TL;DR
Detailed comparison of furnished and unfurnished rentals across Europe. Price differences, legal implications, deposit rules, and which option suits your situation.
The choice between a furnished and unfurnished rental affects far more than whether you need to buy a sofa. In many European countries, the two options come with different lease terms, different deposit limits, different tax treatment for landlords, and different notice periods. Understanding these differences before your search helps you avoid surprises and choose the option that genuinely fits your needs and budget.
Price Differences: What the Premium Actually Covers
Furnished rentals typically cost 10-30% more than equivalent unfurnished properties, depending on the city and the quality of furnishing. In Paris, the premium averages 15-20%. In Berlin, 10-15%. In Lisbon, 20-30% (driven by high demand from short-term international tenants). The premium covers the landlord's investment in furniture, appliances, and maintenance of those items. For stays under 2 years, the furnished premium often works out cheaper than buying and later disposing of furniture, especially if you factor in the hassle and time cost.
For stays longer than 2-3 years, unfurnished becomes more economical. You buy furniture once (often second-hand via platforms like eBay Kleinanzeigen in Germany, Leboncoin in France, or Wallapop in Spain) and spread that cost over many years of lower rent.
Legal Differences by Country
France
French law treats meuble (furnished) and vide (unfurnished) as fundamentally different lease types. Unfurnished leases have a minimum term of 3 years (6 years for corporate landlords). Furnished leases have a minimum of 1 year (9 months for students). Furnished deposits are capped at 2 months' rent; unfurnished at 1 month. Notice periods for tenants: 1 month in zone tendue for both types. The furnished classification requires a specific list of 11 mandatory items defined by Decret n°2015-981: bed with bedding, window coverings, cooking equipment, refrigerator, table and chairs, storage, lighting, cleaning equipment, and crockery/utensils. If any mandatory item is missing, the lease can be reclassified as unfurnished, triggering the longer lease term.
Germany
German law does not create separate lease categories for mobliert (furnished) and unmobliert (unfurnished). Both fall under the same BGB tenancy provisions. However, furnished rooms or apartments where the landlord also lives (Untervermietung) can have shorter notice periods. The key legal difference is in the Mietspiegel (rent mirror): furnished apartments are excluded from rent brake calculations, which means landlords can charge more without the Mietpreisbremse constraint. This creates a loophole that some landlords exploit by adding basic furniture to justify higher rents. Watch for "furnished" apartments with only a bed and wardrobe at prices well above the Mietspiegel.
Spain
Spanish law (LAU) does not formally distinguish between furnished and unfurnished leases. The same 5-year minimum duration and tenant protections apply to both. The inventory (inventario) listing all provided furniture and its condition is critical: you are responsible for returning items in the same condition, minus normal wear and tear. Without a signed inventory, disputes about missing or damaged furniture are difficult to resolve. Always insist on a detailed, photographic inventory at move-in.
Italy
Italy's standard lease (4+4 contratto a canone libero) applies equally to furnished and unfurnished. Transitional furnished contracts (contratto transitorio) are available for 1-18 months but require documented temporary need. The cedolare secca (flat tax on rental income) applies to both types. A detailed lista dei mobili (furniture list) should be annexed to the contract with photographs. Furnished apartments in tourist areas (especially Florence, Rome, Venice) are sometimes marketed on dual platforms (long-term rental and short-term/Airbnb), which can affect your lease security if the landlord decides to switch to short-term rental.
Netherlands
Dutch law treats furnished and unfurnished rentals differently within the points system (WWS). Furniture and appliances earn additional points, which can push a property above the liberalisation threshold and into the free-market (unregulated) sector. This means a furnished apartment may have no rent cap, while the same apartment unfurnished could be in the regulated sector with maximum rent limits. The practical impact: furnished apartments in the Netherlands are almost always in the free-market sector with higher rents and fewer protections.
United Kingdom
UK law does not create separate lease categories. Both furnished and unfurnished are typically Assured Shorthold Tenancies (ASTs) with the same protections. However, furnished properties require the landlord to maintain provided furniture in good repair and comply with fire safety regulations for upholstered furniture (Furniture and Furnishings (Fire Safety) Regulations 1988). The landlord's obligation to repair and replace worn-out furniture is sometimes disputed: the general position is that landlords must replace items that fail due to age or normal wear, not tenant damage.
Deposit Implications
Furnished properties typically involve higher deposits because the landlord has more assets at risk. In France, the difference is explicit: 2 months for furnished vs 1 month for unfurnished. In other countries, the deposit may be the same legally, but landlords of furnished properties are more likely to claim deductions for furniture damage at the end of the tenancy. Protect yourself with a thorough condition report at move-in, including photographs of every piece of furniture. Check the deposit law comparison for maximum deposit limits in your country.
Which Option Is Right for You?
Choose furnished if: you are staying less than 2 years, you are relocating internationally and cannot ship furniture, you want to move in immediately without setup time, or you are on a student or temporary work assignment.
Choose unfurnished if: you are settling long-term (3+ years), you have your own furniture or want to choose your own, you want lower monthly rent over time, or you prefer maximum control over your living space.
Find the Right Rental
Filter agencies by rental type to find those specialising in furnished or unfurnished options.