ASK AN EXPERT: Key terms to know when renting an apartment in Prague

Choosing the right layout and size of a flat are two of the most critical parameters to consider when looking for a new home. However, when filtering offers, many people routinely get confused about oversizing and layout.

Distorting photos can further complicate the process (sometimes, a tiny room, for instance, can appear very spacious in a picture). Floor plans are also often not published in flat listings. Furthermore, some real estate agencies may inaccurately calculate the property area. For example, they might include a balcony, terrace, loggia, cellar, or even a garden in the usable area of ​​a flat or family house, thereby artificially enlarging the property.

It’s a good idea to ensure your expectations match reality before booking a viewing. Ondřej Hlaváč, head of residential rentals at Engel & Völkers Prague, suggests you always start by asking for a more detailed presentation, including a floor plan, of a unit you’re interested in before checking it out in person.

We asked Hlaváč to highlight some of the most requested flat layouts and their meaning.  

A flat with a 1+kt layout is a standard studio apartment. This includes one living room with a kitchenette (kt = kitchenette). By contrast, a 1+1 layout means the unit offers one living room and a separate room for the kitchen. The typical size of a 1+kt flat is 20-40 sqm, but most are around 30 sqm; 1+1 flats range between 30-45 sqm.

The 2+kt layout is suitable for an individual or a couple. They offer a spacious living room with a kitchenette. The living room should be around 20 sqm to fit a sofa comfortably, a TV corner, and a dining table with a kitchenette. The area of ​​these flats starts at around 35-37 sqm, though some can be as large as 70 sqm.

A 2+1 flat has two rooms and a separate, more spacious kitchen. This layout tends to be a popular shared accommodation setup if both rooms have separate entrances and can be used as bedrooms. However, in many historic layouts, one room is often a walk-through and used as a living room. In this situation, these flats offer only one bedroom and are more suitable for couples. They commonly range in size between 45-80 sqm.

The differences here are similar to the layouts discussed above and primarily indicate whether the kitchen is in a separate room.

For larger flats or family houses, the most important thing to consider is the number of bedrooms. A 4+1 apartment may sound large, but it might only have one bedroom. It has a separate kitchen, but two of its remaining three rooms might be walk-throughs, making only one non-walk-through room suitable for a bedroom.  

Layouts like these are often seen in villas or family houses. A 10+2+1kt listing would mean nine rooms, two separate kitchens, and one living room with a kitchenette. Again, you need to pay attention to the number of bedrooms, which, in this case, can vary between four and nine. This is why it’s important to have a broker explain the floor plan in detail before agreeing to visit the property.  

A livable room is a part of a flat (especially a living room, bedroom, dining room, and kitchen) that is intended for living and has a floor area of ​​at least 8 sqm. If the apartment has a single living room (studio, 1+kt layout), it must have a floor area of ​​at least 16 sqm.

If a room does not have a window, it is not considered under the law as a livable room but rather a chamber or a dressing room. Some owners or brokers will wrongfully include such rooms in the property's layout. 

For rooms with sloping ceilings, the area with a clear height of less than 1.2 meters should not be included in the area of ​​the room. The floor area calculation should be based on the minimum clear height requirement.