Layouts and floor areas

3+kk flat layout

In Czech: 3+kk

3+kk is a Czech flat with three habitable rooms, one of which includes a kitchenette (kuchyňský kout). It usually means a living room with kitchen plus two bedrooms, roughly a two-bedroom flat.

Also called: 3kk, two-bedroom flat, two-bedroom apartment

What it means

In the Czech layout code (dispozice), 3+kk means three habitable rooms, one of which contains a kitchenette (kuchyňský kout). Typically that is a living room with a kitchen and dining area, plus two separate rooms used as bedrooms, a children's room or a study. Bathrooms, toilets, the hallway, a walk-in wardrobe or a utility room are not counted.

In English terms a 3+kk is usually a two-bedroom flat. The related 3+1 has a separate kitchen, so all three rooms are free of kitchen units.

How it works in the Czech Republic

A 3+kk may come with two bathrooms or a separate toilet, a walk-in wardrobe, a balcony or a terrace. None of that shows in the code, so two flats with the same layout can offer very different comfort.

The same label also hides differences in room size. One room may be small, have a window only onto a courtyard or a light well, or sit in the attic under a sloping ceiling. The flat may also be a maisonette (mezonet) with bedrooms on an upper level. Only the floor plan and a viewing show this.

In older buildings a 3+kk is sometimes the result of converting a 2+1, where the former kitchen became a room. Such a room tends to be narrow, with its window where the kitchen window used to be, often facing the yard.

Practical example

For example, a couple with one child wants a flat with a study for working from home. Two adverts offer a 3+kk of around 75 m² (an illustrative figure). In the first, both smaller rooms are of similar size with windows to the street; in the second, one room is spacious and the other so narrow that only a bed fits. On paper the layouts match; in daily life they do not.

What to watch out for

  • Check the size and shape of each room, not just the total area.
  • Make sure every room has a window and ask where it faces.
  • In a maisonette, check whether the bedrooms are in the attic with a low ceiling.
  • If the flat was converted from a 2+1, ask for the documentation of the work.
  • Ask how many bathrooms and toilets there are; the code does not say.

Frequently asked questions

How many bedrooms does a 3+kk have?

Usually two. The third habitable room is the living room with the kitchenette.

What is the difference between 3+kk and 3+1?

A 3+1 has a separate kitchen, so it has one more room. In a 3+kk the kitchen is part of the living room.

Is a walk-in wardrobe counted in 3+kk?

No. Wardrobes, storage rooms and utility rooms are not habitable rooms, however large they are.

On Lovec-Realit.cz

  • 2+kk flat layout2+kk is a Czech flat with two habitable rooms, one of which has a kitchenette (kuchyňský kout). It usually means a living room with kitchen and one bedroom, so it is closer to a one-bedroom flat.
  • 2+1 flat layout2+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.
  • Maisonette (mezonet)A maisonette (mezonet) is a flat on two levels connected by its own internal staircase. It is usually found on the top floors of a building or in an attic and separates the living area from the bedrooms.
  • New build (novostavba)A new build (novostavba) is a newly built flat or house that nobody has lived in yet, whether finished or still under construction. Advertisers differ on how old a building can be and still be called a new build.
  • Living area (obytná plocha)Living area (obytná plocha) is the area of the rooms used for living, such as the living room and bedrooms, sometimes also the kitchen. Bathrooms, hallways and storage are usually left out.
  • Floor area (podlahová plocha)Floor area (podlahová plocha) is the floor surface of the rooms of a flat or house, measured inside between the walls. What advertisers include varies, so always ask how it was measured.

This text is for information only and has not yet been checked by a legal or financial expert. It is not legal, tax or financial advice. Verify important details in the listed sources or with a professional.

Updated 25 October 2026

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