{"id":7,"date":"2026-01-12T15:04:06","date_gmt":"2026-01-12T14:04:06","guid":{"rendered":"https:\/\/www.prazskevily.cz\/magazin\/?p=7"},"modified":"2026-01-14T09:58:53","modified_gmt":"2026-01-14T08:58:53","slug":"orechovka-hanspaulka-stresovice-proc-se-v-techto-ctvrtich-prodava-jinak-nez-ve-zbytku-prahy","status":"publish","type":"post","link":"https:\/\/www.prazskevily.cz\/magazin\/orechovka-hanspaulka-stresovice-proc-se-v-techto-ctvrtich-prodava-jinak-nez-ve-zbytku-prahy\/","title":{"rendered":"O\u0159echovka, Hanspaulka \u010di St\u0159e\u0161ovice: Pro\u010d se v t\u011bchto \u010dtvrt\u00edch prod\u00e1v\u00e1 jinak ne\u017e ve zbytku Prahy"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">Kdo n\u011bkdy zkou\u0161el koupit d\u016fm nebo velk\u00fd byt na O\u0159echovce, Hanspaulce nebo ve St\u0159e\u0161ovic\u00edch, rychle zjist\u00ed, \u017ee b\u011b\u017en\u00e1 pravidla pra\u017esk\u00e9ho trhu tu plat\u00ed jen nap\u016fl. Nejde jen o vy\u0161\u0161\u00ed ceny. Z\u00e1sadn\u00ed je hlavn\u011b zp\u016fsob, jak\u00fdm se tu nemovitosti objevuj\u00ed (a miz\u00ed), kdo je prod\u00e1v\u00e1, kdo kupuje \u2013 a pro\u010d \u010dasto nenajdete nic kl\u00ed\u010dov\u00e9ho na realitn\u00edch serverech. Tyhle \u010dtvrti maj\u00ed specifickou kombinaci: velmi omezenou nab\u00eddku, dlouhodob\u00e9 dr\u017een\u00ed nemovitost\u00ed a silnou \u201csousedskou s\u00ed\u0165\u201d kontakt\u016f. V\u00fdsledek? Obchoduje se tu v\u00edc jako v mal\u00e9m m\u011bst\u011b ne\u017e v metropoli.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Nab\u00eddka je p\u0159irozen\u011b mal\u00e1 \u2013 a nov\u00e1 t\u00e9m\u011b\u0159 nevznik\u00e1<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">V \u0161ir\u0161\u00edm centru Prahy se trh pr\u016fb\u011b\u017en\u011b \u201ckrm\u00ed\u201d nov\u00fdmi projekty, p\u0159estavbami, vy\u0161\u0161\u00ed rotac\u00ed n\u00e1jemn\u00edch byt\u016f nebo investi\u010dn\u00edmi prodeji. Na O\u0159echovce, Hanspaulce a ve St\u0159e\u0161ovic\u00edch tohle funguje v\u00fdrazn\u011b slab\u011bji. Zat\u00edmco jinde v Praze se d\u00e1 \u010dasto vyb\u00edrat z des\u00edtek podobn\u00fdch byt\u016f, tady m\u016f\u017ee b\u00fdt v dan\u00e9m segmentu (nap\u0159. vila se zahradou v konkr\u00e9tn\u00ed ulici)&nbsp;nab\u00eddka prakticky nulov\u00e1. <strong>A kdy\u017e se n\u011bco objev\u00ed, je to ud\u00e1lost.<\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><br><strong>Hodn\u011b nemovitost\u00ed z\u016fst\u00e1v\u00e1 v rodin\u00e1ch \u2013 a prod\u00e1v\u00e1 se \u201ca\u017e kdy\u017e mus\u00ed\u201d<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Dal\u0161\u00ed z\u00e1sadn\u00ed odli\u0161nost je soci\u00e1ln\u00ed a genera\u010dn\u00ed. V t\u011bchto lokalit\u00e1ch je nadpr\u016fm\u011brn\u011b \u010dast\u00e9, \u017ee se nemovitosti&nbsp;<strong>d\u011bd\u00ed a dr\u017e\u00ed dlouhodob\u011b<\/strong>, m\u00edsto aby se prod\u00e1valy p\u0159i ka\u017ed\u00e9 \u017eivotn\u00ed zm\u011bn\u011b. Typick\u00e9 sc\u00e9n\u00e1\u0159e prodeje tady \u010dasto nejsou \u201cchceme se p\u0159est\u011bhovat do v\u011bt\u0161\u00edho\u201d, ale sp\u00ed\u0161:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>d\u011bdick\u00e9 \u0159\u00edzen\u00ed a rozd\u011blen\u00ed majetku,<\/li>\n\n\n\n<li>st\u011bhov\u00e1n\u00ed do men\u0161\u00edho kv\u016fli v\u011bku,<\/li>\n\n\n\n<li>pot\u0159eba likvidity v rodin\u011b,<\/li>\n\n\n\n<li>slo\u017eit\u00e9 rodinn\u00e9 dohody (n\u011bkdy prodej po letech rozhodov\u00e1n\u00ed).<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">To m\u00e1 dva d\u016fsledky:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Prodej\u016f je m\u00e1lo, ale kdy\u017e u\u017e jsou, b\u00fdvaj\u00ed hodnotov\u011b velk\u00e9 a vysoce sledovan\u00e9.<\/li>\n\n\n\n<li><strong>Citlivost na soukrom\u00ed je vy\u0161\u0161\u00ed.&nbsp;Majitel\u00e9 \u010dasto necht\u011bj\u00ed \u201cv\u00fdstavu\u201d sv\u00e9ho domu na internetu.<\/strong><\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><br><strong>Pro\u010d tu nefunguj\u00ed klasick\u00e9 realitn\u00ed servery<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Realitn\u00ed servery jsou skv\u011bl\u00e9 pro trhy, kde je dostate\u010dn\u00fd objem nab\u00eddky, standardizovan\u00e9 produkty a rychl\u00e1 rozhodnut\u00ed. Jen\u017ee v t\u011bchto \u010dtvrt\u00edch se \u010dasto potk\u00e1v\u00e1 opak: unik\u00e1tnost, n\u00edzk\u00e1 frekvence prodej\u016f a siln\u00e1 preference diskr\u00e9tnosti.<\/p>\n\n\n\n<figure class=\"wp-block-image size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"2000\" height=\"904\" src=\"https:\/\/www.prazskevily.cz\/magazin\/wp-content\/uploads\/Screenshot-2026-01-12-at-18.20.05.png\" alt=\"\" class=\"wp-image-19\"\/><\/figure>\n\n\n\n<h3 class=\"wp-block-heading\"><br><strong>Diskr\u00e9tnost a bezpe\u010dnost<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">U vil a dom\u016f s jasnou adresou, zahradou a fotkami interi\u00e9ru je ve\u0159ejn\u00e1 prezentace pro \u010d\u00e1st prod\u00e1vaj\u00edc\u00edch nep\u0159ijateln\u00e1. Necht\u011bj\u00ed aby kdokoli zjistil dispozice a zabezpe\u010den\u00ed, aby se o prodeji dozv\u011bd\u011blo \u0161irok\u00e9 okol\u00ed, nebo aby se \u201csjeli\u201d zv\u011bdavci a realitn\u00ed turist\u00e9.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><br><strong>Inzer\u00e1t obvykle p\u0159it\u00e1hne hodn\u011b lid\u00ed, ale m\u00e1lo relevantn\u00edch<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Na masov\u00fdch serverech se ozve obrovsk\u00e9 mno\u017estv\u00ed z\u00e1jemc\u016f. Jen\u017ee u nemovitost\u00ed v \u0159\u00e1dech des\u00edtek milion\u016f je pro prod\u00e1vaj\u00edc\u00ed kl\u00ed\u010dov\u00e9 filtrovat: finan\u010dn\u00ed p\u0159ipravenost, \u010dasovou v\u00e1\u017enost, schopnost rychle jednat, styl komunikace a spolehlivost. <strong>U \u201cpr\u00e9miov\u00fdch\u201d nemovitost\u00ed m\u00e1 \u010dasto v\u011bt\u0161\u00ed cenu m\u00e9n\u011b prohl\u00eddek, ale s kvalitn\u00edmi lidmi.<\/strong><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><br><strong>Unik\u00e1tnost zt\u011b\u017euje srovn\u00e1n\u00ed<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">B\u011b\u017en\u00fd byt 2+kk v novostavb\u011b se d\u00e1 cenov\u011b op\u0159\u00edt o podobn\u00e9 nab\u00eddky v okol\u00ed. Vila z 30. let po rekonstrukci v konkr\u00e9tn\u00ed ulici na O\u0159echovce je ale&nbsp;solit\u00e9r: rozhoduje mikro-lokalita, stav, architektura, soukrom\u00ed, zahrada, v\u00fdhled, parkov\u00e1n\u00ed, sousedstv\u00ed. Online inzerce tu zkr\u00e1tka nen\u00ed \u201cnejlep\u0161\u00ed prost\u0159ed\u00ed\u201d pro spr\u00e1vn\u00e9 pochopen\u00ed hodnoty.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><br><strong>Off-market: tich\u00fd motor t\u011bchto lokalit<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">V t\u011bchto \u010dtvrt\u00edch je off-market (prodej bez ve\u0159ejn\u00e9 inzerce) v\u00fdrazn\u011b v\u00fdznamn\u011bj\u0161\u00ed ne\u017e ve zbytku Prahy. Nejde o \u017e\u00e1dnou konspiraci, sp\u00ed\u0161 o logiku prost\u0159ed\u00ed, kde je nab\u00eddka mal\u00e1 a soukrom\u00ed drah\u00e9. Jak off-market typicky funguje:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Realitn\u00ed makl\u00e9\u0159 nebo poradce oslov\u00ed prov\u011b\u0159en\u00e9 klienty z datab\u00e1ze. <\/li>\n\n\n\n<li>Informace se \u0161\u00ed\u0159\u00ed p\u0159es advok\u00e1ty, spr\u00e1vce majetku, architekty, lok\u00e1ln\u00ed komunitu. <\/li>\n\n\n\n<li>Prob\u011bhne n\u011bkolik c\u00edlen\u00fdch prohl\u00eddek, \u010dasto s minimem fotek a bez ve\u0159ejn\u00e9 adresy. <\/li>\n\n\n\n<li>Pokud se najde vhodn\u00fd kupuj\u00edc\u00ed, jde se rovnou do vyjedn\u00e1v\u00e1n\u00ed.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><br><strong>Osobn\u00ed kontakty nejsou \u201cbonus\u201d, ale infrastruktura trhu<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">V b\u011b\u017en\u00fdch \u010dtvrt\u00edch v\u00e1m sta\u010d\u00ed hl\u00eddat inzerci, nastavit si alerty a b\u00fdt rychl\u00fd. Tady \u010dasto vyhr\u00e1v\u00e1 ten, kdo m\u00e1 s\u00ed\u0165 kontakt\u016f v lokalit\u011b, dobr\u00e9 jm\u00e9no a d\u016fv\u011bru (u makl\u00e9\u0159e, advok\u00e1ta, spr\u00e1vy domu), p\u0159ipraven\u00e9 financov\u00e1n\u00ed a schopnost jednat diskr\u00e9tn\u011b a rozhodn\u011b. <strong>Osobn\u00ed vazby funguj\u00ed jako filtr i jako z\u00e1ruka.<\/strong> Prod\u00e1vaj\u00edc\u00ed n\u011bkdy rad\u011bji prod\u00e1 o n\u011bco levn\u011bji, pokud m\u00e1 pocit, \u017ee kupuj\u00edc\u00ed je solidn\u00ed, nebude d\u011blat probl\u00e9my a transakce prob\u011bhne hladce. V t\u011bchto segmentech je toti\u017e riziko (\u010dasov\u00e9, pr\u00e1vn\u00ed, reputa\u010dn\u00ed) \u010dasto vn\u00edm\u00e1no citliv\u011bji ne\u017e rozd\u00edl p\u00e1r procent v cen\u011b.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Co z toho plyne pro kupuj\u00edc\u00ed i prod\u00e1vaj\u00edc\u00ed<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Kupuj\u00edc\u00ed:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Nesta\u010d\u00ed \u201c\u010dekat na Sreality\u201d. <\/li>\n\n\n\n<li>\u010c\u00e1st trhu je mimo ve\u0159ejnou nab\u00eddku. <\/li>\n\n\n\n<li>Vyplat\u00ed se budovat vztahy: kvalitn\u00ed makl\u00e9\u0159, lok\u00e1ln\u00ed advok\u00e1t, architekt, lid\u00e9 z komunity. <\/li>\n\n\n\n<li>P\u0159ipravenost rozhoduje: financov\u00e1n\u00ed, pr\u00e1vn\u00ed t\u00fdm, rychl\u00e1 orientace v hodnot\u011b.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Prod\u00e1vaj\u00edc\u00ed:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Ve\u0159ejn\u00e1 inzerce nen\u00ed automaticky nejlep\u0161\u00ed cesta. M\u016f\u017ee p\u0159in\u00e9st hluk bez v\u00fdsledku. <\/li>\n\n\n\n<li>Off-market m\u016f\u017ee b\u00fdt efektivn\u011bj\u0161\u00ed, pokud je dob\u0159e c\u00edlen\u00fd a spr\u00e1vn\u011b nacen\u011bn\u00fd. <\/li>\n\n\n\n<li>D\u016fv\u011bryhodn\u00fd prost\u0159edn\u00edk je kl\u00ed\u010d: nejen \u201cprodat\u201d, ale prodat s minimem t\u0159en\u00ed.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><br><strong>Z\u00e1v\u011br<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">O\u0159echovka, Hanspaulka a St\u0159e\u0161ovice jsou pra\u017esk\u00e9 \u010dtvrti s trhem, kter\u00fd je men\u0161\u00ed, uzav\u0159en\u011bj\u0161\u00ed a v\u00edc zalo\u017een\u00fd na reputaci a kontaktech. Nab\u00eddka je omezen\u00e1 u\u017e svou fyzickou podstatou \u2013 a t\u00edm, \u017ee mnoho nemovitost\u00ed z\u016fst\u00e1v\u00e1 po generace v rodin\u00e1ch. Proto zde \u010dasto nevyhr\u00e1v\u00e1 ten, kdo nejl\u00e9pe hled\u00e1 na internetu, ale ten, kdo je napojen\u00fd na spr\u00e1vn\u00e9 informace d\u0159\u00edv, ne\u017e se stanou ve\u0159ejn\u00e9. Ve zbytku Prahy je realitn\u00ed server \u010dasto \u201chlavn\u00ed n\u00e1m\u011bst\u00ed\u201d. Tady je to sp\u00ed\u0161 n\u00e1st\u011bnka, na kterou se ob\u010das n\u011bco p\u0159ip\u00edchne \u2013 ale spousta v\u011bc\u00ed se domluv\u00ed je\u0161t\u011b p\u0159edt\u00edm, ne\u017e n\u011bkdo vyt\u00e1hne \u0161pendl\u00edk.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">R\u00e1di se staneme i pro V\u00e1s pr\u016fvodcem p\u0159i n\u00e1kupu \u010di prodeji vily v t\u00e9to skv\u011bl\u00e9 lokalit\u011b. Ozv\u011bte se n\u00e1m skrze kontakty uveden\u00e9 n\u00ed\u017ee. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Za t\u00fdm PrazskeVily.cz, <br>Ing. Luk\u00e1\u0161 Voplakal<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Kdo n\u011bkdy zkou\u0161el koupit d\u016fm nebo velk\u00fd byt na O\u0159echovce, Hanspaulce nebo ve St\u0159e\u0161ovic\u00edch, rychle zjist\u00ed, \u017ee b\u011b\u017en\u00e1 pravidla pra\u017esk\u00e9ho trhu tu plat\u00ed jen nap\u016fl. [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":15,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[2],"tags":[],"class_list":["post-7","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-nemovitosti-na-prodej"],"_links":{"self":[{"href":"https:\/\/www.prazskevily.cz\/magazin\/wp-json\/wp\/v2\/posts\/7","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.prazskevily.cz\/magazin\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.prazskevily.cz\/magazin\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.prazskevily.cz\/magazin\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.prazskevily.cz\/magazin\/wp-json\/wp\/v2\/comments?post=7"}],"version-history":[{"count":12,"href":"https:\/\/www.prazskevily.cz\/magazin\/wp-json\/wp\/v2\/posts\/7\/revisions"}],"predecessor-version":[{"id":46,"href":"https:\/\/www.prazskevily.cz\/magazin\/wp-json\/wp\/v2\/posts\/7\/revisions\/46"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.prazskevily.cz\/magazin\/wp-json\/wp\/v2\/media\/15"}],"wp:attachment":[{"href":"https:\/\/www.prazskevily.cz\/magazin\/wp-json\/wp\/v2\/media?parent=7"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.prazskevily.cz\/magazin\/wp-json\/wp\/v2\/categories?post=7"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.prazskevily.cz\/magazin\/wp-json\/wp\/v2\/tags?post=7"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}