When a 2+1 can become a 2+kk

Opening the kitchen into the living room is the change buyers most often consider in a 2+1. Whether it is possible is decided not by your plan but by the building's structure and the consents you need. All of it can be established before you buy.

What to verifyWhereWhy it decides
Is the wall load-bearing?building documentation, structural engineera load-bearing wall cannot be removed without an engineer's assessment and a design
Owners association consentthe rules and the owners' meetingwork affecting common parts of the building needs consent
Notification or permitthe building authority, depending on scopewithout it the work is unauthorised, with all that means at resale
Extraction and servicesdesignera kitchen in a new position needs extraction, water and drainage
Panel or brickbuilding documentationpanel systems have a far higher share of load-bearing walls

Note: An unauthorised conversion surfaces sooner or later - at resale, at an insurance claim or with the bank. If the flat already has such work, ask for its documentation.

What sets the price of a 2+1

  • Kitchen size:a 6 m2 kitchen and a 12 m2 kitchen are two different flats. In the second you can eat; in the first you only cook.
  • Bathroom core:an original prefabricated core in a panel flat means renovating the bathroom and WC. Check whether it has been done.
  • Building type:an interwar 2+1 has higher ceilings and a bigger kitchen; a panel one has a loggia and a cellar. Prices follow what the local market values.
  • Refurbishment done:insulation, windows, risers, lift. In older buildings this is the main difference between two otherwise similar flats.
  • Conversion potential:a flat where the wall between kitchen and living room is non-load-bearing is worth more to part of the market than an otherwise identical flat with a load-bearing one.

How the purchase works

  1. Settle the ownership type.Personal ownership or a cooperative share.
  2. Ask for the floor plan and building documentation.Without them you cannot judge what can be done.
  3. Check the bathroom core and services.In panel flats this is the single largest investment.
  4. Request the owners association papers.Minutes, repair fund, planned investments, rules.
  5. Use escrow.Attorney or notary.
  6. Handover.Protocol with meter readings and keys.

FAQ

What does 2+1 mean?

Two living rooms plus a separate kitchen as a third room. The one after the plus is the kitchen.

Can every 2+1 become a 2+kk?

No. It depends on whether the wall between kitchen and living room is load-bearing, on the owners association's consent and on the building authority. Panel buildings have far more load-bearing walls, so there it often cannot be done.

Is a 2+1 cheaper than a 2+kk?

At comparable size and location usually yes, because a 2+1 comes from older stock and the market prices newness. A completed renovation can close the gap.

Is there a portal fee?

No, listing and contacting the owner are free.