What Is a 2+kk Apartment? Meaning, Layout, 2+1 vs 2+kk, Sizes and Typical Rent

If you’re scrolling Czech or Slovak listings and see “2+kk,” it’s easy to think “two bedrooms.” It’s not. This little code changes the whole layout. Get this wrong and you end up with a great address that just doesn’t work for your life. Get it right and you’ll land a place that fits how you cook, sleep, work, and relax.

You’ll get a clear definition, a quick way to read plans, a 2+kk vs 2+1 comparison, typical sizes and costs, and a no-nonsense checklist. Expect practical rules of thumb, not fluff.

• TL;DR: 2+kk means two rooms total, with a kitchenette inside the living room. Think: one bedroom + open-plan living room with kitchen.
• Good for a single or couple; tight for roommates; possible for a couple with a baby if the living room is large.
• Typical size: 45-65 m² (but you’ll see 38 m² micro-units and 70+ m² new builds).
• Versus 2+1: 2+1 has a separate kitchen room; usually better for heavy cooking or roommates who want privacy.
• Costs vary by city and building; expect a premium for new builds, balconies, and good transit.

What “2+kk” Means and How It Compares

In Czech and Slovak real estate, the plus sign counts habitable rooms; the letters describe the kitchen. “+kk” stands for “kuchyňský kout,” which means kitchenette. So a 2+kk apartment is two rooms with a kitchenette in the living room. In plain English: one bedroom, one living room with an open kitchen, plus the usual bathroom, hallway, and storage if you’re lucky.

By contrast, a “2+1” has two rooms plus a separate kitchen room with a door. That kitchen is counted as “+1,” not as a third bedroom. In American terms, 2+kk is a 1-bedroom with an open-plan kitchen-living area; 2+1 is a 1-bedroom with a separate eat-in kitchen (sometimes big enough to feel like an extra room, but not a bedroom). British readers can think 2+kk = 1-bed with open-plan lounge/kitchen; 2+1 = 1-bed with a separate kitchen-diner.

Who says so? This is the standard used by Czech brokers and developers, and it lines up with terminology referenced by the Ministry for Regional Development (MMR) and the Association of Real Estate Offices of the Czech Republic (ARK ČR): “+kk” is a kitchenette open to the living room; “+1” is a separate kitchen room.

What counts as a “room” in listings? A separate, habitable room with a door and a window: bedrooms and living rooms, not bathrooms, storage rooms, or hallways. The kitchen only counts as a “+1” when it’s a separate room with a door, not when it’s an open corner in the living room.

Why it matters: the layout affects noise, smells, privacy, and how you use the home day to day. If you cook a lot, an open kitchen spreads aromas and heat into the living space. If you work from home, an open kitchen means everyone is in the same acoustic space. If you like hosting, an open layout is social and bright.

You probably clicked this page to do a few jobs. Here are the core ones we’ll cover:

• Decode “2+kk” so you know exactly what you’re getting.
• Compare 2+kk to 2+1 to match the layout to your lifestyle.
• Get realistic size and rent benchmarks by city and building type.
• Learn a quick inspection routine to spot good vs. bad 2+kk units.
• Use a checklist and pro tips to avoid common mistakes when renting or buying.

How to Evaluate a 2+kk Step by Step

Use this simple flow the next time a 2+kk listing grabs your eye. It saves time and stops you from falling for pretty photos that hide awkward layouts.

1. Confirm the layout on the plan. Ask for the floor plan. You want one enclosed bedroom and one combined living room + kitchen. If you see two enclosed rooms and a tiny kitchen corner in the hallway, that’s not standard 2+kk-it may be a hacked layout with poor ventilation.
2. Check the living room size. The living room in a 2+kk does double duty as lounge, kitchen, and often dining. Under ~18-20 m² feels cramped once you add a sofa, table, and kitchen line. Over 22-25 m² gives you space to host or work from the living zone.
3. Look at kitchen line length and placement. Count meters of countertop. Less than 2.5 m forces compromises (no dishwasher, tiny prep space). An L-shaped or U-shaped corner is far more practical than a short straight line.
4. Ventilation is non‑negotiable. True ducted extraction beats recirculating hoods. Smells linger in open-plan spaces. If there’s no ducted hood, budget for stronger filtration and cook with lids, or consider a 2+1 if you love frying, baking, or spicy cooking.
5. Noise and privacy checks. Close bedroom doors, have someone “cook” in the living room (run the hood, clink pans), and gauge noise. If one partner works early and the other watches late-night shows, a 2+kk needs good bedroom doors and layout separation.
6. Natural light and orientation. Open kitchens need light to feel pleasant. South and west bring warmth; north keeps it even but can be dim. Corner units are brighter but may be hotter in summer. For ground floors, check privacy and security on windows.
7. Storage saves you. A 2+kk with a utility closet or a cellar unit (sklep) lives bigger. No storage? Measure for wardrobes and check if the hallway can handle built-ins without blocking traffic.
8. Acoustics and materials. Hard floors with sparse furniture echo. Look for soft surfaces or plan rugs and curtains. Ask about sound insulation between units. Panelák (panel) buildings can transmit sound; new builds vary widely.
9. Energy and fees. Ask for energy performance (class A-G) and monthly utilities: heating, hot water, common charges, and internet. An efficient building can cut monthly costs by 20-40% vs older stock.
10. Appliances and power. Check oven width (60 cm is standard), cooktop type (induction needs proper breakers), and space for a dishwasher and washer. Count kitchen sockets. You’ll want 4-6 along the counter and 2-3 for the TV wall.
11. Balcony and bike/stroller logistics. Balconies add real living space in summer. If you cycle or have a baby, look for ground-level storage or lifts sized for strollers and bikes.
12. Understand the building vibe. Student-heavy buildings can be lively; family buildings are quieter. Ask about house rules: quiet hours, pets, smoking on balconies, short-term rentals.
13. If buying: plan the kitchen as a project. Kitchens in 2+kk units are the heart. Budget for quality ventilation, durable counters, and clever storage (drawers over doors). It’s the best ROI in this layout.
14. If renting: pin down what stays. Clarify which appliances are included, who maintains them, and the handover condition at move-out. Ask for a written list in the contract.

Rule of thumb: if you love cooking or need two quiet, closed rooms daily (WFH or roommates), a 2+1 is usually the safer bet. If you want light, an open feel, and you cook moderately, a 2+kk will feel great.

Real-World Sizes, Layouts, and Costs

There’s no single “correct” size for a 2+kk. But patterns help you sanity-check listings.

• Compact 2+kk (38-45 m²): Efficient for a single. Bedroom fits a double bed and wardrobe. Living room + kitchen is 16-20 m². Storage is tight; look for a cellar. Great pied-à-terre, less great for heavy entertaining.
• Standard 2+kk (45-60 m²): Sweet spot for a couple. Bedroom 10-14 m². Living room + kitchen 18-25 m². Space for a small dining table and proper sofa. With a balcony and good light, it feels larger than the numbers.
• Spacious 2+kk (60-75 m²): Feels like a small family flat if the living room is >25 m². Often in new builds or renovated blocks. Good for WFH with a desk in the bedroom or a nook in the living room.

Here’s a quick city snapshot based on 2025 market listings from major Czech portals (Sreality.cz, Bezrealitky, developer releases) and typical tenant reports. These are indicative ranges-exact prices swing with location, condition, and timing.

If you’re buying, price per m² varies even more by micro‑location and building energy class. Expect a noticeable premium for A/B energy labels, top floors with lift, south/west exposure, parking, and terraces.

Pros vs. cons at a glance:

• Pros: Bright, social living; efficient use of space; easier to heat and cool; ideal for singles and couples.
• Cons: Cooking smells/noise in the living zone; less privacy for roommates; harder to isolate work and rest.

Typical floor plan markers of a strong 2+kk:

• Living room + kitchen at least ~20 m², with an L-shaped kitchen and space for a 4‑seat table.
• Bedroom door not facing the stove or TV wall (cuts noise and smells).
• Window near the cooking area or a strong ducted hood.
• A hallway buffer between entrance and bedroom for privacy.
• Storage spots: wardrobe niche, utility closet, or a cellar unit.

Markers of a weak 2+kk:

• Tiny straight kitchen (under ~2 m) with no place for a full oven or dishwasher.
• Bedroom entered directly from the living room corner where the TV goes.
• No space for a dining table; you’re stuck eating on the couch.
• Single-aspect north unit with deep balcony shading the only window-can feel dim.

Checklist, Pro Tips, and Mini‑FAQ

Use this checklist when you tour or review plans. It’s quick and keeps you honest.

• Layout: one enclosed bedroom, one living room with kitchen; living area ≥18-20 m².
• Kitchen: ducted hood if possible, at least 2.5 m of usable countertop, spots for oven, cooktop, dishwasher.
• Light: check time of day; open blinds; stand in the kitchen corner and look for glare or gloom.
• Noise: shut bedroom door; have someone talk and run the hood in the living room; listen for transfer.
• Storage: count wardrobes and any utility closet; confirm cellar unit (sklep) and its size.
• Heating/cooling: ask energy class; look for shading and window quality; check for A/C in top floors.
• Fees and deposits: base rent, common charges, utilities estimate, deposit size, pet terms.
• Furniture: what stays? who maintains appliances? include a written inventory in the contract.
• Building: lift size, stroller/bike storage, parking options, quiet hours, waste sorting area.

Pro tips:

• If you cook daily with strong aromas, put 2+1 on your shortlist even if the 2+kk looks prettier in photos.
• Working from home? Aim for a bedroom that fits a desk, or a living room with a clear corner for a work zone.
• Hosting friends? Choose a 2+kk with a 4‑seat dining spot that doesn’t block the balcony door.
• Small unit hack: use a round dining table (sits more people in less space) and a sofa with storage.
• Ventilation on a budget: if no ducted hood, pick induction (less heat), cook with lids, and place an air purifier near the kitchen line.

Mini‑FAQ:

• Is 2+kk the same as two bedrooms? No. It’s one bedroom plus a living room with a kitchen corner.
• What’s the difference between 2+kk and 2+1? 2+kk: open-plan kitchen in the living room. 2+1: separate kitchen room with a door.
• Does the bathroom count in the “2”? No. Bathrooms, hallways, and storage don’t count in the “2”; they’re extra.
• Is a balcony counted? No. Balconies, terraces, and cellars aren’t counted in the “2,” but they add value and rent.
• Who suits a 2+kk? Singles and couples. Roommates who need privacy usually prefer 2+1 or 3+kk.
• Can a couple with a baby live in a 2+kk? Yes, if the living room is big and there’s decent storage. It’s often a 2-3 year solution.
• Are 2+kk units cheaper than 2+1? Often similar per m². 2+1 can cost a bit more in older stock; new 2+kk with balconies may rent higher.
• How do I verify the size? Ask for the floor area (podlahová plocha) and what’s included-some ads exclude balconies or cellars from the m² count; others list them separately.
• Any official definition? Real estate practice follows MMR and ARK ČR terminology: “+kk” = kitchenette in living room; “+1” = separate kitchen room.

Next steps and quick troubleshooting based on your scenario:

• Heavy cook, odor-sensitive: Shortlist 2+1; if staying with 2+kk, insist on ducted hood and a living room ≥22 m².
• WFH couple: Look for a bedroom with space for a desk, or a living room with a dedicated work nook and door separation from the bedroom.
• First rental in Prague on a budget: Target outer districts near metro/tram; accept an older kitchen but prioritize light and noise control.
• Buying to rent out: Choose a bright 2+kk near transit with a balcony and energy class B or better; these rent faster and face fewer vacancies.
• Worried about space: Pick a layout with fewer, larger rooms over the same m² chopped into tiny zones. Big rectangles beat narrow L‑shapes.

If you remember nothing else, remember this: “2” tells you the count of real rooms; “+kk” tells you the kitchen lives in the living room. Match that to how you cook, sleep, and work, and you’ll avoid 90% of misfits before you even book a viewing.