How it appears in listings
You will see gemeubileerd, "interieur: gemeubileerd" or, on English-language sites, "furnished". "Volledig gemeubileerd" means fully furnished. "Gedeeltelijk gemeubileerd" (partly furnished) can mean anything from a bed and a wardrobe to everything except a sofa, so look at the photos.
A gemeubileerd home usually includes everything a gestoffeerd home has (floors, curtains, light fittings) plus:
- a bed and a wardrobe or other storage
- a table and chairs, and often a sofa
- often kitchenware, and sometimes a washing machine
Everything that comes with the home should be on the inventory list (inventarislijst). Check it when you move in, take photos and keep a copy: it is what the landlord compares against when you leave.
Furnished says nothing about the contract length. Since 1 July 2024 most leases are for an indefinite period, furnished or not. Furnished is not automatically all-in either: check whether gas, water, electricity and internet are included.
What it means for you
- You pay more per m². On RentHunter, a furnished self-contained home asks a median of €28.70 per m², against €23.24 for a gestoffeerd one: about 24% more.
- In a regulated home, furniture is a service cost, not rent. The kale huur is capped by the points system, so a furniture premium cannot push it above the legal maximum. The furniture is charged separately as servicekosten, which must be reasonable.
- Your deposit is based on the kale huur only. The maximum borg is twice the kale huur, not twice the rent plus the furniture fee (art. 7:261b BW). Normal wear of the furniture is the landlord's risk; damage you cause can be deducted.
Worked example: what the furniture costs
On the open market, compare the medians. A 70 m² home at the furnished median of €28.70 per m² asks about €2,009 a month. At the gestoffeerd median of €23.24 per m², it asks about €1,627. The difference is roughly €380 a month, or €4,560 a year: enough to buy basic furniture yourself if you stay longer than a year.
In a regulated home, the Huurcommissie's usual yardstick for furniture is 20% of its value per year (a lifespan of 5 years). If the furniture is worth €5,000, a reasonable fee is about €1,000 a year, or €83 a month, on top of the kale huur.
How common it is
Of the listings on RentHunter that state their interior, 47% are gemeubileerd. In Amsterdam the share is 60%, in Groningen 32%. The median asking rent of a furnished self-contained home is €2,150, against €1,785 for gestoffeerd (listings between July and October 2026).
Frequently asked questions
Can a furnished flat cost more than the points maximum?
The rent itself cannot, if the home is regulated. The furniture can be charged on top as a service cost, which must be reasonable and which the Huurcommissie can test.
Who pays if the furniture breaks?
Normal wear is the landlord's risk. Damage you cause can be deducted from your deposit, but the landlord must give you a written specification of the costs.
Is a furnished rental always a short-term contract?
No. Since 1 July 2024 most leases are for an indefinite period, furnished or not. Only specific groups, such as students who move for their studies, can be offered a fixed-term contract.
