Renting furnished, semi-furnished or unfurnished as an expat in Amsterdam? What the difference means, what landlords may charge for furniture, and where to find legitimate furnished listings.
For many expats moving to Amsterdam, a furnished apartment is the obvious first choice: no hassle buying and transporting furniture, the ability to move in immediately, and flexibility if you're not yet sure how long you'll stay. But the market for furnished housing in Amsterdam has its own rules, costs and pitfalls that aren't always obvious to newcomers.
This article explains the difference between furnished, semi-furnished and unfurnished rentals, what a landlord is legally allowed to charge for furniture, how short-stay rentals work in Amsterdam, and where to find reliable furnished listings.
Furnished, semi-furnished, or unfurnished: the difference
On the Dutch rental market you'll come across three levels of finish:
- Furnished (gemeubileerd) — the home is fully equipped: sofa, bed, table, kitchenware and usually crockery and linens too. You can move in with a suitcase.
- Semi-furnished (gestoffeerd) — flooring and curtains or blinds are installed, and there's usually a kitchen with appliances. You bring your own furniture.
- Unfurnished (ongemeubileerd/kaal) — an empty home without flooring or window coverings. This is still the most common type of listing on the Amsterdam market, especially for longer-term contracts.
For expats who have just arrived in the Netherlands or are here on a temporary assignment, furnished or semi-furnished is usually the most practical choice. Keep in mind that fully furnished homes tend to be scarcer and more expensive than semi-furnished or unfurnished ones.
What can a landlord charge for furniture?
Furniture and furnishings do not, on their own, add points under the housing valuation system (WWS) that determines the maximum bare rent. However, a landlord may charge separately for the use of furniture and furnishings through service costs. According to Huurcommissie (the Dutch Rental Tribunal) policy, a fixed calculation method applies: a maximum of 20% of the purchase value per year, based on a five-year depreciation period. If purchase receipts are missing, 20% of the (second-hand) resale value may be used instead.
Not sure whether the furniture service costs in an offered contract are reasonable? Ask the landlord or agent for a breakdown, or have the contract checked before you sign. At Urbs Living, we routinely screen our tenants' contracts for exactly this kind of item.
Short stay: a separate category with its own rules
For stays of a few weeks to several months, Amsterdam has a specific category called "short stay": temporary, furnished rental to one household or a maximum of four people from different households, for a minimum of 7 nights and a maximum of 6 months. This is explicitly intended for people staying in Amsterdam temporarily for work — not for tourist rentals.
Important to know: the municipality of Amsterdam has not issued new short-stay permits for some time. As a result, the existing supply of validly licensed short-stay housing shrinks every year, since permits expire over time. In practice, this means legally licensed short-stay supply in Amsterdam is scarce — and you can always ask a provider whether a valid short-stay permit for the address actually exists.
An alternative for shorter stays is registered serviced-apartment and corporate-housing providers, which often operate under a different legal structure than a standard tenancy agreement (with hotel-like services such as linens and cleaning). Always ask exactly what terms you're staying under and what rights you have as a "tenant."
Contract type: fixed-term or indefinite
Since 1 July 2024, an indefinite-term rental contract is legally the norm in the Netherlands, including for furnished rentals. A landlord may only offer a fixed-term contract (with a set end date, of at most two years) in a limited number of legally defined situations — for example, licensed short-stay rentals, a diplomat clause, or specific target groups such as students. If a fixed-term contract is tacitly continued after it ends, it automatically converts into an indefinite-term contract.
Come across a furnished listing with a fixed-term contract? Ask explicitly which legal ground it's based on. That avoids unpleasant surprises later.
Where to find reliable furnished listings
- Pararius — filter specifically for "furnished" or "semi-furnished"; the platform is in English and expat-friendly.
- HousingAnywhere — geared toward internationals and flexible, shorter rental periods without agent involvement.
- Registered serviced-apartment providers — for short to medium stays, including services, but usually at a higher monthly price than a standard rental.
- A rental agent — has access to off-market listings that never appear publicly, and reviews contracts (including furniture service costs) for legal pitfalls before you sign.
For more general tips on finding a home in Amsterdam as an expat, see our rental guide, where our team can also guide you personally.
Viewing checklist
- Ask for a specification of exactly what's included (an inventory list).
- Check that furniture service costs are listed separately and substantiated.
- Ask about the contract type: indefinite or fixed-term, and if fixed-term, on what legal ground.
- For short stay: ask for a valid permit for the address.
- Never pay before a viewing, and only sign after a complete, written rental contract.
Need help with your search?
Finding a furnished apartment in Amsterdam requires a bit more attention than a standard rental — especially when it comes to service costs and contract type. Prefer to leave this to specialists who know the Amsterdam market and its rules well? Get in touch, no strings attached, and we'll help you find a suitable, correctly let home.
