev\u0159\u00edt dve\u0159e, kter\u00e9 vypadaly zav\u0159en\u00e9.<\/li>\n<\/ol>\n

    Nejd\u0159\u00edv strategie, potom nemovitost<\/b><\/p>\n

    Pamatujte si jednu v\u011btu: u investi\u010dn\u00ed hypot\u00e9ky nevyb\u00edr\u00e1te jen nemovitost, ale celou strukturu financov\u00e1n\u00ed.<\/b> Kdo ji m\u00e1 promy\u0161lenou dop\u0159edu, kupuje s jistotou. Kdo ji \u0159e\u0161\u00ed a\u017e po rezervaci, \u010dasto jen hled\u00e1, jak z n\u00ed vycouvat.<\/p>\n

    Spolupracuji s v\u011bt\u0161inou bank i se stavebn\u00edmi spo\u0159itelnami<\/b>, tak\u017ee dok\u00e1\u017eu poskl\u00e1dat financov\u00e1n\u00ed tak, aby d\u00e1valo smysl jako celek, ne jen pro jeden byt. A s t\u00fdmem realitn\u00edch makl\u00e9\u0159\u016f v\u00e1m pom\u016f\u017eeme vybrat i nemovitost, kter\u00e1 se jako investice opravdu vyplat\u00ed.<\/p>\n

    Pokud pl\u00e1nujete roz\u0161\u00ed\u0159it portfolio, napi\u0161te mi nebo mi rovnou zavolejte, ide\u00e1ln\u011b je\u0161t\u011b p\u0159edt\u00edm, ne\u017e za\u010dnete jednat s prod\u00e1vaj\u00edc\u00edm.<\/p>\n

    \"\"<\/p>\n","protected":false},"excerpt":{"rendered":"

    Investi\u010dn\u00ed hypot\u00e9ka po 1. dubnu 2026: t\u0159i cesty, jak financovat dal\u0161\u00ed nemovitost Roky jste stav\u011bli na tom, \u017ee v\u00e1m banka p\u016fj\u010d\u00ed osmdes\u00e1t procent a vy p\u0159id\u00e1te vlastn\u00ed pen\u00edze. Od 1….<\/p>\n","protected":false},"author":2,"featured_media":1746,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":""},"categories":[8],"tags":[],"class_list":{"0":"post-1745","1":"post","2":"type-post","3":"status-publish","4":"format-standard","5":"has-post-thumbnail","7":"category-uvery"},"_links":{"self":[{"href":"https:\/\/www.jiri-kovar.cz\/index.php\/wp-json\/wp\/v2\/posts\/1745"}],"collection":[{"href":"https:\/\/www.jiri-kovar.cz\/index.php\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.jiri-kovar.cz\/index.php\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.jiri-kovar.cz\/index.php\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.jiri-kovar.cz\/index.php\/wp-json\/wp\/v2\/comments?post=1745"}],"version-history":[{"count":4,"href":"https:\/\/www.jiri-kovar.cz\/index.php\/wp-json\/wp\/v2\/posts\/1745\/revisions"}],"predecessor-version":[{"id":1758,"href":"https:\/\/www.jiri-kovar.cz\/index.php\/wp-json\/wp\/v2\/posts\/1745\/revisions\/1758"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.jiri-kovar.cz\/index.php\/wp-json\/wp\/v2\/media\/1746"}],"wp:attachment":[{"href":"https:\/\/www.jiri-kovar.cz\/index.php\/wp-json\/wp\/v2\/media?parent=1745"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.jiri-kovar.cz\/index.php\/wp-json\/wp\/v2\/categories?post=1745"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.jiri-kovar.cz\/index.php\/wp-json\/wp\/v2\/tags?post=1745"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}