Layouts and floor areas
2+1 flat layout
In Czech: 2+1
2+1 is a Czech flat with two habitable rooms and a separate kitchen. It usually means a living room, a bedroom and a closed kitchen, a layout common in older panel and brick buildings.
Also called: two-room flat with separate kitchen
What it means
In the Czech layout code (dispozice), 2+1 means two habitable rooms plus a kitchen that is a separate room. Neither room has to hold a kitchen unit, so they usually serve as a living room and a bedroom, and the kitchen often has space for a dining table. The bathroom, toilet, hallway and pantry are not counted.
Compared with a 2+kk, a 2+1 has one more room, although Czechs informally call both two-room flats. In English terms it is a one-bedroom flat with a separate kitchen. The total area may still be similar, because a closed kitchen takes space from the rooms.
How it works in the Czech Republic
You will find 2+1 mostly in prefab panel buildings (panelové domy) and older brick blocks. Kitchens there tend to be narrow with a window, separated from the living room by a wall, sometimes with a doorway or a serving hatch.
One possible change is converting a 2+1 into a 3+kk: the kitchen becomes a small room and the kitchen unit moves to the living room. This works where the kitchen has a window and where water and drains can be extended. Discuss changes to walls and installations in advance with the owners' association (SVJ) or cooperative and check what the building office (stavební úřad) requires.
After such a conversion, the flat should be advertised as it really is. If a seller offers a 3+kk but the building records still show a 2+1, ask when and how the work was done.
Practical example
For example, a family with two small children looks at a 60 m² 2+1 in a panel building (an illustrative figure). It has two rooms, but the kitchen has a window and enough space, so they consider turning it into a children's room and moving the kitchen unit to the living room. Before buying, they ask to see where the risers (stoupačky) run and check with the SVJ committee which alterations the building allows.
What to watch out for
- If you plan to use the kitchen as a future room, check its window and dimensions.
- In panel buildings ask about the condition of the bathroom core (bytové jádro) and the risers.
- Compare the layout in the advert with the building documents; a mismatch may mean an undocumented conversion.
- Balconies and loggias are not counted in 2+1; ask whether they are included in the stated area.
Frequently asked questions
Does a 2+1 have more rooms than a 2+kk?
Yes, one more: the kitchen is a separate room. The other rooms may be smaller because of it, so look at the plan.
Can a 2+1 be converted into a 3+kk?
Often, if the kitchen has a window and the installations can be moved. Talk to the building management and check the building office requirements first.
How many bedrooms does a 2+1 have?
Usually one, with the other room used as a living room. If you do not need a living room, both rooms can be bedrooms and you eat in the kitchen.