In Czechia, notations like 2+kk or 3+1 in property listings work like this: the first number is the count of living rooms, while "+kk" or "+1" tells you the kitchen type. "kk" (kuchyňský kout) means a kitchenette built into the living room, while "+1" means a separate, self-contained kitchen.
In other words, 2+kk and 2+1 have the same number of rooms (two) — the only difference is the kitchen. Below we break down how to decode a listing in full: floor area, ownership type (OV and DV), energy class (PENB), agent's commission (provize), deposit (kauce), utility payments (inkaso), and dozens of other abbreviations — so you don't end up buying a pig in a poke.
The system is simple, but it's exactly what trips up newcomers. The first number = the number of living rooms (obytné místnosti). The part after the plus sign describes the kitchen, not an extra room:
A common mistake is assuming that in "2+1" the "1" counts as a third room. It doesn't — that "1" refers to the kitchen. So both 2+kk and 2+1 have two living rooms; the difference is only whether the kitchen is enclosed or merged with the living room.
| Notation | Living rooms | Kitchen |
|---|---|---|
| 1+kk | 1 | kitchenette in the room (studio) |
| 1+1 | 1 | separate kitchen |
| 2+kk | 2 | kitchenette in one of the rooms |
| 2+1 | 2 | separate kitchen |
| 3+kk | 3 | kitchenette |
| 3+1 | 3 | separate kitchen |
| 1+0 | 1 | no full kitchen, garsoniéra |
The old term garsoniéra refers to a tiny 1+0 or 1+kk flat; the word is considered dated today but still pops up occasionally.
Under Czech norms, a living room (obytná místnost) must have a minimum floor area of 8 m² (or 16 m² if it's the only room in the flat), a window letting in daylight, and adjustable heating. Kitchenettes, bathrooms, entrance halls (předsíň) and storage rooms don't count as rooms. That's why a 3+kk with tiny bedrooms can actually feel more cramped than a spacious 2+1 — always check the actual floor area, not just the code in the title.
Listings state area in different ways, and the numbers don't match up:
A balcony, loggia or terrace is usually not counted in the flat's floor area and is listed separately. For a full breakdown of how to read a listing and avoid overpaying, see our guide on where to look for an apartment in Prague.
A key factor affecting price, mortgage eligibility and risk is osobní vlastnictví (OV) — private ownership — versus družstevní (DV) — cooperative ownership.
| Parameter | OV (osobní vlastnictví) | DV (družstevní) |
|---|---|---|
| What you're buying | the flat as a unit | a družstevní podíl (co-op share) + right to occupy |
| Land Registry (katastr nemovitostí) entry | you, as owner | the owner is the bytové družstvo (housing co-op) |
| Price | baseline | usually 10–20% cheaper |
| Mortgage | standard, up to 80–90% | trickier: you can't secure a loan against the flat itself, so you need a special loan or more of your own funds |
| Risk | minimal | if the co-op goes bankrupt, you can lose the home |
| Conversion to OV | — | only if the co-op's bylaws (stanovy) allow it |
With a družstevní byt, you can't use the flat itself as mortgage collateral, so most of the price has to be covered with your own money. Converting a co-op share into osobní vlastnictví is only possible if the bylaws (stanovy) or a members' resolution allow it. The property acquisition tax (daň z nabytí nemovitosti) was abolished in Czechia back in 2020, so you won't need to pay it on a 2026 purchase. Before agreeing to a družstevní byt deal, check the co-op's debts and the terms of its bylaws — it's worth bringing in a lawyer for this. For the full process, see our guide on how a foreigner can buy property in Czechia.
PENB (průkaz energetické náročnosti budovy) is the building's energy performance certificate. Ratings run from A (very efficient) to G (extremely wasteful). Every sale or rental listing must state the energy class, and the seller must present a valid PENB at the viewing itself — not just when signing the contract.
Watch out: if a listing lists class G "by default," it often just means no real certificate has been issued. Always ask for the actual PENB — a low class means high heating bills.
These are the extra costs that come on top of the price or rent:
Get all these amounts written into the contract. For more on rental terms, see our guide on rental agreements in Czechia, and to avoid scams, check out rental scams in Prague.
Czechs count floors differently from many other countries, which can be confusing. Floors are numbered as NP (nadzemní podlaží, above-ground floor):
| Abbreviation | Meaning |
|---|---|
| OV / DV | osobní / družstevní vlastnictví (private / co-op ownership) |
| NP / PP | above-ground / below-ground floor |
| L / lodžie | built-in loggia with load-bearing walls |
| balkón | protruding balcony |
| terasa | terrace |
| sklep | cellar, storage room |
| cihla / panel | brick-built / prefab panel building |
| novostavba | new-build |
| SVJ | homeowners' association |
If a contract or listing is full of unfamiliar Czech terms and the deal is a large one, it's safer to hire a translator. For questions about tax on a sale, an accountant can help.
In terms of room count, they're identical: both have two living rooms. The only difference is the kitchen — in 2+kk it's a kitchenette merged with the room, in 2+1 it's a separate enclosed kitchen. Actual floor area can vary between specific flats, so always check the numbers.
Three living rooms plus a separate kitchen, bathroom and hallway. The "1" stands for the kitchen, not a fourth room.
Families with children often go for a 3+1 layout: more rooms and an enclosed kitchen. Compact 2+kk flats are popular with couples and people living alone.
Yes. The energy class must be stated in every listing, and the seller or landlord must show a valid PENB at the viewing itself. Failing to state the class in the listing can bring an individual a fine of up to 50,000 Kč, while not having a valid PENB at all can cost up to 100,000 Kč.
The law doesn't regulate this, but in practice the tenant usually pays the commission — typically equal to one month's rent. Confirm who's covering the provize before you even go to a viewing.
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