1+1 or 2+1? An Investment Analysis of the Two Most In-Demand Apartment Sizes in the Real Estate Market

One of the most frequently asked questions in the real estate market—by both investors and regular buyers—is:

Which is better for investment: a one-bedroom apartment (1+1) or a two-bedroom apartment (2+1)?

It may sound like a simple question, but behind it lies a set of complex criteria and comparisons that only a few truly understand. In this article, we provide you with a comprehensive answer based on experience and real-world numbers—so you can make the most informed decision.

The Golden Rule: Never Buy Property Without Understanding the Price Per Square Meter

The first and most critical point is to understand how to calculate the price per square meter. This is a fundamental skill that many buyers—especially those new to the market—often lack.

Properties are usually priced based on the gross area, but as a resident or investor, the value you benefit from is the net usable space.

A Real-World Example:

At first glance, the price per square meter is higher for the 2+1 unit. But in some projects, it’s the opposite—the larger unit can have a lower price per net square meter, making it a smarter investment.

Hidden Factors That May Impact Your Investment Decision

• Some developers reduce interior space while marketing the unit as larger than it actually is (e.g., a 70 m² flat sold as a 3-bedroom but is in reality only 2).
• This kind of misrepresentation can negatively affect resale value, creating a gap between real value and marketed value.
• Ideally, the difference between gross and net space should not exceed 30–33%. Any larger gap is a red flag.

Which One is Better for Investment? A Practical Comparison

✅ Rental Speed:

• 1+1: Rents out quickly due to lower rental costs and high demand from students, workers, and tourists.
• 2+1: More appealing to families; sometimes rents out even faster in residential family areas.

✅ Resale Value:

• In commercial zones: 1+1 units (especially home-office) are more in demand.
• In residential zones: 2+1 units are preferred for their family-friendly layout.

✅ Price Stability:

• 2+1 apartments often have lower price per square meter, offering better long-term return potential.

Location + Design = The Key to Smart Decisions

The type of area and the design of the project play a vital role in choosing the right apartment size:

Conclusion: How to Make the Right Decision?

• Start by calculating the net price per square meter, not just the total price.
• Link the apartment size to design and location.
• Ask yourself: Does the surrounding market cater to families or individuals?
• Identify the property type: residential title deed (konut) or home-office?
• Review supply and demand metrics, and learn from experts and real-life experiences.

We’d Love to Hear from You!

Have you ever purchased a 1+1 or 2+1 apartment?
What’s your investment evaluation?

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