{"id":160,"date":"2026-09-10T18:40:30","date_gmt":"2026-09-10T18:40:30","guid":{"rendered":"https:\/\/reality.drnda.eu\/?p=160"},"modified":"2026-09-10T18:40:30","modified_gmt":"2026-09-10T18:40:30","slug":"predaj-bytu-so-ziskom-a-predsa-lutost-skryte-naklady-ktore-mnohi-podcenuju","status":"publish","type":"post","link":"https:\/\/reality.drnda.eu\/?p=160","title":{"rendered":"Predaj bytu so ziskom a predsa \u013e\u00fatos\u0165 \u2014 skryt\u00e9 n\u00e1klady, ktor\u00e9 mnoh\u00ed podce\u0148uj\u00fa"},"content":{"rendered":"<p class=\"o3d-lead\">Predali ste byt o 30 000 \u20ac drah\u0161ie, ne\u017e ste ho pred rokmi k\u00fapili. Znie to dobre. Ale ke\u010f si sadnete a spo\u010d\u00edtate dane, prov\u00edziu, posudky, drobn\u00e9 opravy pred predajom a pred\u010dasn\u00e9 splatenie hypot\u00e9ky \u2014 suma, ktor\u00fa re\u00e1lne dr\u017e\u00edte v ruk\u00e1ch, v\u00e1s mo\u017eno prekvap\u00ed. A nie pr\u00edjemne. Toto je \u010dl\u00e1nok pre ka\u017ed\u00e9ho, kto sa chyst\u00e1 pred\u00e1va\u0165 a chce vedie\u0165, s \u010d\u00edm skuto\u010dne po\u010d\u00edta\u0165.<\/p>\n<h2>Pre\u010do sa predaj so ziskom m\u00f4\u017ee skon\u010di\u0165 stratou<\/h2>\n<p>Nomin\u00e1lny zisk je rozdiel medzi predajnou cenou a p\u00f4vodnou k\u00fapnou cenou. Len\u017ee tento v\u00fdpo\u010det je len za\u010diatok, nie v\u00fdsledok. Re\u00e1lny \u010dist\u00fd v\u00fdnos z predaja nehnute\u013enosti je \u010d\u00edslo, ku ktor\u00e9mu sa dostanete a\u017e po odpo\u010d\u00edtan\u00ed ka\u017ed\u00e9ho jedn\u00e9ho v\u00fddavku \u2014 od t\u00fdch povinn\u00fdch (dane, poplatky) a\u017e po tie, ktor\u00e9 v\u00e4\u010d\u0161ina \u013eud\u00ed vn\u00edma ako samozrejmos\u0165 (napraven\u00e9 parkety, nov\u00e1 bat\u00e9ria v k\u00fape\u013eni, profesion\u00e1lne fotky).<\/p>\n<p>Vid\u00edme to v praxi pravidelne: pred\u00e1vaj\u00faci pr\u00edde s rados\u0165ou, \u017ee predal o 25 000 \u20ac viac. Ale ke\u010f si spolu sadneme a prejdeme v\u0161etky polo\u017eky, re\u00e1lny pr\u00edjem po odpo\u010d\u00edtan\u00ed n\u00e1kladov je niekde okolo 17 000 \u2013 18 000 \u20ac. E\u0161te st\u00e1le zisk, ale ove\u013ea skromnej\u0161\u00ed, ne\u017e p\u00f4vodne \u010dakal.<\/p>\n<h2>Dane, poplatky a prov\u00edzie \u2014 \u010d\u00edsla, ktor\u00e9 uhryzuj\u00fa najviac<\/h2>\n<figure class=\"o3d-figure\"><img decoding=\"async\" src=\"https:\/\/reality.drnda.eu\/wp-content\/uploads\/2026\/09\/predaj-bytu-so-ziskom-a-predsa-lutost-skryte-naklady-ktore-mnohi-podcenuju-PUAUa-1024x559.webp\" alt=\"Predaj bytu so ziskom a predsa \u013e\u00fatos\u0165 \u2014 skryt\u00e9 n\u00e1klady, ktor\u00e9 mnoh\u00ed podce\u0148uj\u00fa\" loading=\"lazy\"><\/figure>\n<p>Toto je trojica, ktor\u00fa pri predaji rozhodne nemo\u017eno ob\u00eds\u0165.<\/p>\n<p><strong>Da\u0148 z pr\u00edjmu pri predaji nehnute\u013enosti<\/strong> \u2014 ak ste nehnute\u013enos\u0165 vlastnili menej ako p\u00e4\u0165 rokov (alebo v nej nemali trval\u00fd pobyt aspo\u0148 dva roky pred predajom), zisk z predaja podlieha dani z pr\u00edjmu fyzickej osoby. Orienta\u010dne to znamen\u00e1 19 % (pr\u00edpadne 25 % z tej \u010dasti, ktor\u00e1 presahuje ur\u010dit\u00fd z\u00e1klad) z rozdielu medzi predajnou cenou a obstar\u00e1vacou cenou. Konkr\u00e9tna v\u00fd\u0161ka z\u00e1vis\u00ed od va\u0161ej celkovej da\u0148ovej situ\u00e1cie \u2014 preto odpor\u00fa\u010dame poradi\u0165 sa s da\u0148ov\u00fdm poradcom, nie len odhadova\u0165 od oka.<\/p>\n<p><strong>Realitn\u00e1 prov\u00edzia<\/strong> sa pohybuje orienta\u010dne medzi 2 % a 4 % z predajnej ceny, pod\u013ea kancel\u00e1rie a rozsahu slu\u017eieb. Pri byte za 150 000 \u20ac to znamen\u00e1 3 000 a\u017e 6 000 \u20ac. Niektor\u00e9 kancel\u00e1rie \u00fa\u010dtuj\u00fa fixn\u00fa sumu, in\u00e9 percento \u2014 v\u017edy si to dopredu objas\u043d\u0438\u0442\u0435 v zmluve.<\/p>\n<p><strong>Spr\u00e1vne poplatky a kataster<\/strong> \u2014 n\u00e1vrh na vklad do katastra stoj\u00ed v be\u017enom konan\u00ed orienta\u010dne nieko\u013eko desiatok eur, v zr\u00fdchlenom konan\u00ed viac. K tomu sa m\u00f4\u017eu prida\u0165 poplatky za overenie podpisov, pr\u00edpadne odmena za sp\u00edsanie zmluvy advok\u00e1tom (\u010do odpor\u00fa\u010dame \u2014 je to invest\u00edcia, nie v\u00fddavok).<\/p>\n<h2>N\u00e1klady, ktor\u00e9 pred\u00e1vaj\u00faci nevid\u00ed pred podpisom zmluvy<\/h2>\n<p>Toto je kateg\u00f3ria, kde sa skr\u00fdvaj\u00fa najv\u00e4\u010d\u0161ie prekvapenia. Nie preto, \u017ee by boli tajn\u00e9 \u2014 ale preto, \u017ee ich \u013eudia pri pl\u00e1novan\u00ed jednoducho nespo\u010d\u00edtaj\u00fa.<\/p>\n<ul>\n<li><strong>Znaleck\u00fd posudok<\/strong> \u2014 banka kupuj\u00faceho ho takmer v\u017edy vy\u017eaduje. Orienta\u010dne 150 \u2013 300 \u20ac, z\u00e1vis\u00ed od znalca a lokality. Kto ho plat\u00ed, je vec dohody \u2014 ale v praxi ho \u010dasto hrad\u00ed pred\u00e1vaj\u00faci alebo sa po\u010d\u00edta do celkovej kalkul\u00e1cie.<\/li>\n<li><strong>Energetick\u00fd certifik\u00e1t<\/strong> \u2014 pri predaji nehnute\u013enosti je povinn\u00fd zo z\u00e1kona. Stoj\u00ed orienta\u010dne 100 \u2013 200 \u20ac, z\u00e1vis\u00ed od ve\u013ekosti bytu a certifik\u00e1tora.<\/li>\n<li><strong>\u00dapravy a opravy pred predajom<\/strong> \u2014 nov\u00e1 bat\u00e9ria, vyma\u013eovanie, opraven\u00e1 \u0161k\u00e1ra v k\u00fape\u013eni. Ka\u017ed\u00e1 mali\u010dkos\u0165 zvy\u0161uje atraktivitu bytu, ale drobn\u00e9 opravy v s\u00fahrne m\u00f4\u017eu \u013eahko predstavova\u0165 500 \u2013 2 000 \u20ac.<\/li>\n<li><strong>Homestaging a fotografie<\/strong> \u2014 profesion\u00e1lne fotky a pr\u00edpadn\u00e9 zapo\u017ei\u010danie n\u00e1bytku alebo dekor\u00e1ci\u00ed pre atrakt\u00edvnej\u0161iu prezent\u00e1ciu. Nie nevyhnutnos\u0165, ale rozdiel vo fin\u00e1lnej predajnej cene m\u00f4\u017ee by\u0165 v\u00fdrazne vy\u0161\u0161\u00ed, ne\u017e n\u00e1klad samotn\u00fd.<\/li>\n<li><strong>Pred\u010dasn\u00e9 splatenie hypot\u00e9ky<\/strong> \u2014 ak na byte viazne hypot\u00e9ka a pred\u00e1vate pred koncom fix\u00e1cie, banka si m\u00f4\u017ee \u00fa\u010dtova\u0165 poplatok za pred\u010dasn\u00e9 splatenie. V niektor\u00fdch pr\u00edpadoch to m\u00f4\u017eu by\u0165 tis\u00edce eur. Skontrolujte zmluvu s bankou e\u0161te pred t\u00fdm, ne\u017e stanov\u00edte predajn\u00fa cenu.<\/li>\n<\/ul>\n<div class=\"o3d-tip\"><strong>Tip:<\/strong> Pred\u010dasn\u00e9 splatenie hypot\u00e9ky pri predaji je jedna z polo\u017eiek, ktor\u00fa \u013eudia naj\u010dastej\u0161ie zabudn\u00fa zahrn\u00fa\u0165 do kalkul\u00e1cie. Zavolajte do banky a po\u017eiadajte o p\u00edsomn\u00fd v\u00fdpis poplatku za pred\u010dasn\u00e9 splatenie k pl\u00e1novan\u00e9mu d\u00e1tumu predaja \u2014 dostanete presn\u00e9 \u010d\u00edslo, s ktor\u00fdm m\u00f4\u017eete pracova\u0165.<\/div>\n<h2>\u013d\u00fatos\u0165 po predaji \u2014 kedy vznik\u00e1 a \u010do ju skuto\u010dne sp\u00f4sobuje<\/h2>\n<figure class=\"o3d-figure\"><img decoding=\"async\" src=\"https:\/\/reality.drnda.eu\/wp-content\/uploads\/2026\/09\/predaj-bytu-so-ziskom-a-predsa-lutost-skryte-naklady-ktore-mnohi-podcenuju-GrS59-1024x559.webp\" alt=\"Predaj bytu so ziskom a predsa \u013e\u00fatos\u0165 \u2014 skryt\u00e9 n\u00e1klady, ktor\u00e9 mnoh\u00ed podce\u0148uj\u00fa\" loading=\"lazy\"><\/figure>\n<p>\u013d\u00fatos\u0165 po predaji nehnute\u013enosti m\u00e1 dve roviny \u2014 finan\u010dn\u00fa a psychologick\u00fa. A niekedy sa prel\u00ednaj\u00fa tak, \u017ee je \u0165a\u017ek\u00e9 rozozna\u0165, ktor\u00e1 v\u00e1s tr\u00e1pi viac.<\/p>\n<p><strong>Finan\u010dn\u00e1 \u013e\u00fatos\u0165<\/strong> prich\u00e1dza vtedy, ke\u010f ceny v lokalite po va\u0161om predaji \u010falej rast\u00fa. \u201ePredal som v zlom \u010dase&#8221; \u2014 veta, ktor\u00fa po\u010d\u00favame pomerne \u010dasto. Pravda je, \u017ee nikto nevie predpoveda\u0165 v\u00fdvoj trhu s istotou. Ak ste predali za trhov\u00fa cenu v \u010dase predaja a pou\u017eili peniaze rozumne, neurobili ste chybu.<\/p>\n<p><strong>Psychologick\u00e1 \u013e\u00fatos\u0165<\/strong> je in\u00e1 kateg\u00f3ria. Byt alebo dom nebol len invest\u00edcia \u2014 bol to domov, miesto s hist\u00f3riou, susedia, ktor\u00fdch ste mali radi. T\u00e1to \u013e\u00fatos\u0165 je \u00faplne prirodzen\u00e1 a nes\u00favis\u00ed s t\u00fdm, ko\u013eko ste zarobili. Stret\u00e1vame sa s \u0148ou najm\u00e4 pri predaji rodinn\u00fdch domov, kde pred\u00e1vaj\u00faci str\u00e1vili desa\u0165ro\u010dia. Re\u00e1lny zisk v eur\u00e1ch ju nevyrie\u0161i \u2014 ale jasn\u00e9 rozhodnutie, kam id\u00fa tieto peniaze \u010falej, pom\u00e1ha.<\/p>\n<p>Niekedy \u013e\u00fatos\u0165 vznik\u00e1 jednoducho preto, \u017ee pred\u00e1vaj\u00faci nemal dostatok inform\u00e1ci\u00ed pred predajom. Ak viete, \u010do pred\u00e1vate, za ko\u013eko a \u010do z toho re\u00e1lne ostane \u2014 rozhodujete sa vedomej\u0161ie a s men\u0161ou pravdepodobnos\u0165ou o\u013eutujete.<\/p>\n<h2>Ako si pred predajom spravi\u0165 re\u00e1lnu kalkul\u00e1ciu \u010dist\u00e9ho zisku<\/h2>\n<p>Uk\u00e1\u017eeme v\u00e1m jednoduch\u00fd postup, ktor\u00fd odpor\u00fa\u010dame ka\u017ed\u00e9mu, kto uva\u017euje o predaji. Pr\u00edklad: 3-izbov\u00fd byt v \u017diline, k\u00fapen\u00fd pred \u0161tyrmi rokmi za 120 000 \u20ac, predajn\u00e1 cena 155 000 \u20ac.<\/p>\n<ul>\n<li><strong>Nomin\u00e1lny zisk:<\/strong> 155 000 \u2013 120 000 = 35 000 \u20ac<\/li>\n<li><strong>Realitn\u00e1 prov\u00edzia (3 %):<\/strong> \u2212 4 650 \u20ac<\/li>\n<li><strong>Energetick\u00fd certifik\u00e1t:<\/strong> \u2212 150 \u20ac<\/li>\n<li><strong>Znaleck\u00fd posudok:<\/strong> \u2212 200 \u20ac<\/li>\n<li><strong>Opravy a pr\u00edprava bytu:<\/strong> \u2212 800 \u20ac<\/li>\n<li><strong>Poplatok za pred\u010dasn\u00e9 splatenie hypot\u00e9ky (orienta\u010dne):<\/strong> \u2212 1 500 \u20ac<\/li>\n<li><strong>Pr\u00e1vne slu\u017eby \/ zmluva:<\/strong> \u2212 400 \u20ac<\/li>\n<li><strong>Da\u0148 z pr\u00edjmu (orienta\u010dne, z\u00e1vis\u00ed od situ\u00e1cie):<\/strong> \u2212 4 000 \u2013 6 000 \u20ac<\/li>\n<\/ul>\n<p><strong>Re\u00e1lny \u010dist\u00fd zisk po odpo\u010d\u00edtan\u00ed n\u00e1kladov: orienta\u010dne 21 000 \u2013 23 000 \u20ac<\/strong> \u2014 st\u00e1le pekn\u00e9 \u010d\u00edslo, ale v\u00fdrazne in\u00e9 ako 35 000 \u20ac. A to sme e\u0161te nezapo\u010d\u00edtali pr\u00edpadn\u00fd homestaging \u010di n\u00e1klady na prechodn\u00e9 b\u00fdvanie po predaji.<\/p>\n<p>Ak v\u00e1s zauj\u00edma, ako funguje financovanie pri k\u00fape nov\u00e9ho b\u00fdvania po predaji, pre\u010d\u00edtajte si n\u00e1\u0161 \u010dl\u00e1nok o <a href=\"https:\/\/reality.drnda.eu\/?p=126\">pravidl\u00e1ch NBS a v\u00fd\u0161ke hypot\u00e9ky \u2014 na ak\u00fd byt v \u017diline re\u00e1lne dosiahnete<\/a>. Pom\u00f4\u017ee v\u00e1m zorientova\u0165 sa v tom, \u010do banka skuto\u010dne schv\u00e1li.<\/p>\n<p>Ka\u017ed\u00fd pr\u00edpad je in\u00fd \u2014 in\u00e1 hypot\u00e9ka, in\u00e1 d\u013a\u017eka vlastn\u00edctva, in\u00e1 da\u0148ov\u00e1 situ\u00e1cia. Preto kalkul\u00e1ciu nikdy nerobia za v\u00e1s len \u010d\u00edsla na papieri, ale \u010dlovek, ktor\u00fd pozn\u00e1 detaily v\u00e1\u0161ho pr\u00edpadu.<\/p>\n<div class=\"o3d-cta\">\n<p>Ak prem\u00fd\u0161\u013eate o predaji bytu alebo domu a chcete vedie\u0165, s \u010d\u00edm re\u00e1lne po\u010d\u00edta\u0165 \u2014 radi si s vami sadneme a prejdeme kalkul\u00e1ciu spolo\u010dne. Bez z\u00e1v\u00e4zkov, bez tlaku. Len konkr\u00e9tne \u010d\u00edsla pre va\u0161u situ\u00e1ciu.<\/p>\n<p>  <a class=\"o3d-cta-btn\" href=\"https:\/\/reality.drnda.eu\/?product=eco-laptop-backpack\">Nap\u00ed\u0161te n\u00e1m<\/a>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Predali ste byt za viac, ne\u017e ste k\u00fapili \u2014 a predsa m\u00e1te pocit, \u017ee nie\u010do nesed\u00ed. Pozreli sme sa na v\u0161etky n\u00e1klady, ktor\u00e9 pri predaji nehnute\u013enosti \u013eudia podce\u0148uj\u00fa alebo \u00faplne prehliadnu.<\/p>\n","protected":false},"author":1,"featured_media":163,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1],"tags":[],"class_list":["post-160","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-uncategorized"],"_links":{"self":[{"href":"https:\/\/reality.drnda.eu\/index.php?rest_route=\/wp\/v2\/posts\/160","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/reality.drnda.eu\/index.php?rest_route=\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/reality.drnda.eu\/index.php?rest_route=\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/reality.drnda.eu\/index.php?rest_route=\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/reality.drnda.eu\/index.php?rest_route=%2Fwp%2Fv2%2Fcomments&post=160"}],"version-history":[{"count":1,"href":"https:\/\/reality.drnda.eu\/index.php?rest_route=\/wp\/v2\/posts\/160\/revisions"}],"predecessor-version":[{"id":166,"href":"https:\/\/reality.drnda.eu\/index.php?rest_route=\/wp\/v2\/posts\/160\/revisions\/166"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/reality.drnda.eu\/index.php?rest_route=\/wp\/v2\/media\/163"}],"wp:attachment":[{"href":"https:\/\/reality.drnda.eu\/index.php?rest_route=%2Fwp%2Fv2%2Fmedia&parent=160"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/reality.drnda.eu\/index.php?rest_route=%2Fwp%2Fv2%2Fcategories&post=160"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/reality.drnda.eu\/index.php?rest_route=%2Fwp%2Fv2%2Ftags&post=160"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}