Apartment Layouts Explained: Choosing Between 1+kk, 2+kk and 3+kk

The right layout depends mainly on how many people will live in the apartment, how long you plan to stay and whether you expect to work from home. A 1+kk makes sense for one person or as an investment, a 2+kk is the most versatile choice for a couple, and a 3+kk suits a family with children. However, the decision is shaped not only by the number of rooms, but also by how they are arranged and by the total floor area.

What the layout code means

The number before the plus sign is the number of living rooms, that is, rooms you can live or sleep in. The abbreviation "kk" stands for kuchyňský kout, a kitchenette that is part of the living room or forms a single space with it. By contrast, the code 2+1 would mean a separate kitchen.

In new builds a kitchenette is common because it makes better use of the floor area. The bathroom, WC, hallway, storage room and walk-in wardrobe are not counted as rooms. Two layouts with the same code can therefore differ greatly in floor area and usability, which is why it is always worth comparing the specific floor plan.

1+kk: when it makes sense

A studio apartment with a separate bathroom and hallway is the smallest common type. It suits a single person, a student, or a first home of one's own. Investors also often buy it, because it tends to be easier to let and the purchase price is lower.

• Advantages: lower price, lower running and heating costs, easy maintenance.
• Disadvantages: everything happens in one room, storage space is limited, and it is cramped for two people in the long term.
• Watch out for: the shape of the room, the position of the windows, and whether a real bed and a work corner both fit in.

If you expect to sell or let the apartment later, bear in mind that demand for small apartments tends to be stable. Still, always check it in the specific location, for example in the overview of locations.

2+kk: the most common compromise

A two-room apartment with a kitchenette offers a separate bedroom and a living area. For a couple it is usually a comfortable layout, and it is also comfortable for one person working from home. The second room can be used as a study, for guests or as a nursery for a small child.

• Advantages: sleeping and daytime living are separate, it is easy to sell and let, and it offers a reasonable balance of price and comfort.
• Disadvantages: it can become cramped when a second child arrives.
• Watch out for: walk-through rooms, a small bedroom with no space for a wardrobe, and a living room that feels too tight once the kitchen units are installed.

3+kk: when you need more space

Three rooms suit a family with children, a household with separate workspaces, or those who want to be sure the apartment will last them a long time. However, the higher price also means a larger mortgage, higher monthly costs and often higher charges for running the building.

• Advantages: privacy for each member of the household, and flexibility if your circumstances change.
• Disadvantages: higher purchase and running costs, and the supply in city centres tends to be smaller.
• Watch out for: rooms that are too small. Three small rooms can be less practical than a well-designed 2+kk with a larger living area.

What to look at besides the number of rooms

The code alone should not decide your choice. Compare the following directly on the floor plan:

1. Total area and the area of individual rooms. A larger 2+kk can be more comfortable than a small 3+kk.
2. Layout. Avoid unnecessary corridors that take up space without any benefit.
3. Storage. A pantry, walk-in wardrobe or a cellar in the shared areas will save space in the apartment.
4. Outdoor space. A balcony, loggia or terrace significantly increases comfort, especially in smaller layouts.
5. Orientation to the points of the compass and the view. These affect both daylight and summer overheating.
6. Options for changes. In new builds, partition walls or fittings can sometimes be changed. Ask the developer until when and under what conditions.

How to decide in practice

Start with how much you can safely repay each month. Try an indicative calculation in the calculator, and a mortgage specialist can go through the specific financing terms. Then write down how many people will live in the apartment in three to five years, not just today. Family plans, working from home and your willingness to swap the apartment later should decide whether you buy a larger or a smaller layout.

You can find new builds with various layouts in the project catalogue, and you can filter by builder in the overview of developers. General advice on the whole buying process is summarised in the buying guide. If you are unsure, you can use the housing enquiry and have an offer prepared according to your requirements.

Frequently asked questions

Is it better to buy a larger apartment and adapt later, or a smaller one and swap later?

It depends on your budget and how certain your plans are. A larger apartment may last you longer, but it increases your repayments. Swapping apartments, in turn, brings selling costs and another move. It is advisable to discuss both options with a mortgage specialist.

What is the difference between 2+kk and 2+1?

In a 2+kk the kitchenette is part of the living room, while in a 2+1 the kitchen is a separate room. Layouts with a kitchenette are more common in new builds and make better use of the floor area.

Is it worth buying a 1+kk as an investment?

Small apartments tend to be easier to let and cheaper to buy, but the return depends on the location, the price and the costs. Before deciding, we recommend consulting a financial adviser and, where relevant, a lawyer about the contractual terms.