Buildings and property types

Studio flat (garsoniéra)

In Czech: Garsoniéra

A studio flat (garsoniéra) is the smallest type of self-contained flat: one living room with a kitchenette or small kitchen and its own bathroom and toilet. Czech listings usually label it 1+kk or 1+0.

Also called: studio, studio apartment, garsoniéra, garsonka, 1+kk

What it means

In Czech, a garsoniéra is a small flat with a single living room where you sleep, work and relax. Cooking happens in a kitchenette in the room or in a tiny separate kitchen, and the flat has its own bathroom and toilet. The word comes from French and originally meant a bachelor's flat; today it refers to any smallest self-contained flat.

In listings, a garsoniéra usually corresponds to a 1+kk layout (one room plus kitchenette) or 1+0, where the kitchen unit is in the room or the hallway. A 1+1 with a separate kitchen is normally not called a garsoniéra. Note that it is not the same as an ateliér, which is a workspace with a different legal status.

How it works in the Czech Republic

You will find studio flats in prefab panel blocks (panelové domy) as well as in new builds. The flat can be a unit in personal ownership or a cooperative flat (družstevní byt), so always check what you are buying: with a unit you become the registered owner, with a cooperative flat you acquire a membership share and a lease.

Small flats are bought both to live in and to rent out. If you buy a flat to let with a mortgage, note that from 1 April 2026 the Czech National Bank (ČNB) recommends that banks apply LTV of at most 70 % and DTI of at most 7 to investment mortgages. As of October 2026 this is a recommendation, not a binding limit, and the bank sets the actual terms.

At a viewing, the layout is everything: where the bed, desk and storage will go, whether the room gets enough light, and how the kitchenette is ventilated so that moisture and smells do not stay in the living space.

Practical example

For example, a student looking for a place near her faculty is choosing between a 24 m² garsoniéra (1+kk) in a panel block and a slightly larger 1+1. The garsoniéra has the kitchen unit in the room and a shower; the 1+1 has a separate kitchen. For one person the studio may be more practical, but it is worth checking that everything fits and how the room is aired.

What to watch out for

  • Find out whether it is a unit in personal ownership or a cooperative flat.
  • Check how the kitchenette is ventilated and look for signs of damp.
  • Compare the floor area in the advert with the contract or owner's declaration.
  • If you are buying to let with a mortgage, ask the bank about investment mortgage terms.

Frequently asked questions

Is a garsoniéra the same as a 1+kk?

Usually yes. In everyday Czech, garsoniéra means the smallest flat with one room and a kitchenette, which corresponds to 1+kk or 1+0.

Is a 1+1 a garsoniéra?

Normally not. A 1+1 has a separate kitchen, while in a garsoniéra you cook in the room or in a small kitchenette.

Are mortgage rules different if I buy a studio to rent out?

As of October 2026 the ČNB recommends LTV of at most 70 % and DTI of at most 7 for investment mortgages. It is a recommendation; the bank sets the actual terms.

On Lovec-Realit.cz

  • 1+kk flat layout1+kk is a Czech flat layout with one habitable room that also contains a kitchenette (kk, kuchyňský kout). It is closest to a studio flat; the bathroom and hallway are not counted.
  • 1+1 flat layout1+1 is a Czech flat layout with one habitable room and a separate kitchen behind its own door. It is a one-room flat with a kitchen, not a flat with a living room and a bedroom.
  • Buy-to-let flat (investiční byt)A buy-to-let flat (investiční byt) is a flat bought mainly to rent out or to preserve the value of money, not to live in. Its return depends on the price, rent, running costs, taxes and financing.
  • 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.
  • Cooperative ownership (družstevní vlastnictví)Cooperative ownership (družstevní vlastnictví, DV) is a misleading name: the buyer does not become owner of the flat but acquires a share in a housing cooperative, which carries the lease of the flat.
  • LTV (loan-to-value)LTV (loan-to-value) is the ratio of the loan amount to the value of the collateral, i.e. the pledged property. It decides how much of a purchase a mortgage can cover and how much you must pay yourself.

Sources

Laws and official pages this text is based on (in Czech).

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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