Studio apartments in Prague: prices, sizes and who buys them

In Prague adverts, the smallest flats are written "1+kk" or "garsonka". English readers call them studios, and the label is nearly right. A studio in an Anglo-American sense is one open space. A 1+kk is one main room plus a kitchenette (kuchyňský kout), usually with a separate bathroom and often with a hallway, and sometimes the kitchenette is partly open to the room. A "1+1" has a separate kitchen as well. The notation tells you the arrangement of rooms. It does not tell you the area.

This explainer looks at the 1+kk market: what the notation means, why the smallest flats can cost the most per square metre, who buys them and what to check. It quotes no prices, because they move and vary by district and condition.

Reading the notation

The Czech system names a flat by the number of rooms and the kitchen. The first number counts the main rooms, the second element says whether there is a separate kitchen (+1) or a kitchenette (+kk).

Notation	What it means
1+kk	one room and a kitchenette
1+1	one room and a separate kitchen
2+kk	two rooms and a kitchenette (a bedroom and living room)

The notation matters because the same label covers a wide range of areas. A 1+kk in a new block can be compact and efficiently planned. One in an older building can be larger, with a separate hallway. Always ask for the floor area and look at the plan, and ask whether a balcony, loggia or cellar is counted in the area quoted. Our piece on new-build prices per square metre explains why this matters. For larger flats, see what a 2+kk costs and what a 3+kk costs.

Why small flats cost more per square metre

Small flats often cost more per square metre than larger flats in the same building, though not in every case, so check against comparable listings. Several things explain the pattern, and none needs a statistic to see.

• Fixed elements. Every flat needs a kitchen, a bathroom and an entrance. These cost roughly the same in a small flat as in a big one and are spread over fewer square metres.
• Demand from many buyers at once. Small flats are within reach of more buyers, so more people compete for them.
• Investor demand. Landlords buy small flats because they let easily, which adds to the demand.
• Lower absolute price. A smaller total price is easier to finance, and buyers are willing to pay more per metre for a lower entry ticket.

The practical lesson is to compare small flats against small flats. Comparing the per-metre price of a 1+kk with that of a 3+kk tells you about the size, not the value.

Who buys them

Three kinds of buyer are typical.

First-time buyers. A single person or a couple, often with a mortgage, for whom a 1+kk is the entry point. Some plan to move up later, which makes resale value and location matter. Our guide to how much deposit you need shows the cash required, including the loan-to-value rules (80%, or 90% for applicants under 36, as of 2026; check the ČNB).

Investors and small landlords. They buy to let, to students and young professionals. The numbers need to be run properly. Rental income is taxed under § 9, with a flat-rate option, as described in the article on tax on rental income, and the rental yield calculator on Hypoteky.com lets you test the yield with your own rent, price and costs. Note that a mortgage for an investment property is subject to tighter ČNB recommendations from 1 April 2026 (check the ČNB).

People who need a base. Foreign professionals who spend part of the year in Prague, or parents buying for a child at university. For them a small flat is cheaper than years of rent.

What to check in a small flat

The flat is small, so the building does a lot of the work. Check the following before you reserve.

The monthly charges. Advances to the owners' association (SVJ) cover services and the repair fund. In a small flat they are a bigger share of the monthly cost than buyers expect. Ask for the amount, the last accounts and any planned works.

The layout. A kitchenette that opens onto the only room means cooking smells where you sleep. A windowless bathroom needs working ventilation. Look at how the bed, a table and a wardrobe actually fit.

Light and noise. Courtyard flats are quiet but can be dark. Street-facing flats are brighter and louder. Visit at two times of day.

Ownership form. Make sure it is personal ownership with a cadastre entry, not a cooperative membership, which works differently, as our explainer on cooperative flats shows.

The energy certificate. The class should be in the advert, and the running costs of a small flat still depend on the building envelope and the heating (as of 2026; check the Ministry of Industry and Trade).

Reselling. Ask yourself who would buy it from you. A flat in a sound building with a good location is easier to resell, whatever its size.

New-build or resale

New-build studios come with modern systems and often parking and storage sold separately, and they are described in how developer sales work. Resale studios in older blocks may be cheaper and sometimes better located. Our comparison of new-build and resale sets out the trade-off. Current projects are listed in the Prague section of Novostavby.com (in Czech).

Small flats at the lower end of the budget range are also covered in our article on what a smaller budget buys.

Frequently asked questions

What does 1+kk mean?

One main room plus a kitchenette. A 1+1 has a separate kitchen. The notation does not give the floor area.

Why are small flats more expensive per square metre?

The kitchen and bathroom costs are spread over fewer metres, and demand from first-time buyers and investors is strong.

Can a foreigner buy a studio in Prague?

Yes. Foreigners can buy real estate in Czechia without restriction. A mortgage is a separate decision by the bank.

Is a studio a good investment?

It depends on the price, rent, charges and vacancy. Run the numbers on your own figures before you decide.

A practical next step

Visit three 1+kk flats in different buildings in one weekend and write down the area, the monthly charges and what the SVJ says about repairs. The comparison will teach you more than a list of average prices.

This is a general explainer, not legal, tax or mortgage advice.