{"id":9863,"date":"2025-05-19T07:33:00","date_gmt":"2025-05-19T05:33:00","guid":{"rendered":"https:\/\/modernipravnik.cz\/?p=9863"},"modified":"2026-08-05T09:35:44","modified_gmt":"2026-08-05T07:35:44","slug":"share-deal","status":"publish","type":"post","link":"https:\/\/modernipravnik.cz\/en\/blog\/share-deal\/","title":{"rendered":"Share deal aneb koup\u011b nemovitosti v\u00a0s.r.o.: da\u0148ov\u00e9 i\u00a0dal\u0161\u00ed v\u00fdhody!"},"content":{"rendered":"<h2>\u00a0<\/h2>\n<div class=\"relative\">\n<div class=\"prose text-pretty dark:prose-invert inline leading-normal break-words min-w-0 [word-break:break-word]\">\n<h1 class=\"my-0\" style=\"text-align: center;\"><strong>Share deal: Jak funguje koup\u011b nemovitosti v\u00a0s.r.o. a\u00a0kdy se vyplat\u00ed?<\/strong><\/h1>\n<p class=\"my-0\"><em>Zva\u017eujete investici do nemovitosti p\u0159es spole\u010dnost s\u00a0ru\u010den\u00edm omezen\u00fdm (s.r.o.)? V\u00a0tomto \u010dl\u00e1nku v\u00e1m srozumiteln\u011b vysv\u011btl\u00edme, jak funguje share deal, jak\u00e9 m\u00e1 v\u00fdhody a\u00a0rizika oproti p\u0159\u00edm\u00e9 koupi nemovitosti, jak\u00e9 da\u0148ov\u00e9 a\u00a0pr\u00e1vn\u00ed aspekty mus\u00edte zv\u00e1\u017eit a\u00a0na co si d\u00e1t pozor p\u0159i due diligence. P\u0159ipravili jsme pro v\u00e1s praktick\u00e9 p\u0159\u00edklady a\u00a0konkr\u00e9tn\u00ed rady, jak postupujeme p\u0159i zaji\u0161t\u011bn\u00ed bezpe\u010dn\u00e9 transakce.<\/em><\/p>\n<p class=\"my-0\"><strong>Tentokr\u00e1t si rozebereme share deal, tedy koupi nemovitosti v\u00a0s.r.o. Dozv\u00edte se:<\/strong><br \/><strong>- co p\u0159esn\u011b znamen\u00e1 share deal,<\/strong><br \/><strong>- jak\u00e9 jsou rozd\u00edly oproti p\u0159\u00edm\u00e9 koupi nemovitosti (asset deal),<\/strong><br \/><strong>- jak\u00e9 da\u0148ov\u00e9 v\u00fdhody a\u00a0\u00faskal\u00ed p\u0159in\u00e1\u0161\u00ed koup\u011b nemovitosti v\u00a0s.r.o.,<\/strong><br \/><strong>- pro\u010d je kl\u00ed\u010dov\u00e1 <a href=\"https:\/\/www.google.com\/url?sa=t&amp;source=web&amp;rct=j&amp;opi=89978449&amp;url=https:\/\/modernipravnik.cz\/nemovitosti\/pravni-proverka-nemovitosti-co-overit-pred-podpisem-smlouvy\/&amp;ved=2ahUKEwjJoezGsqiNAxVKgP0HHcoDJtUQFnoECB8QAw&amp;usg=AOvVaw3Qs38W67DMeS-ajcjFmi43\">due diligence<\/a>,<\/strong><br \/><strong>- jak\u00e9 mo\u017enosti p\u0159em\u011bn a\u00a0restrukturalizac\u00ed existuj\u00ed,<\/strong><br \/><strong>- a\u00a0jak v\u00e1m s\u00a0t\u00edm v\u0161\u00edm m\u016f\u017ee pomoci zku\u0161en\u00e1 advok\u00e1tn\u00ed kancel\u00e1\u0159.<\/strong><\/p>\n<p class=\"my-0\">\u00a0<\/p>\n<h2 id=\"\" class=\"mb-2 mt-6 text-lg font-[500] first:mt-0 dark:font-[475]\"><strong>Co je to share deal a\u00a0pro\u010d je koup\u011b nemovitosti v\u00a0s.r.o. tak popul\u00e1rn\u00ed?<\/strong><\/h2>\n<p class=\"my-0\">Napadlo v\u00e1s n\u011bkdy, pro\u010d investo\u0159i \u010dasto vol\u00ed pr\u00e1v\u011b mo\u017enost\u00a0<strong>koup\u011b nemovitosti v\u00a0s.r.o.<\/strong> m\u00edsto p\u0159\u00edm\u00e9ho p\u0159evodu vlastnictv\u00ed? Odpov\u011b\u010f je jednoduch\u00e1: Share deal, tedy p\u0159evod obchodn\u00edho pod\u00edlu ve spole\u010dnosti, kter\u00e1 nemovitost vlastn\u00ed, nab\u00edz\u00ed \u0159adu administrativn\u00edch, da\u0148ov\u00fdch i\u00a0praktick\u00fdch v\u00fdhod. Z\u00e1rove\u0148 ale p\u0159in\u00e1\u0161\u00ed i\u00a0specifick\u00e1 rizika, kter\u00e1 je pot\u0159eba d\u016fkladn\u011b o\u0161et\u0159it.<\/p>\n<p class=\"my-0\">Share deal znamen\u00e1, \u017ee nekupujete samotnou nemovitost, ale pod\u00edl ve spole\u010dnosti (nej\u010dast\u011bji s.r.o.), kter\u00e1 je jej\u00edm vlastn\u00edkem. T\u00edm se st\u00e1v\u00e1te nov\u00fdm majitelem firmy i\u00a0s jej\u00edm majetkem, z\u00e1vazky a\u00a0histori\u00ed. Tento postup je v\u00a0\u010desk\u00e9 praxi b\u011b\u017en\u00fd zejm\u00e9na u\u00a0v\u011bt\u0161\u00edch komer\u010dn\u00edch nemovitost\u00ed, developersk\u00fdch projekt\u016f nebo investi\u010dn\u00edch bytov\u00fdch dom\u016f.<\/p>\n<p class=\"my-0\">\u00a0<\/p>\n<h2 id=\"\" class=\"mb-2 mt-6 text-lg font-[500] first:mt-0 dark:font-[475]\"><strong>Jak\u00e9 jsou hlavn\u00ed v\u00fdhody share dealu p\u0159i koupi nemovitosti v\u00a0s.r.o.?<\/strong><\/h2>\n<ul class=\"marker:text-textOff list-disc\">\n<li>\n<p class=\"my-0\"><strong>Da\u0148ov\u00e1 optimalizace:<\/strong> Pokud prod\u00e1vaj\u00edc\u00ed je fyzick\u00e1 osoba a\u00a0dr\u017eel pod\u00edl v\u00a0s.r.o. d\u00e9le ne\u017e 5\u00a0let, m\u016f\u017ee b\u00fdt p\u0159\u00edjem z\u00a0prodeje pod\u00edlu zcela nebo \u010d\u00e1ste\u010dn\u011b osvobozen od dan\u011b z\u00a0p\u0159\u00edjm\u016f (do limitu 40\u00a0milion\u016f K\u010d za rok). To je z\u00e1sadn\u00ed rozd\u00edl oproti p\u0159\u00edm\u00e9mu prodeji nemovitosti, kde s.r.o. v\u017edy dan\u00ed zisk z\u00a0prodeje sazbou 21 %.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\"><strong>Jednodu\u0161\u0161\u00ed p\u0159evod:<\/strong> P\u0159evod pod\u00edlu v\u00a0s.r.o. je \u010dasto administrativn\u011b jednodu\u0161\u0161\u00ed ne\u017e p\u0159evod samotn\u00e9 nemovitosti, zejm\u00e9na u\u00a0v\u011bt\u0161\u00edch portfoli\u00ed. Nemovitost z\u016fst\u00e1v\u00e1 zaps\u00e1na na stejnou pr\u00e1vnickou osobu, nedoch\u00e1z\u00ed ke zm\u011bn\u011b v\u00a0katastru nemovitost\u00ed.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\"><strong>Mo\u017enost p\u0159evz\u00edt st\u00e1vaj\u00edc\u00ed financov\u00e1n\u00ed:<\/strong> Nov\u00fd vlastn\u00edk s.r.o. m\u016f\u017ee p\u0159evz\u00edt st\u00e1vaj\u00edc\u00ed \u00fav\u011bry, leasingy \u010di jin\u00e9 smluvn\u00ed vztahy, co\u017e m\u016f\u017ee b\u00fdt v\u00fdhodn\u00e9 p\u0159i vyjedn\u00e1v\u00e1n\u00ed s\u00a0bankami.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\"><strong>Flexibilita p\u0159i restrukturalizaci:<\/strong> Pokud chcete koupit jen \u010d\u00e1st majetku nebo naopak odd\u011blit rizikov\u00e1 aktiva, lze vyu\u017e\u00edt p\u0159em\u011bny spole\u010dnosti, nap\u0159\u00edklad rozd\u011blen\u00ed od\u0161t\u011bpen\u00edm.<\/p>\n<\/li>\n<\/ul>\n<p>\u00a0<\/p>\n<h2 id=\"\" class=\"mb-2 mt-6 text-lg font-[500] first:mt-0 dark:font-[475]\"><strong>Na co si d\u00e1t pozor? Hlavn\u00ed rizika share dealu p\u0159i koupi nemovitosti v\u00a0s.r.o.<\/strong><\/h2>\n<p class=\"my-0\">Zn\u00ed to l\u00e1kav\u011b, \u017ee? Ale pozor - <strong>koup\u011b nemovitosti v\u00a0s.r.o.<\/strong> formou share dealu s\u00a0sebou nese i\u00a0\u0159adu \u00faskal\u00ed:<\/p>\n<ul class=\"marker:text-textOff list-disc\">\n<li>\n<p class=\"my-0\"><strong>P\u0159eb\u00edr\u00e1te celou historii firmy:<\/strong> S\u00a0pod\u00edlem v\u00a0s.r.o. p\u0159eb\u00edr\u00e1te nejen nemovitost, ale i\u00a0v\u0161echny jej\u00ed z\u00e1vazky, dluhy, p\u0159\u00edpadn\u00e9 soudn\u00ed spory nebo skryt\u00e9 pr\u00e1vn\u00ed vady. Proto je naprosto nezbytn\u00e9 prov\u00e9st d\u016fkladnou pr\u00e1vn\u00ed, da\u0148ovou i\u00a0technickou due diligence.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\"><strong>Riziko skryt\u00fdch z\u00e1vazk\u016f:<\/strong> Pokud s.r.o. vlastn\u00ed i\u00a0jin\u00e1 aktiva nebo m\u00e1 dal\u0161\u00ed podnikatelsk\u00e9 aktivity, m\u016f\u017ee doj\u00edt k\u00a0necht\u011bn\u00e9mu p\u0159evzet\u00ed dal\u0161\u00edch rizik. V\u00a0takov\u00e9m p\u0159\u00edpad\u011b doporu\u010dujeme vyu\u017e\u00edt p\u0159em\u011bnu spole\u010dnosti a\u00a0odd\u011blit po\u017eadovanou nemovitost do nov\u00e9 entity.<\/p>\n<\/li>\n<\/ul>\n<p>\u00a0<\/p>\n<h2 id=\"\" class=\"mb-2 mt-6 text-lg font-[500] first:mt-0 dark:font-[475]\"><strong>Jak postupujeme p\u0159i due diligence u\u00a0share dealu?<\/strong><\/h2>\n<p class=\"my-0\">Mo\u017en\u00e1 v\u00e1s napad\u00e1: Jak zjist\u00edm, \u017ee v\u00a0s.r.o. nejsou \u017e\u00e1dn\u00e9 \u201ekostlivce ve sk\u0159\u00edni\u201c? Pr\u00e1v\u011b proto je <strong><a href=\"https:\/\/www.google.com\/url?sa=t&amp;source=web&amp;rct=j&amp;opi=89978449&amp;url=https:\/\/modernipravnik.cz\/nemovitosti\/pravni-proverka-nemovitosti-co-overit-pred-podpisem-smlouvy\/&amp;ved=2ahUKEwjJoezGsqiNAxVKgP0HHcoDJtUQFnoECB8QAw&amp;usg=AOvVaw3Qs38W67DMeS-ajcjFmi43\">due diligence<\/a>\u00a0naprostou nutnost\u00ed<\/strong>. Na\u0161e advok\u00e1tn\u00ed kancel\u00e1\u0159 v\u017edy prov\u00e1d\u00ed:<\/p>\n<ul class=\"marker:text-textOff list-disc\">\n<li>\n<p class=\"my-0\"><strong>Pr\u00e1vn\u00ed prov\u011brku vlastnick\u00e9 struktury:<\/strong> Ov\u011b\u0159\u00edme, kdo je skute\u010dn\u00fdm vlastn\u00edkem, zda nejsou pod\u00edly zat\u00ed\u017eeny z\u00e1stavn\u00edm pr\u00e1vem, p\u0159edkupn\u00edm pr\u00e1vem nebo jin\u00fdm omezen\u00edm p\u0159evoditelnosti.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\"><strong>Prov\u011brku nemovitosti:<\/strong> Zkontrolujeme, zda je nemovitost \u0159\u00e1dn\u011b zaps\u00e1na v\u00a0katastru, zda na n\u00ed nev\u00e1znou v\u011bcn\u00e1 b\u0159emena, exekuce, z\u00e1stavn\u00ed pr\u00e1va nebo jin\u00e9 pr\u00e1vn\u00ed vady.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\"><strong>Anal\u00fdzu smluvn\u00edch vztah\u016f:<\/strong> Projdeme n\u00e1jemn\u00ed smlouvy, \u00fav\u011brov\u00e9 smlouvy, servisn\u00ed smlouvy a\u00a0dal\u0161\u00ed vztahy, kter\u00e9 mohou ovlivnit hodnotu nemovitosti nebo s.r.o.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\"><strong>Da\u0148ovou a\u00a0\u00fa\u010detn\u00ed prov\u011brku:<\/strong> Prov\u011b\u0159\u00edme, zda m\u00e1 s.r.o. ve\u0161ker\u00e9 da\u0148ov\u00e9 povinnosti v\u00a0po\u0159\u00e1dku, zda nehroz\u00ed dom\u011b\u0159en\u00ed dan\u011b, sankce nebo jin\u00e9 finan\u010dn\u00ed riziko.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\"><strong>Technickou due diligence:<\/strong> Ve spolupr\u00e1ci s\u00a0odborn\u00edky prov\u011b\u0159\u00edme technick\u00fd stav nemovitosti, p\u0159\u00edpadn\u00e9 ekologick\u00e9 z\u00e1t\u011b\u017ee nebo nedostatky.<\/p>\n<\/li>\n<\/ul>\n<p class=\"my-0\">D\u00edky d\u016fkladn\u00e9 due diligence minimalizujeme riziko, \u017ee by v\u00e1s po p\u0159evzet\u00ed spole\u010dnosti p\u0159ekvapily ne\u010dekan\u00e9 z\u00e1vazky nebo pr\u00e1vn\u00ed komplikace. P\u0159e\u010dt\u011bte si v\u00edce o\u00a0tom, jak p\u0159i due dilligence postupujeme, v\u00a0<a href=\"https:\/\/www.google.com\/url?sa=t&amp;source=web&amp;rct=j&amp;opi=89978449&amp;url=https:\/\/modernipravnik.cz\/nemovitosti\/pravni-proverka-nemovitosti-co-overit-pred-podpisem-smlouvy\/&amp;ved=2ahUKEwjJoezGsqiNAxVKgP0HHcoDJtUQFnoECB8QAw&amp;usg=AOvVaw3Qs38W67DMeS-ajcjFmi43\">tomto \u010dl\u00e1nku<\/a>!<\/p>\n<p class=\"my-0\">\u00a0<\/p>\n<h2 id=\"\" class=\"mb-2 mt-6 text-lg font-[500] first:mt-0 dark:font-[475]\"><strong>Jak\u00e9 jsou hlavn\u00ed rozd\u00edly mezi share dealem a\u00a0asset dealem?<\/strong><\/h2>\n<p class=\"my-0\">Mo\u017en\u00e1 zva\u017eujete, zda je pro v\u00e1s v\u00fdhodn\u011bj\u0161\u00ed <strong>koup\u011b nemovitosti v\u00a0s.r.o.<\/strong> (share deal), nebo p\u0159\u00edm\u00fd p\u0159evod nemovitosti (asset deal). Porovnejme si ob\u011b varianty:<\/p>\n<div class=\"group relative\">\n<div class=\"w-full overflow-x-auto md:max-w-[90vw] border-borderMain\/50 ring-borderMain\/50 divide-borderMain\/50 dark:divide-borderMainDark\/50 dark:ring-borderMainDark\/50 dark:border-borderMainDark\/50 bg-transparent\">\n<table class=\"border-borderMain dark:border-borderMainDark my-[1em] w-full table-auto border\">\n<thead class=\"bg-offset dark:bg-offsetDark\">\n<tr style=\"height: 20px;\">\n<th class=\"px-sm py-sm break-normal align-top\" style=\"height: 20px;\">Krit\u00e9rium<\/th>\n<th class=\"px-sm py-sm break-normal align-top\" style=\"height: 20px;\">Share deal (koup\u011b pod\u00edlu v\u00a0s.r.o.)<\/th>\n<th class=\"px-sm py-sm break-normal align-top\" style=\"height: 20px;\">Asset deal (p\u0159\u00edm\u00e1 koup\u011b nemovitosti)<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr style=\"height: 20px;\">\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">P\u0159ev\u00e1d\u011bn\u00fd p\u0159edm\u011bt<\/td>\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">Pod\u00edl v\u00a0s.r.o.<\/td>\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">Nemovitost samotn\u00e1<\/td>\n<\/tr>\n<tr style=\"height: 20px;\">\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">Z\u00e1pis v\u00a0katastru<\/td>\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">Nem\u011bn\u00ed se<\/td>\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">Doch\u00e1z\u00ed ke zm\u011bn\u011b vlastn\u00edka<\/td>\n<\/tr>\n<tr style=\"height: 20.867676px;\">\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20.867676px;\">Da\u0148 z\u00a0p\u0159\u00edjm\u016f prod\u00e1vaj\u00edc\u00edho<\/td>\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20.867676px;\">Mo\u017enost osvobozen\u00ed (\u010dasov\u00fd test)<\/td>\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20.867676px;\">V\u017edy zdan\u011bn\u00ed zisku v\u00a0s.r.o.<\/td>\n<\/tr>\n<tr style=\"height: 20px;\">\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">Riziko p\u0159evzet\u00ed z\u00e1vazk\u016f<\/td>\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">Vysok\u00e9 (cel\u00e1 historie s.r.o.)<\/td>\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">N\u00edzk\u00e9 (jen z\u00e1vazky v\u00e1znouc\u00ed na nemovitosti)<\/td>\n<\/tr>\n<tr style=\"height: 20px;\">\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">Administrativn\u00ed n\u00e1ro\u010dnost<\/td>\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">Ni\u017e\u0161\u00ed (zejm\u00e9na u\u00a0v\u011bt\u0161\u00edch portfoli\u00ed)<\/td>\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">Vy\u0161\u0161\u00ed (nutnost p\u0159evodu v\u00a0KN, DPH apod.)<\/td>\n<\/tr>\n<tr style=\"height: 20px;\">\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">DPH<\/td>\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">Nepodl\u00e9h\u00e1 DPH (p\u0159evod pod\u00edlu)<\/td>\n<td class=\"border-borderMain px-sm dark:border-borderMainDark min-w-[48px] break-normal border\" style=\"height: 20px;\">M\u016f\u017ee podl\u00e9hat DPH (dle typu nemovitosti a\u00a0st\u00e1\u0159\u00ed)<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<div class=\"px-two bg-background border-border shadow-subtle pointer-coarse:opacity-100 right-xs absolute bottom-0 flex gap-2 rounded-lg border py-px opacity-0 transition-opacity group-hover:opacity-100\">\u00a0<\/div>\n<\/div>\n<h2 id=\"\" class=\"mb-2 mt-6 text-lg font-[500] first:mt-0 dark:font-[475]\"><strong>Jak\u00e9 da\u0148ov\u00e9 aspekty mus\u00edte p\u0159i share dealu a\u00a0koupi nemovitosti v\u00a0s.r.o. \u0159e\u0161it?<\/strong><\/h2>\n<ul class=\"marker:text-textOff list-disc\">\n<li>\n<p class=\"my-0\"><strong>Odpisov\u00e1n\u00ed nemovitosti:<\/strong> S.r.o. m\u016f\u017ee uplat\u0148ovat da\u0148ov\u00e9 odpisy z\u00a0po\u0159izovac\u00ed ceny nemovitosti. Doba odpisov\u00e1n\u00ed je zpravidla 30-50\u00a0let podle odpisov\u00e9 skupiny. Zvolen\u00fd zp\u016fsob odpisov\u00e1n\u00ed (rovnom\u011brn\u00fd nebo zrychlen\u00fd) nelze m\u011bnit.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\"><strong>Zdan\u011bn\u00ed p\u0159i prodeji pod\u00edlu:<\/strong> Pokud fyzick\u00e1 osoba prod\u00e1v\u00e1 pod\u00edl v\u00a0s.r.o. po v\u00edce ne\u017e 5\u00a0letech dr\u017eby, m\u016f\u017ee b\u00fdt p\u0159\u00edjem z\u00a0prodeje osvobozen od dan\u011b z\u00a0p\u0159\u00edjm\u016f do limitu 40\u00a0milion\u016f K\u010d za rok. Nad tento limit se zisk dan\u00ed.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\"><strong>Zdan\u011bn\u00ed p\u0159i p\u0159\u00edm\u00e9m prodeji nemovitosti:<\/strong> S.r.o. v\u017edy dan\u00ed zisk z\u00a0prodeje nemovitosti sazbou 21 %. Na tento prodej se nevztahuje \u010dasov\u00fd test pro osvobozen\u00ed, kter\u00fd plat\u00ed pro fyzick\u00e9 osoby.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\"><strong>DPH:<\/strong> P\u0159evod pod\u00edlu v\u00a0s.r.o. (share deal) nen\u00ed p\u0159edm\u011btem DPH. P\u0159\u00edm\u00fd prodej nemovitosti m\u016f\u017ee b\u00fdt zdan\u011bn DPH, pokud nejsou spln\u011bny podm\u00ednky pro osvobozen\u00ed (nap\u0159. prodej nov\u00e9 stavby do 5\u00a0let od kolaudace).<\/p>\n<\/li>\n<\/ul>\n<p>\u00a0<\/p>\n<h2 id=\"\" class=\"mb-2 mt-6 text-lg font-[500] first:mt-0 dark:font-[475]\"><strong>Jak \u0159e\u0161\u00edme situaci, kdy s.r.o. vlastn\u00ed i\u00a0jin\u00fd majetek?<\/strong><\/h2>\n<p class=\"my-0\">\u010casto se st\u00e1v\u00e1, \u017ee c\u00edlov\u00e1 s.r.o. nevlastn\u00ed pouze po\u017eadovanou nemovitost, ale i\u00a0dal\u0161\u00ed aktiva, kter\u00e1 kupuj\u00edc\u00ed nechce p\u0159evz\u00edt. V\u00a0takov\u00e9m p\u0159\u00edpad\u011b doporu\u010dujeme vyu\u017e\u00edt <strong>p\u0159em\u011bnu spole\u010dnosti<\/strong>, konkr\u00e9tn\u011b rozd\u011blen\u00ed od\u0161t\u011bpen\u00edm. T\u00edmto zp\u016fsobem odd\u011bl\u00edme nemovitost do nov\u00e9 \u201e\u010dist\u00e9\u201c s.r.o., kterou n\u00e1sledn\u011b prod\u00e1vaj\u00edc\u00ed p\u0159evede na kupuj\u00edc\u00edho. Tento proces je slo\u017eit\u011bj\u0161\u00ed, vy\u017eaduje projekt p\u0159em\u011bny, znaleck\u00e9 ocen\u011bn\u00ed a\u00a0schv\u00e1len\u00ed valnou hromadou, ale v\u00fdznamn\u011b sni\u017euje rizika spojen\u00e1 s\u00a0p\u0159evzet\u00edm ne\u017e\u00e1douc\u00edch z\u00e1vazk\u016f.<\/p>\n<p class=\"my-0\">\u00a0<\/p>\n<h2 id=\"\" class=\"mb-2 mt-6 text-lg font-[500] first:mt-0 dark:font-[475]\"><strong>Alternativy: Kdy volit asset deal nebo koupit cel\u00fd obchodn\u00ed z\u00e1vod?<\/strong><\/h2>\n<p class=\"my-0\">N\u011bkdy je vhodn\u011bj\u0161\u00ed zvolit jinou strategii ne\u017e share deal:<\/p>\n<ul class=\"marker:text-textOff list-disc\">\n<li>\n<p class=\"my-0\"><strong>Asset deal:<\/strong> P\u0159\u00edm\u00e1 koup\u011b nemovitosti od s.r.o. je vhodn\u00e1, pokud chcete z\u00edskat nemovitost bez historie firmy a\u00a0s mo\u017enost\u00ed uplatnit odpisy z\u00a0aktu\u00e1ln\u00ed kupn\u00ed ceny. Nev\u00fdhodou je nutnost zdan\u011bn\u00ed zisku v\u00a0prod\u00e1vaj\u00edc\u00ed s.r.o. a\u00a0p\u0159\u00edpadn\u00e1 povinnost odv\u00e9st DPH.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\"><strong>Koup\u011b obchodn\u00edho z\u00e1vodu:<\/strong> Pokud je nemovitost sou\u010d\u00e1st\u00ed v\u011bt\u0161\u00edho podnikatelsk\u00e9ho celku (nap\u0159. hotel, v\u00fdrobn\u00ed are\u00e1l), lze koupit cel\u00fd obchodn\u00ed z\u00e1vod nebo jeho \u010d\u00e1st. P\u0159ech\u00e1zej\u00ed na v\u00e1s i\u00a0zam\u011bstnanci, smlouvy a\u00a0dal\u0161\u00ed souvisej\u00edc\u00ed aktiva a\u00a0z\u00e1vazky, kter\u00e9 se ve smlouv\u011b vymez\u00ed. I\u00a0zde je d\u016fkladn\u00e1 due diligence kl\u00ed\u010dov\u00e1, stejn\u011b tak kvalitn\u00ed smluvn\u00ed dokumentace s\u00a0jasn\u00fdm vymezen\u00edm toho, co se v\u00a0r\u00e1mci obchodn\u00edho z\u00e1vodu p\u0159ev\u00e1d\u00ed.<\/p>\n<\/li>\n<\/ul>\n<p>\u00a0<\/p>\n<h2 id=\"\" class=\"mb-2 mt-6 text-lg font-[500] first:mt-0 dark:font-[475]\"><strong>Praktick\u00fd p\u0159\u00edklad: Jak m\u016f\u017ee share deal u\u0161et\u0159it na dan\u00edch?<\/strong><\/h2>\n<p class=\"my-0\">P\u0159edstavte si, \u017ee fyzick\u00e1 osoba vlastn\u00ed pod\u00edl v\u00a0s.r.o., kter\u00e1 vlastn\u00ed bytov\u00fd d\u016fm. Po 6\u00a0letech se rozhodne pod\u00edl prodat za 50\u00a0milion\u016f K\u010d. Pokud v\u00a0dan\u00e9m roce nem\u00e1 jin\u00e9 podobn\u00e9 p\u0159\u00edjmy, bude od dan\u011b osvobozeno 40\u00a0milion\u016f K\u010d a\u00a0zbyl\u00fdch 10\u00a0milion\u016f K\u010d podl\u00e9h\u00e1 zdan\u011bn\u00ed. Kdyby stejnou nemovitost prodala p\u0159\u00edmo s.r.o., cel\u00fd zisk by byl zdan\u011bn sazbou 21 %. Vid\u00edte, jak m\u016f\u017ee b\u00fdt <strong>koup\u011b nemovitosti v\u00a0s.r.o.<\/strong> formou share dealu v\u00fdrazn\u011b v\u00fdhodn\u011bj\u0161\u00ed?<\/p>\n<p class=\"my-0\">\u00a0<\/p>\n<h2 id=\"\" class=\"mb-2 mt-6 text-lg font-[500] first:mt-0 dark:font-[475]\"><strong>Jak v\u00e1m s\u00a0share dealem a\u00a0koup\u00ed nemovitosti v\u00a0s.r.o. pom\u016f\u017eeme?<\/strong><\/h2>\n<p class=\"my-0\">Zva\u017eujete share deal nebo asset deal? Nejste si jisti, kter\u00e1 varianta je pro v\u00e1s v\u00fdhodn\u011bj\u0161\u00ed? Na\u0161e advok\u00e1tn\u00ed kancel\u00e1\u0159 m\u00e1 s\u00a0t\u011bmito transakcemi bohat\u00e9 zku\u0161enosti. Za klienty zaji\u0161\u0165ujeme:<\/p>\n<ul class=\"marker:text-textOff list-disc\">\n<li>\n<p class=\"my-0\">Kompletn\u00ed pr\u00e1vn\u00ed, da\u0148ovou a\u00a0technickou due diligence.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\">Vyjedn\u00e1n\u00ed a\u00a0p\u0159\u00edpravu smluvn\u00ed dokumentace podle va\u0161ich pot\u0159eb.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\">Zaji\u0161t\u011bn\u00ed bezpe\u010dn\u00e9ho p\u0159evodu pod\u00edlu v\u00a0s.r.o. nebo nemovitosti.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\">\u0158e\u0161en\u00ed p\u0159em\u011bn spole\u010dnost\u00ed a\u00a0odd\u011blen\u00ed rizikov\u00fdch aktiv.<\/p>\n<\/li>\n<li>\n<p class=\"my-0\">Komunikaci s\u00a0bankami, \u00fa\u0159ady a\u00a0dal\u0161\u00edmi stranami.<\/p>\n<\/li>\n<\/ul>\n<p class=\"my-0\">V\u017edy klademe d\u016fraz na minimalizaci rizik a\u00a0maxim\u00e1ln\u00ed da\u0148ovou efektivitu cel\u00e9 transakce. Vysv\u011btl\u00edme v\u00e1m v\u0161echny kroky srozumiteln\u011b a\u00a0postar\u00e1me se, aby byl cel\u00fd proces pro v\u00e1s co nejjednodu\u0161\u0161\u00ed a\u00a0nejbezpe\u010dn\u011bj\u0161\u00ed.<\/p>\n<p class=\"my-0\">\u00a0<\/p>\n<h2 id=\"\" class=\"mb-2 mt-6 text-lg font-[500] first:mt-0 dark:font-[475]\"><strong>Na share deal a\u00a0koup\u011b nemovitosti v\u00a0s.r.o. jsme odborn\u00edci<\/strong><\/h2>\n<p class=\"my-0\">Pokud pl\u00e1nujete <strong>koupi nemovitosti v\u00a0s.r.o.<\/strong> formou share dealu nebo naopak zva\u017eujete prodej pod\u00edlu ve sv\u00e9 firm\u011b, r\u00e1di v\u00e1m pom\u016f\u017eeme. M\u00e1me zku\u0161enosti s\u00a0des\u00edtkami podobn\u00fdch transakc\u00ed a\u00a0dok\u00e1\u017eeme v\u00e1s bezpe\u010dn\u011b prov\u00e9st cel\u00fdm procesem - od prvotn\u00ed anal\u00fdzy p\u0159es due diligence a\u017e po p\u0159evod a\u00a0z\u00e1pis do obchodn\u00edho rejst\u0159\u00edku. V\u017edy hled\u00e1me individu\u00e1ln\u00ed \u0159e\u0161en\u00ed na m\u00edru va\u0161im pot\u0159eb\u00e1m a\u00a0db\u00e1me na to, aby v\u0161e prob\u011bhlo hladce a\u00a0bez zbyte\u010dn\u00fdch rizik.<\/p>\n<p class=\"my-0\">\u00a0<\/p>\n<p class=\"my-0\"><strong>Autor<\/strong>: Mgr.\u00a0Petr Uklein, vedouc\u00ed advok\u00e1t advok\u00e1tn\u00ed kancel\u00e1\u0159e ModerniPravnik.cz, a\u00a0Jon\u00e1\u0161 Meleck\u00fd, pr\u00e1vn\u00ed asistent<\/p>\n<p class=\"my-0\">\u00a0<\/p>\n<h2 class=\"my-0\">Nev\u00e1hejte se na n\u00e1s obr\u00e1tit je\u0161t\u011b dnes! Jsme na telefonu a\u00a0odpov\u00edme rychle i\u00a0p\u00edsemn\u011b!<\/h2>\n<\/div>\n<\/div>\n<h3>\u00a0<\/h3>\n\n\n<p class=\"wp-block-paragraph\">\n        <div class=\"cta-form__wrapper\">\n            <div class=\"cta-form__grid\">\n                <div class=\"cta-form__info\">\n\n<div class=\"contact-container\">\n    <div class=\"contact-left\">\n<h3> <strong>Napi\u0161te na\u0161im odborn\u00edk\u016fm, pom\u016f\u017eeme v\u00e1m!  <\/strong><\/h3>\n        <div class=\"lawyers\">\n            <div class=\"lawyer\">\n                <img decoding=\"async\" src=\"https:\/\/modernipravnik.cz\/wp-content\/uploads\/2024\/12\/Petr-Uklein-Grey.jpg\" alt=\"Advokat 1\">\n                <span class=\"status\"><\/span>\n            <\/div>\n\n\n            <div class=\"lawyer\">\n                <img decoding=\"async\" src=\"https:\/\/modernipravnik.cz\/wp-content\/uploads\/2026\/01\/Matej-Sedivy.png\" alt=\"Advokat 2\">\n                <span class=\"status\"><\/span>\n            <\/div>\n            <div class=\"lawyer\">\n                <img decoding=\"async\" src=\"https:\/\/modernipravnik.cz\/wp-content\/uploads\/2024\/12\/Barbora-Janackova-grey3.jpg\" alt=\"Advokat 3\">\n                <span class=\"status\"><\/span>\n            <\/div>\n            <div class=\"lawyer\">\n                <img decoding=\"async\" src=\"https:\/\/modernipravnik.cz\/wp-content\/uploads\/2026\/01\/martin-1.png\" alt=\"Advokat 4\">\n                <span class=\"status\"><\/span>\n            <\/div>\n            <div class=\"lawyer\">\n                <img decoding=\"async\" src=\"https:\/\/modernipravnik.cz\/wp-content\/uploads\/2026\/01\/radka-1.png\" alt=\"Advokat 5\">\n                <span class=\"status\"><\/span>\n            <\/div>\n            <div class=\"lawyer\">\n                <img decoding=\"async\" src=\"https:\/\/modernipravnik.cz\/wp-content\/uploads\/2026\/01\/image.png\" alt=\"Advokat 6\">\n                <span class=\"status\"><\/span>\n            <\/div>\n            <div class=\"lawyer\">\n                <img decoding=\"async\" src=\"https:\/\/modernipravnik.cz\/wp-content\/uploads\/2026\/01\/ruta.png\" alt=\"Advokat 7\">\n                <span class=\"status\"><\/span>\n            <\/div>\n        <\/div>\n<div class=\"form-descr\">\nNev\u00e1hejte se s\u00a0n\u00e1mi pod\u011blit o\u00a0svou situaci a\u00a0stru\u010dn\u011b popsat, s\u00a0\u010d\u00edm v\u00e1m m\u016f\u017eeme pomoci. Sd\u011blte n\u00e1m, jak v\u00e1s m\u016f\u017eeme nejl\u00e9pe kontaktovat, a\u00a0n\u00e1\u0161 t\u00fdm se v\u00e1m obratem ozve s\u00a0n\u00e1vrhem \u0159e\u0161en\u00ed. Pro va\u0161i lep\u0161\u00ed orientaci doporu\u010dujeme se p\u0159edem sezn\u00e1mit s\u00a0na\u0161\u00edm <a href=\"https:\/\/modernipravnik.cz\/cenik\/\"><strong>cen\u00edkem<\/strong><\/a> slu\u017eeb.\n<\/div>\n\n        <div class=\"contact-info\">\n            \n<strong> Po-P\u00e1: 9:00 -18:00 <\/strong>\n            <p class=\"email\"><a href=\"mailto:info@modernipravnik.cz\">info@modernipravnik.cz<\/a><\/p>\n<a href=\"tel:+420732394849\">\n<p class=\"phone\">\ud83d\udcde (+420) 732 394 849 <span><\/span><\/p><\/a>\n\n\n        <\/div>\n    <\/div>\n\n \n<\/div>\n\n<\/div>\n                <div class=\"cta-form__form\">\n            <link rel=\"stylesheet\" href=\"https:\/\/modernipravnik.cz\/chatbot\/cf\/cf.css\"><form class=\"mp-contact-form\" action=\"https:\/\/modernipravnik.cz\/chatbot\/cf\/cf-lead.php\" method=\"post\" novalidate><input type=\"text\" name=\"mp_kontrola\" class=\"mp-cf-hp\" tabindex=\"-1\" autocomplete=\"off\" aria-hidden=\"true\"><input type=\"hidden\" name=\"page\" value=\"\"><div class=\"mp-cf-row\"><input type=\"text\" name=\"first_name\" placeholder=\"Jm\u00e9no\" required><input type=\"text\" name=\"last_name\" placeholder=\"P\u0159\u00edjmen\u00ed\" required><\/div><input type=\"tel\" name=\"phone\" placeholder=\"Telefon\" required><input type=\"email\" name=\"email\" placeholder=\"E-mail\" required><textarea name=\"message\" placeholder=\"Stru\u010dn\u011b popi\u0161te, s \u010d\u00edm v\u00e1m m\u016f\u017eeme pomoci\"><\/textarea><label class=\"mp-cf-consent\"><input type=\"checkbox\" name=\"consent\" required> Souhlas\u00edm se zpracov\u00e1n\u00edm osobn\u00edch \u00fadaj\u016f za \u00fa\u010delem vy\u0159\u00edzen\u00ed m\u00e9 popt\u00e1vky.<\/label><div class=\"cf-turnstile\" data-sitekey=\"0x4AAAAAADtQojXXLQXxojB1\" data-size=\"flexible\" style=\"margin:6px 0 14px\"><\/div><button type=\"submit\">Odeslat<\/button><div class=\"mp-cf-status\" role=\"status\" aria-live=\"polite\"><\/div><\/form><script src=\"https:\/\/modernipravnik.cz\/chatbot\/cf\/cf.js?v=1792426575\" defer><\/script>\n        <\/div>\n            <\/div>\n        <\/div>\n<style>\n.cta-form__wrapper {\n    margin: 40px 0;\n    background: #f2f2f2;\n    padding: 30px;\n    border-radius: 10px;\n}\n.cta-form__grid {\n    display: flex;\n    flex-wrap: wrap;\n    gap: 30px;\n    justify-content: space-between;\n}\n.cta-form__info {\n    flex: 1 1 48%;\n}\n.cta-form__form {\n    flex: 1 1 48%;\n    background: #fff;\n    padding: 20px;\n    border-radius: 10px;\n}\n\/* \u041c\u043e\u0431\u0438\u043b\u043a\u0438: 100% \u0448\u0438\u0440\u0438\u043d\u044b \u0438 \u0443\u0431\u0438\u0440\u0430\u0435\u043c \u0432\u043d\u0443\u0442\u0440\u0435\u043d\u043d\u0438\u0435 \u043f\u0430\u0434\u0434\u0438\u043d\u0433\u0438 *\/\n@media (max-width: 768px) {\n    .cta-form__wrapper {\n        padding: 0;\n        background: transparent;\n    }\n    .cta-form__grid {\n        flex-direction: column;\n        gap: 0;\n    }\n    .cta-form__info, .cta-form__form {\n        flex: 1 1 100%;\n        padding: 20px;\n        border-radius: 0;\n    }\n}\n<\/style><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Zva\u017eujete investici do nemovitosti p\u0159es spole\u010dnost s\u00a0ru\u010den\u00edm omezen\u00fdm (s.r.o.)? V\u00a0tomto \u010dl\u00e1nku v\u00e1m srozumiteln\u011b vysv\u011btl\u00edme, jak funguje share deal, jak\u00e9 m\u00e1 v\u00fdhody a\u00a0rizika oproti p\u0159\u00edm\u00e9 koupi nemovitosti, jak\u00e9 da\u0148ov\u00e9 a\u00a0pr\u00e1vn\u00ed aspekty mus\u00edte zv\u00e1\u017eit a\u00a0na co si d\u00e1t pozor p\u0159i due diligence. P\u0159ipravili jsme pro v\u00e1s praktick\u00e9 p\u0159\u00edklady a\u00a0konkr\u00e9tn\u00ed rady, jak postupujeme p\u0159i zaji\u0161t\u011bn\u00ed bezpe\u010dn\u00e9 transakce.<\/p>","protected":false},"author":754,"featured_media":13008,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[2782,2784,141,2771],"tags":[1664,180,100,1666,1668,235,1662,351],"class_list":["post-9863","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-dane","category-finance-a-investice","category-nemovitosti","category-podnikani","tag-due-dilligence","tag-nemovitost","tag-podnikani","tag-proverka","tag-proverka-nemovitosti","tag-s-r-o","tag-share-deal-cs","tag-spolecnost"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.8 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Share deal aneb koup\u011b nemovitosti v s.r.o.: da\u0148ov\u00e9 v\u00fdhody<\/title>\n<meta name=\"description\" content=\"Jak funguje koup\u011b nemovitosti p\u0159evodem pod\u00edlu v s.r.o., \u010d\u00edm se li\u0161\u00ed od asset dealu, co prov\u011b\u0159it p\u0159i due diligence a jak\u00e9 da\u0148ov\u00e9 dopady m\u00e1.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/modernipravnik.cz\/en\/blog\/share-deal\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Share deal aneb koup\u011b nemovitosti v s.r.o.: da\u0148ov\u00e9 v\u00fdhody\" \/>\n<meta property=\"og:description\" content=\"Jak funguje koup\u011b nemovitosti p\u0159evodem pod\u00edlu v s.r.o., \u010d\u00edm se li\u0161\u00ed od asset dealu, co prov\u011b\u0159it p\u0159i due diligence a jak\u00e9 da\u0148ov\u00e9 dopady m\u00e1.\" \/>\n<meta property=\"og:url\" content=\"https:\/\/modernipravnik.cz\/en\/blog\/share-deal\/\" \/>\n<meta property=\"og:site_name\" content=\"Modernipravnik.cz\" \/>\n<meta property=\"article:publisher\" content=\"https:\/\/www.facebook.com\/modernipravnik\/\" \/>\n<meta property=\"article:published_time\" content=\"2025-05-19T05:33:00+00:00\" \/>\n<meta property=\"article:modified_time\" content=\"2026-08-05T07:35:44+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/modernipravnik.cz\/wp-content\/uploads\/2025\/05\/pexels-photo-7680741.jpeg\" \/>\n\t<meta property=\"og:image:width\" content=\"940\" \/>\n\t<meta property=\"og:image:height\" content=\"627\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/jpeg\" \/>\n<meta name=\"author\" content=\"Mgr. Petr Uklein\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"Mgr. Petr Uklein\" \/>\n\t<meta name=\"twitter:label2\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"8 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\\\/\\\/modernipravnik.cz\\\/blog\\\/share-deal\\\/#article\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/modernipravnik.cz\\\/blog\\\/share-deal\\\/\"},\"author\":{\"name\":\"Mgr. 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