Renting a Furnished Apartment in Munich: What Expats Need to Know

Munich has one of the lowest vacancy rates among Germany's major cities, which makes apartment hunting especially hard for newly arriving expats. A furnished apartment is the most pragmatic entry point for many: no furniture to buy, no waiting on delivery, often a shorter lease. In exchange, tenants pay a furniture surcharge, for which the Berlin Regional Court has established a standard rule of thumb: 2% of the furniture's depreciated value per month, as mietrecht.org explains. That depreciated value isn't based on the original purchase price, but on an assumed 10-year useful life, and falls as the furniture ages.

Why is Munich especially hard for expats?

Munich has ranked among Germany's tightest housing markets for years. Anyone arriving from abroad without a SCHUFA history or a local network competes with dozens of other applicants at every viewing. A furnished apartment through a specialised agency shortens this process, because units are allocated directly by the agency rather than through open group viewings. That's one reason many international professionals and corporate employees choose this route, even though it's usually more expensive than an unfurnished apartment with your own lease.

What does a furnished apartment cost in Munich?

The furniture surcharge is added on top of the local cold rent. Under the standard set by the Berlin Regional Court, it can't be charged as a flat "gut feeling" amount, it must reflect the furniture's depreciated value: purchase price divided by assumed useful life, multiplied by the remaining years, then 2% of that per month. Furniture older than around 10 years is considered to have no remaining depreciated value and, according to mietrecht.org, doesn't justify a surcharge.

Short-term lease or standard lease?

Furnished apartments are often offered as short-term rentals with a minimum term of a few months, sometimes as a fixed-term lease. A fixed-term lease is only valid under Section 575 BGB if the landlord states one of the legally recognised reasons, such as personal use or a planned major renovation, in writing at the time of signing. Without that justification, the lease is automatically treated as open-ended.

What marks a reputable furnished-apartment provider?

When evaluating agencies for furnished housing, look at three things: how transparently the furniture surcharge is disclosed, whether there's a written handover protocol with an inventory list at move-in and move-out, and how long the minimum lease term is. Agencies with a multi-year market presence and clear contract documentation reduce the risk of later disputes over deposit deductions far more than short-term offers without a written handover protocol.

Bottom line

A furnished apartment in Munich is often the fastest way for expats to get a roof over their heads, but it costs noticeably more than an unfurnished apartment with your own lease. If you can trace the furniture surcharge concretely, insist on a handover protocol, and check the lease term carefully before signing, you avoid the most common cost traps.

Frequently Asked Questions

Is a furniture surcharge legally allowed?

Yes. A furniture surcharge is permitted but must reflect the furniture's depreciated value. The Berlin Regional Court's rule of thumb is 2% of that value per month.

Why are furnished apartments more expensive in Munich?

They combine the cold rent with a surcharge for the furniture provided, and are often offered as short-term rentals with a shorter, more flexible lease term.

Is a fixed-term lease for a furnished apartment always valid?

No. Under Section 575 BGB, a fixed term is only valid if the landlord states a legally permitted reason in writing at signing.

What should I check at handover?

Insist on a written handover protocol with an inventory list at move-in and move-out to protect yourself from unjustified deposit deductions.

For how the furniture surcharge and short-term leases play out in Berlin, see Furnished Apartments in Berlin: Long-Term Rental Guide. If you'd rather rent unfurnished on a standard lease, find apartments in Munich and other German cities through Waitly.