| Scenarios | Furnished flat | Unfurnished flat | What applies |
|---|---|---|---|
| Rent | Higher | Lower | Contract determines |
| Furniture | Landlord owns and provides | Tenant buys themselves | Contract determines |
| Deposit | Often higher | Often lower | Must be reasonable |
| Wear and tear on furniture | Landlord responsible for normal wear | Not applicable | Tenant responsible for damage |
| Moving costs | Often lower (fewer items to move) | Often higher | Tenant pays |
| Suitable for | Short-term letting, newcomers, temporary accommodation | Long-term accommodation, families | Depends on situation |
A furnished flat is a rental flat where the landlord provides furniture and fittings as part of the rental agreement. The definition is determined by what is actually furnished at move-in and what the parties have agreed in the contract.
What is a furnished flat definition
A furnished flat contains furniture, beds, kitchen and often household appliances when the tenant moves in. These are not items the tenant buys and brings in themselves — they are furniture owned by the landlord and provided as part of the accommodation. The boundary between furnished and unfurnished flat is set by the agreement between landlord and tenant.
The landlord cannot later claim the flat was furnished if this does not appear from the contract or was not obvious at move-in. The opposite also applies: the tenant cannot remove furniture the landlord provided and claim it was their own.
Why does furnishing matter for the rent
A furnished flat often costs more than an unfurnished one. The landlord can charge higher rent because the furniture and fittings are included. The difference can be considerably higher compared to an equivalent unfurnished flat in the same area.
The reason is straightforward: the landlord has invested in furniture, which is a cost that must be covered by the rent. A furnished flat is also more attractive to tenants who need to move quickly or do not want to buy furniture themselves.
Read more about furnished flats and prices: What does a furnished flat cost in Malmö 2026?
What is a furnished flat according to the contract
Only what the contract says counts. If the contract does not mention furniture at all, the flat is unfurnished — even if there is furniture there. If the contract says the flat is furnished, the landlord must be able to show which furniture is included.
Best practice is for the contract to contain a list of furniture the landlord provided. This list should be signed by both parties at move-in. Without a list, disputes often arise when the tenant moves out.
Furniture that must be included in a furnished flat
- Bed or beds (with mattress)
- Sofa or seating furniture
- Dining table and chairs
- Wardrobe or cupboard
- Shelves or bookcase
- Kitchen furniture (often already built-in)
The landlord does not need to provide:
- Clothes or personal items
- Decorations or pictures
- Kitchen equipment such as mixer or coffee maker
- Washing machine (unless the contract says so)
Furnished flat and tenant responsibility
The tenant must care for the furniture as a careful tenant would. This means the furniture should be used normally, but not worn down or damaged intentionally. Normal wear and tear (slitage) is the landlord's responsibility — it is the furniture that is old and broken from the start.
If the tenant damages the furniture or makes it unusable, the landlord can claim compensation. This compensation is often deducted from the deposit.
The tenant must not:
- Sell the furniture
- Give away the furniture
- Replace the furniture with their own
- Paint or renovate the furniture without permission
Furnished flat and deposit
The landlord can take a higher deposit for a furnished flat than for an unfurnished one. The reason is that the furniture is valuable and must be protected. A higher deposit is reasonable because the risk of damage is greater.
Read more: Can you take a higher deposit for furnished letting?
The deposit amount must, however, be reasonable in relation to the value of the furniture and the flat.
Comparison: furnished and unfurnished flat
Checklist: How to handle a furnished flat
For the landlord
- Write a clear list of all furniture included in the flat.
- Photograph the furniture before the tenant moves in.
- Have the tenant sign the list at move-in.
- Conduct an inspection together with the tenant where the condition of the furniture is noted.
- Determine a reasonable deposit that corresponds to the value of the furniture.
- Conduct a new inspection when the tenant moves out.
- Compare the condition of the furniture with the photos from move-in.
- Deduct compensation from the deposit only for damage caused by the tenant.
For the tenant
- Read the contract carefully and check which furniture is included.
- Photograph the furniture when you move in.
- Note any damage or wear on the furniture.
- Use the furniture normally and care for it well.
- Report damage to the landlord immediately.
- Keep all receipts for repairs you make.
- Take photographs again when you move out.
- Check that the landlord does not deduct too much from the deposit.
Frequently asked questions
Can the landlord raise the rent if the flat is furnished?
Yes, the landlord can charge higher rent for a furnished flat. It is completely legal. The rent must, however, be reasonable in relation to the flat's size, location and the value of the furniture. The landlord cannot simply say "this flat is furnished, so the rent is double" — there must be a real value in the furniture.
Who owns the furniture in a furnished flat?
The landlord owns the furniture. The tenant has the right to use it, but not to sell it or give it away. When the tenant moves out, the furniture must remain in the flat.
Can the tenant replace the furniture with their own?
No, not without the landlord's permission. The tenant must not remove the landlord's furniture and replace it with their own. If the tenant does this without permission, the landlord can claim compensation and may even terminate the rental agreement.
What happens if the furniture is damaged when the tenant moves in?
The tenant must report this immediately to the landlord. It is important that the damage is noted in the inspection report. If the tenant does not report the damage, the landlord can later claim that the tenant caused it.
Subletting and furnished flats
If you rent a flat and want to sublet it, you must follow the rules for subletting (andrahandsuthyrning). You cannot raise the rent too much, and you must have permission from the landlord or from the tenant-owned flat (bostadsrätt) association.
A furnished flat can often be sublet more easily than an unfurnished one, because the furniture is already there. But the rules for rent size still apply.
Read more: What do the new subletting rules mean for your rent?
And: Can you sublet your flat?
Short-term letting and furnished flats
Most short-term lettings are furnished. It is natural, because the tenant often needs to move quickly and does not have time to buy furniture. A furnished flat is therefore often the best choice for short-term letting.
Read more about short-term letting: Short-term letting on Airbnb and other platforms
Summary
A furnished flat is a rental flat where the landlord provides furniture as part of the rental agreement. The definition is determined by the contract and what is actually furnished at move-in. A furnished flat often costs more than an unfurnished one, and the landlord can take a higher deposit. The tenant must care for the furniture well and cannot replace it with their own without permission. A clear list of furniture and photographs at move-in protect both parties.
This text is general information and does not replace legal advice.
