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By Wunderflats Editorial Team · Reviewed for accuracy
Key takeaways
- Furnished mid-term apartments in Germany rent all-inclusive for 995–1,999 EUR/month across major cities, based on Wunderflats data from Jun 2025–May 2026.
- München commands the highest median (1,643 EUR/month); Leipzig and Dortmund are the most affordable markets (medians of 1,100 EUR and 995 EUR respectively).
- Company-paid tenants pay an average of 1,908 EUR/month — 22% more than self-paying working professionals.
- Start with the local Mietspiegel, add a furnishing supplement (8–15%) and your real utility costs to build a defensible all-inclusive price.
- The Mietpreisbremse may not apply to furnished mid-term rentals, but legal advice is recommended for your specific situation.
Quick answer
Furnished mid-term apartments in Germany typically rent all-inclusive for 995–1,999 EUR per month. Start with the local Mietspiegel as your base, add 8–15% for the furnished supplement, then add your real monthly utility costs. Benchmark against live listings in your postcode before publishing.
What pricing a furnished apartment actually means
Setting a price for a furnished rental in Germany is not the same as setting a price for an unfurnished one. The product is different: you are renting an immediately liveable space that includes furniture, appliances, utilities, and internet — all bundled into a single monthly amount. This is what Wunderflats tenants expect and what the platform's contract structure supports. Your listing price is not a Kaltmiete; it is a Warmmiete, and in most cases a fully all-inclusive one.
That difference matters for how you calculate your price. An unfurnished landlord sets a Kaltmiete and passes Nebenkosten through separately. A furnished landlord on Wunderflats sets one figure that covers base rent, heating, electricity, water, internet, and the implicit cost of providing and maintaining the furniture. The upside is a significantly higher headline rent than an unfurnished comparable. The responsibility is that you carry the utility and maintenance cost risk rather than the tenant.
This article gives you a data-driven framework for setting that price. The market data comes directly from Wunderflats bookings across 12 German cities (Jun 2025–May 2026): real transactions, not asking prices. The pricing formula is designed so you can build up your number from its components and defend it if a prospective tenant pushes back.
What furnished apartments rent for in Germany (2026 data)
The table below is drawn from Wunderflats booking data covering June 2025 to May 2026 — standard new bookings only, excluding renewals and extensions. Prices are all-inclusive monthly rents in EUR. P25 and P75 are the 25th and 75th percentiles: one in four bookings fell below P25, one in four above P75.
| City | P25 (EUR) | Median (EUR) | Avg (EUR) | P75 (EUR) | Avg stay (months) |
|---|---|---|---|---|---|
| München | 1,410 | 1,643 | 1,836 | 1,999 | 5.1 |
| Hamburg | 1,250 | 1,500 | 1,636 | 1,900 | 5.2 |
| Berlin | 1,240 | 1,490 | 1,610 | 1,850 | 5.0 |
| Wiesbaden | 1,299 | 1,500 | 1,736 | 1,950 | 4.8 |
| Köln | 1,200 | 1,400 | 1,503 | 1,750 | 5.0 |
| Bonn | 1,049 | 1,450 | 1,485 | 1,699 | 6.0 |
| Karlsruhe | 1,200 | 1,350 | 1,431 | 1,580 | 3.8 |
| Frankfurt am Main | 1,090 | 1,350 | 1,506 | 1,700 | 4.7 |
| Düsseldorf | 1,090 | 1,250 | 1,382 | 1,590 | 4.3 |
| Stuttgart | 999 | 1,200 | 1,332 | 1,590 | 4.9 |
| Leipzig | 890 | 1,100 | 1,185 | 1,390 | 4.2 |
| Dortmund | 890 | 995 | 1,096 | 1,300 | 4.1 |
Source: Wunderflats internal data (BigQuery), Jun 2025–May 2026. Standard bookings only. All prices all-inclusive EUR/month.
A few things stand out in this data. München sits in its own tier: the P75 of 1,999 EUR means one in four München bookings exceeds 2,000 EUR per month. Berlin's P75 of 1,850 EUR is substantially below München's median, which speaks to a genuinely different supply and demand dynamic in both cities.
The Frankfurt am Main figure deserves a note. The median of 1,350 EUR is lower than Hamburg and Berlin despite Frankfurt's high cost of living. Frankfurt and Köln show a large proportion of long-term extensions relative to new standard bookings, which suggests a stable base of corporate relocatees who renew contracts rather than re-listing at market rate each time.
All-inclusive monthly rent range. Source: Wunderflats, Jun 2025–May 2026.
Who your tenants are — and what they pay
Knowing who books furnished apartments in Germany matters for pricing. Different tenant types have different budgets, different stay durations, and different sensitivity to price. The chart below shows average prices paid by tenant type across Berlin, Hamburg, Frankfurt am Main, Köln, München, Düsseldorf, Stuttgart, and Leipzig (Wunderflats data, Jun 2025–May 2026, standard bookings).
Source: Wunderflats internal data (BigQuery), Jun 2025–May 2026. Major German cities. Standard bookings only.
Company-paid relocations pay the most — an average of 1,908 EUR per month — and are the segment most likely to be indifferent to a 50–100 EUR pricing difference. Their employer is covering the cost, and they value certainty over price. Working professionals paying for themselves are the largest segment (4,828 bookings), averaging 1,567 EUR/month with a 5.3-month average stay.
Students stay the longest (6.2 months on average) but pay less (1,495 EUR). They are reliable tenants with predictable move-in and move-out windows tied to academic terms, but their budget ceiling is lower. If your apartment is large and well-located near a university, pricing toward the student ceiling rather than the corporate ceiling will produce faster, longer occupancy.
Interns represent the most price-sensitive group: 1,243 EUR average, 3.7-month average stay. Targeting this segment means accepting faster turnover. If you are comfortable with that, an intern-focused listing price in the 1,100–1,400 EUR range will generate high inquiry volume in cities with major employer internship programmes like Frankfurt, Munich, and Berlin.
The five factors that set your price
No two apartments are identical, which means no city median is a direct answer. These are the five variables that move your price up or down relative to the market.
1. Location within the city
Postcode-level differences within a single city often exceed the differences between cities. A Berlin apartment in Mitte or Prenzlauer Berg will command 200–400 EUR/month more than an identical apartment in Marzahn or Reinickendorf. Proximity to public transport, walkability to supermarkets and restaurants, and neighbourhood reputation all contribute. The Mietspiegel for your city breaks down reference rents by Wohnlage (simple, middle, good, very good): use the right category for your postcode.
2. Apartment size and room count
Price per square metre tends to decrease as size increases, so a 35 m² studio rents for more per m² than a 90 m² four-room apartment. Wunderflats serves a market of primarily solo professionals and couples, which means one- and two-room apartments consistently attract strong demand relative to larger units. A well-furnished one-room apartment in a good Berlin location can achieve 1,400–1,600 EUR/month; a three-room equivalent in the same building might achieve 1,800–2,200 EUR/month, but with a smaller prospective tenant pool.
3. Furnishing quality and completeness
Furnishing quality is the variable most within your control. An apartment with a comfortable bed, a working desk, adequate lighting, and a fully equipped kitchen will achieve the market median. One with a high-quality mattress, ergonomic chair, fast Wi-Fi (at least 100 Mbit/s), and a well-appointed kitchen can achieve P75 or above. Furnishing depreciation is a cost, not a sunk cost: replace items that show wear before re-listing, not after a complaint.
4. Included utilities and services
All-inclusive pricing is the standard on Wunderflats. Within that framework, the quality and scope of what is included affects the price you can sustain. Fast dedicated internet (not shared), a digital TV package, a furnished outdoor space (balcony or garden), or regular cleaning included in the price all justify higher rates. These are features your competitors may not offer, and they reduce the tenant's administrative burden — which professional and corporate tenants value disproportionately.
5. Minimum stay requirement and availability
Shorter minimum stays widen your potential tenant pool but increase turnover. If you set a minimum of 3 months, you exclude the 1–2 month intern and visitor market. If you set 1 month, you attract it but accept more frequent handovers. Some landlords compensate for the cost of short-stay management by pricing their 1-month rate 10–15% above their standard monthly rate. This is a legitimate approach and tenants in the short-stay segment expect it.
How to calculate your all-inclusive price
This is a four-step formula. Run through it before each new listing period — utility costs change, and the market does too.
Find your Mietspiegel reference rent
Look up the Mietspiegel for your city. Most major German cities publish one every two years; some (Berlin, Hamburg, München) publish qualified Mietspiegel that are legally binding under § 558a BGB. Find the table row matching your apartment's construction year, size band, and Wohnlage (location tier). This gives you the ortsübliche Vergleichsmiete — the comparable market rent that forms your legal baseline.
Add the Möblierungszuschlag (furnishing supplement)
German case law accepts a furnishing supplement of typically 5–15% of the Mietspiegel Kaltmiete, depending on the quality and replacement value of the furniture. A well-equipped apartment with modern furniture typically supports 8–12%. A premium specification with high-end appliances, quality bed linen, and full kitchen equipment supports up to 15%. Be conservative if your furnishing is older: a dated sofa and a worn mattress weaken your justification for a high supplement.
Calculate your real monthly utility cost
Add up every recurring cost you carry: heating and hot water (use the annual average — divide last year's bill by 12), electricity, water, internet, building Hausgeld if applicable, property insurance, and any maintenance reserves. A realistic utility-cost estimate for a 50 m² gas-heated apartment in a major German city is 180–280 EUR/month depending on building age and energy efficiency. Deduct this from your all-inclusive price to check what net rent you are actually achieving.
Benchmark against live comparable listings
Before publishing, open Wunderflats and filter for your city, your approximate size band, and your postcode or district. Look at the five most similar active listings. If your calculated price is more than 10% above the comparable median, you risk a slow inquiry rate. If it is below the P25, you are likely undercharging — and the fastest bookings in the market are not necessarily the best-optimised ones. Adjust once before listing, not continuously: frequent price changes reduce buyer confidence.
💡 Tip: Run the formula once a year even if your tenant renews. Energy costs shift, and the Mietspiegel is updated periodically. An apartment that was correctly priced in 2024 may be underpriced relative to the 2026 Mietspiegel in cities where housing costs have risen.
Legal framework: Mietspiegel and Mietpreisbremse
Two pieces of German law are directly relevant to furnished rental pricing: the Mietspiegel system and the Mietpreisbremse. They interact in ways that often confuse landlords, so this section is worth reading carefully.
The Mietspiegel
Every major German city publishes a Mietspiegel — a local rent index that sets the ortsübliche Vergleichsmiete (customary local comparative rent) for unfurnished apartments based on size, age, location, and equipment. The Mietspiegel is the reference point for rent increase requests under § 558 BGB, and landlords must use it or an expert report to justify any rent increase in an existing tenancy. Cities that publish a qualified Mietspiegel (qualifizierter Mietspiegel, with independent certification) are legally binding references in disputes.
For furnished mid-term landlords, the Mietspiegel is the starting point for the base rent component, onto which the Möblierungszuschlag is then applied. It is not a ceiling for your all-inclusive price, but it is the anchor point for the base rent portion of your calculation.
The Mietpreisbremse
The Mietpreisbremse (§§ 556d–556g BGB) limits the initial rent on a new residential tenancy to a maximum of 10% above the local Mietspiegel in municipalities designated as Gebiete mit angespanntem Wohnungsmarkt (areas of tight housing markets). Most major German cities are designated. The brake applies when a new tenancy begins, not during an ongoing one.
ℹ Info: Whether the Mietpreisbremse applies to furnished mid-term rentals depends on the specific lease structure and the municipality. Under § 549 Abs. 2 Nr. 1 BGB, accommodation let only temporarily to the same tenant may fall outside standard residential tenancy provisions, which affects applicability. The furnished supplement (Möblierungszuschlag) may also be separately excluded from the calculation. This is an active area of German housing law — consult a Mieterverein or housing solicitor before concluding your listing is fully exempt.
The practical upshot: pricing your furnished mid-term apartment based on a Mietspiegel baseline plus a justifiable supplement plus real utility costs is the safest and most transparent approach. It is also the approach that holds up if a tenant ever challenges your price, which is possible in cities where rent-checking services are widely used.
Common pricing mistakes to avoid
Most landlord pricing errors fall into one of four patterns.
Copying a neighbour's price without checking their standard. A comparable listing two streets away that charges 200 EUR more than you may have a newer kitchen, better photos, and a faster internet connection. Price parity with a poorly presented listing is not the same as price competitiveness in the market.
Setting the price based on the mortgage payment. Your financing costs are irrelevant to the tenant and to the market. If your mortgage on a München apartment is 1,800 EUR/month but comparable apartments rent for 1,500 EUR, listing at 1,800 EUR will produce vacancies, not bookings. Price to the market and manage your financing costs separately.
Underestimating utility costs. Heating in winter is the most common source of underestimation. If you calculated your all-inclusive price in August based on summer energy bills, you may find yourself subsidising your tenant's heating through winter. Use the annual average utility bill, divided by 12, not the summer figure.
Never reviewing the price. A price set two years ago before energy cost changes, before a Mietspiegel update, and before neighbourhood regeneration projects completed is almost certainly no longer optimal. Review annually at minimum, and recalculate whenever a utility contract is renewed or a major appliance is replaced.
Frequently asked questions about pricing a furnished apartment in Germany
â–¶ Can I charge more for a furnished apartment than an unfurnished one in Germany?
Yes, and this is both legally permissible and market-standard. German law allows landlords to add a Möblierungszuschlag (furnishing supplement) on top of the Mietspiegel reference rent. The supplement reflects the replacement value and quality of the furniture, the depreciation period, and any additional services included in the tenancy.
In practice, furnished mid-term rentals on platforms like Wunderflats operate as all-inclusive Warmmiete packages, which means the stated monthly price covers base rent, utilities, internet, and furnishing costs in a single figure. Wunderflats booking data (Jun 2025–May 2026) shows the median all-inclusive price across major German cities at approximately 1,400–1,500 EUR/month for a standard furnished apartment, compared to typical Kaltmiete ranges of 900–1,200 EUR/month for equivalent unfurnished units.
The all-inclusive model benefits both parties: landlords can justify a higher headline figure because the product genuinely includes more, and tenants avoid bill surprises and administrative overhead. For mobile professionals and international tenants especially, the all-inclusive price is a feature, not a workaround.
â–¶ Does the Mietpreisbremse apply to my furnished mid-term rental?
The Mietpreisbremse (§§ 556d–556g BGB) limits the initial rent on a new residential tenancy to a maximum of 10% above the local Mietspiegel in designated municipalities. Most major German cities are designated. However, for furnished mid-term rentals, two important exceptions frequently apply and are worth understanding.
First, under § 549 Abs. 2 Nr. 1 BGB, accommodation let only temporarily to the same tenant may fall outside standard residential tenancy law, which affects how the Mietpreisbremse is applied to your tenancy. Second, the furnished supplement (Möblierungszuschlag) may be excluded from the Mietpreisbremse calculation, meaning only the base Kaltmiete component is subject to the brake, not the furnishing portion.
The legal position depends on the specific lease type, the municipality, and the rental duration in each case. Landlords renting through Wunderflats use a Zeitmietvertrag (fixed-term lease) with clear all-inclusive pricing, and the platform's contracts are drafted to reflect current law. If you are uncertain about your specific situation — particularly for longer stays or if you are letting in Berlin, Hamburg, or München where enforcement is active — consult a local Mieterverein or a German housing solicitor before setting your price.
â–¶ What is the difference between Warmmiete and Kaltmiete for landlords?
Kaltmiete is the base monthly rent, excluding utilities. Warmmiete adds the Nebenkosten — operating costs that typically include heating, hot water, water, rubbish collection, building insurance, and shared area maintenance. All-inclusive Warmmiete, as used on Wunderflats, goes further still: it bundles electricity, internet, and any other household running costs into the single monthly figure, leaving no separate bills for the tenant to manage.
For landlords, setting an all-inclusive price means you absorb utility variability rather than passing it through as a Nebenkostenabrechnung at the end of the year. This simplifies administration for both sides: no annual reconciliation, no disputes about usage, no back-billing. The trade-off is that you carry the cost risk if energy prices rise or the tenant uses more than anticipated.
To avoid undercharging, calculate your real average annual utility spend per unit, divide by 12, and add that figure to your desired net rent before listing. Check energy contracts annually and adjust your price when they renew. Seasonal variation in heating costs is particularly relevant: if your apartment uses gas or oil heating, use the winter average rather than the summer figure when estimating the monthly cost to include.
â–¶ What price should I set for a furnished 2-room apartment in Berlin?
Based on Wunderflats booking data from June 2025 to May 2026, the median all-inclusive price for a standard furnished booking in Berlin is 1,490 EUR per month, with the 25th percentile at 1,240 EUR and the 75th percentile at 1,850 EUR. A 2-room apartment (approximately 45–65 m²) in a well-connected central or inner-city neighbourhood typically falls in the 1,400–1,700 EUR/month range when well-furnished and fully equipped.
Apartments in premium locations such as Mitte, Prenzlauer Berg, Friedrichshain, or Charlottenburg with high-specification furnishing, fast dedicated internet, and a balcony command prices toward the P75 or above. Apartments in outer districts or with older furnishing tend toward the P25. The Berlin Mietspiegel is updated regularly and is among the most comprehensive in Germany: use it as your base rent reference, then apply an appropriate Möblierungszuschlag (typically 8–12% for standard furnishing quality).
To validate your calculation, search Wunderflats for active listings in the same postcode and size band. If the five most similar listings cluster around 1,500 EUR and your calculation gives 1,650 EUR, either your apartment genuinely outperforms them in quality, or you need to revisit the supplement percentage. Honest comparison is more useful than optimism.
â–¶ Should I charge more for shorter stays?
Yes, and there is a clear rationale for doing so. A shorter booking duration creates more turnover: more cleaning, more check-ins and check-outs, more re-listing effort, and a higher proportion of days spent vacant during gaps between tenants. Many landlords apply a duration-based pricing structure: a standard monthly rate for stays of 3 months or more, and a premium of 10–20% for stays of 1–2 months. This is transparent, defensible, and expected by tenants who book shorter stays.
Wunderflats data shows the average stay across major German cities is approximately 5 months for standard bookings, but a meaningful portion of interns and students book for 2–4 months. If you are willing to accept those shorter bookings, a duration premium protects your net income without making your listing uncompetitive at the standard term.
Conversely, for stays of 6 months or more, a modest discount of 5–8% can be justified by the reduced vacancy and turnover cost. It also makes your listing more attractive to the company-paid relocation segment — which pays an average of 1,908 EUR/month across major German cities, the highest of all tenant groups on the platform — where the employer often prefers confirmed 6–12 month terms.
â–¶ What all-inclusive costs must I include in my Warmmiete?
At a minimum, a fully all-inclusive Warmmiete on Wunderflats covers base rent (Kaltmiete), heating and hot water (Heizkosten), electricity, water and wastewater, internet, building insurance, and waste collection. Some landlords also include scheduled cleaning on a regular basis or provide a welcome package with basic supplies for arrival day.
When calculating your all-inclusive price, list every recurring cost you carry: your financing cost or opportunity cost if the property is owned outright; annual property insurance premium; Hausgeld if your apartment is in a Wohnungseigentümergemeinschaft (owners' association); annual energy costs divided by 12; internet contract; and any platform or management fees. Sum these monthly costs and set your listing price above this figure to generate a net return.
A common error is underestimating heating costs. In a gas-heated apartment in a post-2000 building, monthly heating costs can range from 80 EUR in summer to 200 EUR in winter. Using the annual average — divide last year's total heating bill by 12 — protects you from seasonal loss. If you have recently moved from a cheaper energy contract, use the new contract rate for your estimate, not the historical bill.
Sources
- Wunderflats internal data (BigQuery), Jun 2025–May 2026. Standard new bookings only. Cities: Berlin, Hamburg, Frankfurt am Main, Köln, München, Düsseldorf, Stuttgart, Leipzig, Dortmund, Bonn, Wiesbaden, Karlsruhe, Mannheim, Hannover, Augsburg, Münster, Dresden, Bremen. Aggregated and anonymised. Queried 10 Jul 2026.
- §§ 556d–556g BGB: Mietpreisbremse (gesetze-im-internet.de)
- § 558 BGB: Mieterhöhung bis zur ortsüblichen Vergleichsmiete (gesetze-im-internet.de)
- § 549 BGB: Auf Wohnraummietverhältnisse anwendbare Vorschriften (gesetze-im-internet.de)
- Berliner Mietspiegel (stadtentwicklung.berlin.de)
- Münchner Mietspiegel (muenchen.de)
