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Key takeaways
- Start with the local Mietspiegel to find your cold rent (Kaltmiete) baseline, then benchmark against live comparable listings.
- A furniture surcharge of 10 to 20 percent above comparable unfurnished rent is the standard market range in Germany.
- Nebenkosten must be listed transparently in the tenancy agreement and can only include costs defined in the Betriebskostenverordnung (BetrKV).
- Temporary furnished lets by private landlords who intend to return are generally exempt from the Mietpreisbremse under paragraph 549 BGB: but the conditions are specific.
- Always sanity-check your price against active listings on Wunderflats and ImmobilienScout24 before you publish.
Overview
Pricing a furnished apartment in Germany is a multi-part calculation. Unlike a standard unfurnished let, you are combining a base cold rent derived from local market data, a surcharge for the furnishings themselves, and a monthly estimate of ancillary costs including heating, water, and building services. Get any one of these components wrong and you risk either long vacancy periods from overpricing, or income loss from setting rent too low for the quality you are providing.
Germany also has a rent brake regulation called the Mietpreisbremse, which caps new rental agreements in many urban areas. For landlords offering furnished mid-term lets: typically one to twelve months: understanding whether this regulation applies to your specific letting arrangement is important. The rules are more nuanced than a simple yes or no: furnished temporary lets by private landlords can qualify for an exemption, but only if specific conditions are met.
This guide walks through every component of the pricing calculation in sequence, gives you per-city benchmarks to start from, and ends with a practical sanity check using live platforms. Whether you are listing for the first time or revisiting your rent after a period of vacancy, these steps will help you set a price that is both competitive and defensible.
| Step | Estimated time | Effort |
|---|---|---|
| 1. Find your Kaltmiete baseline | 1–2 hours | Medium |
| 2. Add a furniture surcharge | 30–60 minutes | Low |
| 3. Estimate Nebenkosten | 30 minutes | Low |
| 4. Check Mietpreisbremse status | 15–30 minutes | Low |
| 5. Calibrate listing vs. achievable price | 30 minutes | Low |
| 6. Run a final price sanity check | 20 minutes | Low |
What you need
Gather these before you start. Most of this information is publicly available online or from your building administrator.
- Your apartment's floor area in square metres: this is the figure stated in your existing tenancy documents or building plans. It is the foundation of every per-m² calculation.
- The current Mietspiegel for your city: most cities publish this on the local authority website. Search for your city name plus "Mietspiegel". The document lists qualified rent ranges by neighbourhood, construction year, and apartment size.
- A list of your furnishings and their estimated replacement cost: you need this to calculate a depreciation-based furniture surcharge. Include major items: sofa, bed and mattress, dining table and chairs, kitchen appliances, washing machine, and any storage furniture.
- Your most recent Betriebskostenabrechnung (annual service charge statement): this shows what your actual ancillary costs were. Use it to estimate a realistic monthly Nebenkostenvorauszahlung.
- Your heating and electricity provider's current tariff: if utilities are included in your Nebenkosten, you need current rates to estimate monthly costs accurately.
- Access to Wunderflats and ImmobilienScout24: for the final benchmarking step. Both platforms are free to search without an account.
Step-by-step guide
Find your Kaltmiete baseline
The Kaltmiete is your cold rent: the base monthly payment before utilities and service charges. It is the number that defines whether your apartment is priced in line with the local market, and it is the figure the Mietpreisbremse refers to when calculating rent caps.
Start with the Mietspiegel for your city. This is a rent index published by the local authority, often in conjunction with landlord and tenant associations. It covers unfurnished apartments and segments them by size band, year of construction, location, and quality features. Your Mietspiegel figure gives you the baseline for a comparable unfurnished apartment in your neighbourhood.
To supplement the Mietspiegel, search for active unfurnished listings on ImmobilienScout24 in your postcode, filtering for similar size and construction era. This gives you a real-time market read alongside the official index. Take the mid-point of the range you find and treat that as your unfurnished Kaltmiete anchor.
Per-m² cold rent benchmarks by city (unfurnished, 2025)
Source: ImmobilienScout24 Mietbarometer, Statista, city Mietspiegel data, 2024–2025. Figures are indicative city-wide averages for existing stock; central neighbourhoods and new-build properties are higher.
Multiply the per-m² figure by your apartment's floor area to get your Kaltmiete anchor. For a 60 m² apartment in Hamburg, that is roughly 60 × 16 = 960 EUR per month as an unfurnished base before the furniture surcharge is added.
💡 Tip: The Mietspiegel covers a range, not a single figure. If your apartment has above-average features (renovated kitchen, balcony, high ceilings, new bathroom) use the upper band. If it has below-average features, use the lower band. Be honest: overestimating will not help you find tenants faster.
Add a furniture surcharge
Furnishing an apartment carries real cost: beds, sofas, kitchen appliances, dining furniture, storage, and all the smaller items that make a flat liveable. A furniture surcharge compensates you for that investment and for the ongoing replacement cost of items as they wear out. There is no single legal formula, but two methods are in common use.
Method 1: Percentage premium
The most straightforward approach is to add 10 to 20 percent to your unfurnished Kaltmiete. The appropriate percentage depends on the quality and completeness of your furnishing. A fully equipped flat with quality furniture, good appliances, and smart storage warrants the upper end. A minimally furnished flat with basic pieces warrants the lower end.
Example: if your unfurnished Kaltmiete baseline is 1,200 EUR per month, a 15 percent furniture surcharge adds 180 EUR, giving a furnished Kaltmiete of 1,380 EUR.
Method 2: Monthly depreciation
A more precise method is to calculate how much your furnishing costs per month over its expected useful life. German tax law treats furniture as depreciable over 10 years (120 months). Divide the total replacement cost of your furnishings by 120 to get a monthly depreciation figure, then add this to your unfurnished Kaltmiete.
Example: furnishings worth 12,000 EUR ÷ 120 months = 100 EUR per month. Add to an unfurnished Kaltmiete of 1,200 EUR and your furnished Kaltmiete becomes 1,300 EUR.
ℹ Info: Keep a furnishing inventory with purchase dates and costs. It protects you in a deposit dispute and gives you documentation to support your surcharge if a tenant ever questions it.
Estimate your Nebenkosten
Nebenkosten (ancillary costs) are the utility and service charges that come on top of the cold rent. In a Warmmiete figure, these are included in the monthly payment the tenant makes to you. There are two ways to structure this: a fixed Nebenkostenpauschale (flat monthly charge, no reconciliation at year end) or a Vorauszahlung (advance payment that is reconciled annually against actual costs).
For mid-term furnished lets of one to twelve months, landlords often prefer the Pauschale arrangement because it is simpler to administer: no annual statement, no reconciliation, no back-payments. The trade-off is that you carry the risk if actual costs exceed the flat rate.
What you can include
Only costs listed in the Betriebskostenverordnung (BetrKV) can be passed on to tenants as Nebenkosten. The most common allowable items are:
| Cost item | Typical monthly range (1-bed flat) | Notes |
|---|---|---|
| Heating (Heizkosten) | 60–150 EUR | Varies significantly by building type, insulation, and heating system |
| Hot and cold water | 25–60 EUR | Based on consumption; one-person household typically lower end |
| Building insurance | 10–20 EUR | Your share of the building's Gebäudeversicherung |
| Waste collection | 5–15 EUR | Municipal Müllentsorgung fee; fixed per household |
| Shared area cleaning | 5–20 EUR | Stairwell and communal area cleaning costs split across units |
| Garden and grounds | 5–15 EUR | Only if the building has maintained grounds; not applicable to all properties |
Add your actual figures from the last Betriebskostenabrechnung. A realistic Nebenkosten total for a one-bedroom furnished flat in a German city is typically 150 to 280 EUR per month. This brings the Warmmiete (furnished cold rent plus Nebenkosten) to a figure your tenant will use for budgeting.
âš Warning: You cannot include your own management time, costs for repairs that are your responsibility as landlord, or costs that are not listed in the BetrKV. Including non-allowable items in Nebenkosten gives tenants legal grounds to challenge the charge and demand reimbursement.
Check whether Mietpreisbremse applies and whether you are exempt
The Mietpreisbremse (rent brake) was introduced in 2015 under section 556d of the Bürgerliches Gesetzbuch (BGB). It caps new rental agreements in designated areas at no more than 10 percent above the local comparative rent (ortsübliche Vergleichsmiete). Each German state (Bundesland) designates the municipalities and districts where the brake applies, and these designations are periodically reviewed and updated.
Many major German cities are in designated areas: Berlin, Munich, Hamburg, Frankfurt, Cologne, and Stuttgart all fall under the Mietpreisbremse in large parts of their territory. Check the specific regulation for your Bundesland: each state publishes the list of affected municipalities in a Rechtsverordnung (statutory order).
The furnished temporary letting exemption
Crucially for many landlords on Wunderflats, paragraph 549 BGB includes a specific exemption for furnished temporary lets. If you are temporarily subletting or letting your primary residence or secondary home on a furnished and time-limited basis, and you intend to return to the property, this letting is outside the scope of the Mietpreisbremse.
The exemption applies when:
- the apartment is furnished (möbliert)
- the letting is on a temporary basis (befristet or for a defined period)
- the landlord is an individual (not a commercial housing company) who is temporarily absent and plans to return
Professional investors and commercial landlords who buy apartments specifically to let them furnished on a permanent basis do not qualify for this exemption. If that describes your situation, your furnished apartment may still be subject to the rent brake in designated areas.
⚠Warning: The boundary between an exempt furnished temporary let and a commercial furnished let that falls under the rent brake is not always clear-cut. If you are uncertain, consult a qualified housing lawyer (Fachanwalt für Mietrecht) or your local Haus und Grund association before setting a rent that exceeds the local cap.
Calibrate listing price versus achievable rent
There is a real difference between what you can charge and what you can actually achieve without a long vacancy. A furnished mid-term rental that sits empty for two months costs more than a modest reduction in monthly rent would have done.
The right pricing strategy depends on your tolerance for vacancy and the urgency of your situation. If you are leaving your apartment for a fixed assignment of three months and need a tenant to move in on a specific date, pricing competitively at or just below market gives you the best chance of a quick let. If you have flexibility and want to maximise rental income, pricing slightly above market and allowing two to three weeks of vacancy may net more over the full letting period.
How Wunderflats pricing works
On Wunderflats, landlords set their own monthly rent. The platform charges a service fee to the tenant, so the amount you set is the amount you receive. Wunderflats focuses on the mid-term corporate and professional market: tenants are typically relocating employees, professionals on project assignments, or international residents who need a ready-to-live-in apartment for one to twelve months.
This audience generally expects higher quality than the student or short-stay market, and is willing to pay a premium for it. A well-photographed, fully equipped apartment in a central location with all utilities included tends to rent quickly and commands the upper end of the market range. An apartment with incomplete furnishing, unclear utility costs, or poor-quality photographs will sit longer regardless of price.
When listing on Wunderflats, you can view comparable live listings in your city, size category, and neighbourhood before finalising your price. Use this to sense-check your calculation from the previous steps.
💡 Tip: Tenants for mid-term furnished lets often pay from a company travel or relocation budget. A clearly itemised Warmmiete that includes all utilities is more compelling than a lower cold rent with uncertain add-ons. Simplicity in pricing reduces friction and increases conversion.
Run a final price sanity check
Before you publish your listing, spend twenty minutes running a live comparison. This step confirms that your calculated price is in line with what the market is actually offering right now: not just what the Mietspiegel says in theory.
On Wunderflats, search for furnished apartments in your city and district, filter by apartment size (number of rooms or approximate m²), and note the monthly rents of the listings that are comparable to yours in quality and location. On ImmobilienScout24, filter for "möbliert" (furnished) and "befristet" (temporary) to see the same segment.
If your calculated price is more than 15 percent above the midpoint of comparable listings, review your furniture surcharge assumptions. If it is below the midpoint, consider whether you are undervaluing your furnishing quality or location. Adjust and proceed.
Quick sanity check: assembled rent components
| Component | How to calculate | Example (60 m², Hamburg) |
|---|---|---|
| Unfurnished Kaltmiete | m² × local Mietspiegel mid-point | 60 × 16 = 960 EUR |
| Furniture surcharge | 10–20% of unfurnished Kaltmiete | 960 × 15% = 144 EUR |
| Furnished Kaltmiete | Unfurnished Kaltmiete + surcharge | 960 + 144 = 1,104 EUR |
| Nebenkosten (est.) | From last Betriebskostenabrechnung | \~200 EUR |
| Total Warmmiete | Furnished Kaltmiete + Nebenkosten | 1,104 + 200 = 1,304 EUR |
Compare this total Warmmiete against live comparable listings. If it sits within 10 to 15 percent of what comparable furnished apartments in your area are asking, your price is well-founded. If it is significantly higher, double-check the furniture surcharge and Nebenkosten estimates. If it is significantly lower, you may have room to increase: but always consider time-to-let before chasing the maximum.
Furniture surcharge: two methods compared
The choice between the percentage method and the depreciation method depends on your furnishing investment and how precisely you want to match surcharge to cost. Neither method is legally mandated: both are accepted in the German market. The comparison below helps you choose the approach that fits your situation.
| Method | How it works | Best when | Risk |
|---|---|---|---|
| Percentage premium (10–20%) | Add a fixed percentage to the unfurnished Kaltmiete | You want a quick calculation and your furnishing is average quality | May under-recover on high-cost furnishing; may over-charge on minimal furnishing |
| Monthly depreciation (cost ÷ 120) | Divide total furnishing replacement cost by 120 months | You have a precise inventory and significant furnishing investment | Requires an accurate inventory; result may still fall outside market range |
The percentage method suits first-time landlords and those with a standard furnished apartment. The depreciation method suits landlords who have invested significantly in high-quality furnishing and want to recover that cost more precisely. In either case, compare the result against live market listings: if your calculated surcharge produces a total rent that is far above comparable furnished listings, the market will not support it regardless of the method you used.
Mietpreisbremse and furnished apartments
The rent brake is the most legally consequential element of pricing a furnished apartment in Germany. Getting this wrong exposes you to tenant claims for rent reductions and repayment of excess amounts already paid. The rules are specific enough that it is worth understanding them carefully before you set your price.
Which cities are affected?
The Mietpreisbremse applies in areas where housing markets are designated as "tight" (angespannt). Each state government determines which municipalities qualify. As of 2025, designated areas include most of Berlin, Munich, Hamburg, Frankfurt am Main, Cologne, Stuttgart, Düsseldorf, Leipzig, and many surrounding municipalities. The full lists are published in the respective state Rechtsverordnungen.
| City / Region | Mietpreisbremse in force? | Notes |
|---|---|---|
| Berlin | Yes, city-wide | Applies across all 12 districts; extended to 2025 and beyond |
| Munich | Yes, city-wide | Highest rents in Germany; cap at 10% above ortsübliche Vergleichsmiete |
| Hamburg | Yes, most districts | Applies across 55 designated postal code areas |
| Frankfurt am Main | Yes, city-wide | Part of Hessian designation covering 49 municipalities |
| Cologne | Yes, city-wide | NRW designation covers Cologne, Düsseldorf, Bonn, and other cities |
| Stuttgart | Yes, city-wide | Baden-Württemberg designation |
| Leipzig | Yes (selected areas) | Saxony designation; covers parts of the city; check specific postcode |
| Dresden | No (as of 2025) | Saxony designation did not include Dresden; verify current status |
Even within a designated city, the exemption for temporary furnished lets under paragraph 549 BGB is the key question. If you are a private individual temporarily letting your own furnished apartment on a time-limited basis while you are elsewhere: working abroad, on a long-term assignment, or temporarily relocating: the exemption is likely to apply. If you are a full-time investor who owns this apartment purely as a rental asset, seek legal advice before assuming exemption applies.
ℹ Info: New builds first let after 1 October 2014 are also exempt from the Mietpreisbremse. Extensively modernised apartments may also qualify for a partial exemption. If either applies to your property, you should still document this clearly in the tenancy agreement.
FAQs about pricing a furnished apartment in Germany
Does the Mietpreisbremse apply to furnished apartments?
Furnished apartments rented on a temporary basis (befristet) are generally exempt from the Mietpreisbremse under paragraph 549 BGB, provided the landlord is temporarily absent and intends to return. Purpose-built investment furnished lets do not qualify for this exemption and must comply with the rent brake where it applies. If you are uncertain which category applies to your situation, consult a housing lawyer or the local Mieterverein.
How much furniture surcharge can I charge in Germany?
There is no fixed legal ceiling for furnished surcharges in Germany outside rent-brake areas. A common market practice is 10 to 20 percent above the comparable unfurnished rent, or a monthly depreciation charge calculated on the replacement cost of the furnishings divided by their expected useful life (typically 10 years or 120 months). Higher-quality furnishing or premium locations can support premiums at the upper end. Always cross-check your total rent against active comparable listings.
What can I include in Nebenkosten?
Landlords can pass on the ancillary costs listed in the Betriebskostenverordnung (BetrKV). These include heating, hot and cold water, waste collection, building insurance, lift maintenance, shared area cleaning, and garden upkeep. Personal administrative costs such as your own time managing the property cannot be charged as Nebenkosten. Any item you pass on as Nebenkosten must be listed in the tenancy agreement, and you must be able to document the actual costs if a tenant requests a Betriebskostenabrechnung.
What is the difference between Warmmiete and Kaltmiete?
Kaltmiete is the base cold rent excluding all ancillary costs. Warmmiete is the total monthly payment including Nebenkosten (utilities and service charges). Furnished apartment listings typically state both figures. Mid-term tenants usually prefer an all-in Warmmiete for budgeting clarity, particularly corporate tenants who need to present a single monthly cost to their employer for expense reimbursement.
How do I find the Mietspiegel for my city?
Most German cities publish their Mietspiegel on the local authority (Stadtverwaltung or Wohnungsamt) website. Search for your city name plus "Mietspiegel". Berlin, Munich, Hamburg, Frankfurt, and Cologne all have publicly available Mietspiegel documents, updated every two years. Smaller cities may use a simplified or qualified Mietspiegel, or refer to a regional housing association index. The Mietspiegel typically covers unfurnished apartments: use it as your unfurnished baseline before adding the furniture surcharge.
How does Wunderflats pricing work?
On Wunderflats, landlords set their own monthly rent. The platform charges a service fee to the tenant, so the rent you set is what you receive. Wunderflats attracts corporate tenants, professionals on assignment, and international relocators who expect furnished quality and are willing to pay a market premium for it. When creating or editing a listing, you can view comparable active listings in your city and apartment category to help calibrate your price before publishing.
Sources
- Bundesministerium der Justiz: Bürgerliches Gesetzbuch (BGB), §§ 549, 556d–556g (Mietpreisbremse). gesetze-im-internet.de
- Bundesministerium der Justiz: Betriebskostenverordnung (BetrKV): list of allowable ancillary costs landlords may charge tenants. gesetze-im-internet.de
- ImmobilienScout24 Mietbarometer: Rent index data by city, updated quarterly. immobilienscout24.de
- Statista: Average residential rent per square metre in selected German cities, 2024. statista.com
- Senatsverwaltung für Stadtentwicklung Berlin: Berliner Mietspiegel (rent index for Berlin). berlin.de
- Landeshauptstadt München: Mietspiegel München (rent index for Munich). muenchen.de
- Freie und Hansestadt Hamburg, Behörde für Stadtentwicklung und Wohnen: Hamburger Mietenspiegel. hamburg.de
- Haus und Grund Deutschland: Landlord association guidance on furnished surcharges and tenancy law. hausundgrund.de
- Wunderflats: Platform information on mid-term furnished rentals in Germany. wunderflats.com