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Choosing between a furnished and an unfurnished apartment in Germany is not the same decision as in many other countries. Here, “unfurnished” (unmöbliert) can mean more than “no sofa”: in some markets, apartments may be rented without a fitted kitchen (Einbauküche) and sometimes without light fixtures, depending on the listing and region.
A “furnished” apartment (möbliert) typically means you can move in with luggage and start living right away. For mid-term rentals (often 3–12 months), furnished listings also often bundle running costs into one price (utilities, internet), which changes how you compare budgets.
This guide breaks down the pros and cons of Germany-specific realities: deposit norms (Kaution), wear-and-tear expectations, rent-control context (Mietpreisbremse), and typical tenant turnover.
Advantages of furnished apartments
Convenience and faster move-in
Furnished apartments reduce setup work. You avoid sourcing basics like a bed, desk, cookware, and laundry solutions. In Germany, that also reduces the risk of landing in a place where you need to arrange major items (like a kitchen) before you can use the apartment normally.
This matters when your start date is fixed (new job, relocation, semester start) and you need housing that works from day one.
Lower upfront logistics
A furnished apartment usually means:
- fewer deliveries and assembly appointments
- fewer contracts to set up at the start (often the internet is already active)
- no need to coordinate used-furniture pickups or temporary storage
If you are moving internationally, fewer moving parts often mean fewer delays.
Short-term flexibility
Furnished apartments fit use cases where you do not want to commit to a multi-year setup:
- probation periods
- project work
- internships
- temporary relocation while searching for a long-term home
The key benefit is not only the lease length. It is also the ability to leave without needing to sell furniture or dismantle a kitchen.
Clearer “all-in” monthly budgeting (often Warmmiete-style)
Many furnished rentals are advertised with a single monthly price that already includes operating costs (Nebenkosten) and sometimes services. That makes it easier to forecast monthly cash outflow, especially if you do not yet know typical utility costs for a city or building type.
Appeal to expats and newcomers
For people new to Germany, furnished apartments reduce the learning curve:
- local furniture standards and sizing
- delivery and installation timelines
- setting up accounts and contracts
- negotiating takeovers from prior tenants (common with kitchens)
This is one reason mid-term furnished housing is often used as a landing option.
Disadvantages of furnished apartments
Higher monthly rent (and the furnishing surcharge issue)
Furnished apartments usually cost more per month than comparable unfurnished apartments because you are paying for:
- furniture use and replacement risk
- higher turnover and vacancy risk
- bundled services (often)
In many cities with “tight housing market” designation, Germany’s rent brake (Mietpreisbremse) limits starting rent for new leases in principle, and it has been extended through December 31, 2029.
Furnished apartments are generally not automatically exempt, but landlords may add a Möblierungszuschlag (furnishing surcharge). This surcharge has been criticized as hard to verify when it is not clearly itemized.
Practical meaning: as a renter, you should ask what portion of the price is base rent (Kaltmiete) versus furniture/services, especially when comparing options.
Wear and tear is more visible (and disputes happen)
More items in the apartment mean more potential friction at move-out: scratches, stains, cookware wear, small breakage.
Germany’s baseline principle is that the tenant is not responsible for deterioration caused by normal, contractual use.
In practice, furnished apartments increase the number of objects where “normal use” vs “damage” must be assessed. The only way to reduce arguments is strong documentation (handover protocol, photos, inventory list).
Deposit and security expectations still apply
Germany has clear rules on the rental deposit when it is a cash deposit:
- The deposit is capped at three months of net cold rent (Nettokaltmiete/Kaltmiete)
- Tenants have the right to pay it in three equal monthly installments
- Landlords must keep it invested separately under the legal framework
Even if the deposit is refundable, it affects how much cash you need to move in. Furnished apartments can feel “easy,” but the deposit can still be substantial because it is linked to cold rent.
Less control over layout and quality
You accept someone else’s choices:
- mattress quality
- storage space
- desk ergonomics
- kitchen equipment completeness
If you work from home or have specific needs (back issues, hobby gear, children), furnished can become a compromise.
Higher tenant turnover (good for flexibility, weaker for “home”)
Furnished rentals often attract shorter stays. That can mean:
- less stable neighbor mix
- more frequent handovers in the building
- fewer incentives for tenants to invest emotionally in the place
For some renters, this is fine; for others, it undermines the feeling of settling in.
Advantages of unfurnished apartments
Lower monthly rent over the long run
Unfurnished apartments often have a lower base rent than furnished alternatives. If you stay long enough, the monthly savings can outweigh your initial setup costs.
Also, if you already own furniture (or can transfer it cheaply), the cost advantage appears faster.
Freedom to furnish and optimize the space
Unfurnished gives you control over:
- your mattress and workspace
- storage solutions
- kitchen setup (if none exists)
- style and durability
If you expect to live in the city for years, the ability to “build your own baseline” usually improves daily life.
More stable long-term setup
Many unfurnished rentals are aimed at longer-term tenants. If stability is your goal (schools, long-term job, family planning), unfurnished is often aligned with that housing segment.
Disadvantages of unfurnished apartments
High upfront cost (furniture, kitchen, appliances)
The headline risk in Germany: “unfurnished” can include no fitted kitchen.
A kitchen can be the most expensive part of furnishing, and delivery/installation can take time.
Even when a kitchen exists, you still face the cost of:
- bed + mattress
- sofa
- dining/work furniture
- washing machine (sometimes)
- lighting
- basic household items
Set up time and coordination
You may need weeks of coordination:
- deliveries that require being at home
- assembly
- utility contracts (electricity, internet)
- registrations and handovers
If you are starting work immediately, this time cost is real.
Less flexibility when leaving
When you move out, you must:
- sell furniture
- store it
- move it
- or dispose of it
If you buy a kitchen, you may also need to negotiate a takeover with the next tenant, which can fail.
Suitability scenarios: who should choose what?
Students
- Choose furnished if you have a short program, uncertain plans, or if you are arriving from abroad with limited time.
- Choose unfurnished if you have a multi-year plan and can share setup costs with roommates (WG) or buy used items cheaply.
Expats and international hires
- Often best to rent furnished in Germany for the first months: it reduces risk and administrative load while you learn neighborhoods and commuting patterns.
- Switch to unfurnished later if your contract and location are stable.
Long-term locals
- Unfurnished tends to win for long stays because you can optimize cost and comfort.
- Furnished can still make sense as a bridge during renovation, separation, or a job transition.
Families
- Unfurnished is usually the default if you need:
- child-proofing
- long-term school planning
- your own large furniture and storage
- child-proofing
- Furnished can work for a fixed-term relocation, but confirm:
- safe furniture placement
- storage volume
- rules for wall mounting and modifications
- safe furniture placement
Cost comparison example: rent + furnishings + deposit
Numbers vary by city and apartment size. The point of this example is the cost structure, not the exact rent level.
Assumptions (example):
- Furnished apartment (mid-term): €1,450 / month (all-in style), of which €1,200 is treated as cold rent for deposit calculation
- Unfurnished apartment: €1,050 / month (approx. €850 cold + €200 utilities)
- Furniture + setup for unfurnished: €4,800 one-time
Deposit: up to 3× cold rent is the legal cap for a cash deposit
Example table: net cost vs cash needed upfront
| Item | Furnished | Unfurnished |
| Monthly payment (example) | €1,450 | €1,050 |
| One-time furnishing/setup | €0 | €4,800 |
| Deposit (max cap example: 3× cold rent) | 3 × €1,200 = €3,600 | 3 × €850 = €2,550 |
| Cash needed to move in (1st month + deposit + setup) | €1,450 + €3,600 = €5,050 | €1,050 + €2,550 + €4,800 = €8,400 |
Now compare net living cost (excluding refundable deposit):
| Duration | Furnished net cost | Unfurnished net cost |
| 6 months | €1,450 × 6 = €8,700 | (€1,050 × 6) + €4,800 = €11,100 |
| 12 months | €1,450 × 12 = €17,400 | (€1,050 × 12) + €4,800 = €17,400 |
| 24 months | €1,450 × 24 = €34,800 | (€1,050 × 24) + €4,800 = €30,000 |
Break-even in this example: 12 months.
Before that, furnished is cheaper. After that, unfurnished is cheaper.
Notes for Germany
- A cash deposit is capped at three months of cold rent and can be paid in three installments.
Normal wear from contractual use is not tenant liability by default, but documenting condition matters more when furniture is included.
Practical tips for landlords and renters
For renters: how to choose and how to avoid surprises
When comparing listings
- Compare Kaltmiete vs Warmmiete where possible. If one listing is all-in, ask what is included (utilities, internet, broadcasting fee, cleaning).
- Ask whether the apartment has a fitted kitchen. Do not assume it exists in “unfurnished” listings in Germany.
Before signing
- Request (or create) an inventory list for furnished apartments: furniture, appliances, kitchen items, condition notes.
- Make sure the handover includes a written Übergabeprotokoll and photos.
- Clarify rules on:
- wall mounting and drilling
- repainting and cosmetic repairs
- pets (if relevant)
- subletting (if relevant)
- wall mounting and drilling
Deposit and move-out
- Treat the deposit as locked cash. The legal framework sets the cap and installment right for cash deposits.
- At move-out, clean to a standard that matches the handover condition, and document everything again. This is where most deposit disputes start.
Insurance
For furnished rentals, check whether you need household contents insurance (Hausrat) and whether you have personal liability coverage that includes rental damage risk (common topic in Germany). If you are unsure, start with your existing liability policy documents.
For landlords: deciding what to offer and how to manage risk
Decide based on the tenant profile
- Furnished tends to fit:
- corporate tenants
- project workers
- international hires
- people in transition
- corporate tenants
- Unfurnished tends to fit:
- long-term residents
- families
- tenants who want stability and customization
- long-term residents
Price transparently
- If you charge a furniture component, track what you provided and its condition. In rent-control areas, furnishing surcharges are under scrutiny and policy discussions often focus on clearer disclosure.
Document the condition to reduce disputes
- Create an inventory list with photos at:
- move-in
- move-out
This matters because normal use is treated differently from damage, and you need evidence either way.
- move-in
Plan for maintenance and replacement
- Furnished means replacing items on a schedule. Budget for:
- mattresses and sofas
- cookware
- small appliances
- repainting between tenants (if needed)
- mattresses and sofas
Reduce vacancy risk
Furnished rentals often have higher turnover. Plan marketing lead time and cleaning/repair buffers between tenants.
Bottom line
- Choose furnished if your priority is speed, lower setup effort, and flexibility, especially for stays under ~12 months (often the break-even point once you include furniture costs).
- Choose unfurnished if you want long-term cost efficiency, control over your living setup, stability and you can handle the upfront investment and coordination.
