Furnished vs unfurnished room: what's the difference?

When you read a Dutch room rental ad, three terms come up regularly: "kaal" (unfurnished), "gestoffeerd" (semi-furnished), and "gemeubileerd" (furnished). For people renting a room for the first time, it's not always obvious what these terms actually mean. And it makes a big difference for what you have to arrange yourself. And what it costs.

What is an unfurnished (kaal) room?

An unfurnished room is the most basic version: there is nothing. No flooring, no curtains, no furniture. The walls are plastered but not painted (or painted in the most neutral colour). There are sockets, a light fitting and a heating connection.

Unfurnished rooms are relatively rare in the student segment. Most landlords offer at least semi-furnished. But if you do rent unfurnished, you have to bring or buy everything yourself.

Suitable for: people with their own furniture, people planning to stay long term and decorate to their own taste.

What is a semi-furnished (gestoffeerd) room?

A semi-furnished room has:

Flooring (carpet, laminate, vinyl or tiles)
Curtains or blinds

What's missing:

Furniture (bed, wardrobe, desk, sofa)
Kitchen appliances (unless mentioned)

So you have to bring or buy your own furniture. For first-year students who have never furnished a room before, this is sometimes a surprise. You stand in an empty space with only a floor and curtains.

Suitable for: people who own furniture or want to invest in their own setup.

What is a furnished (gemeubileerd) room?

A furnished room has, on top of flooring and curtains, also furniture. Minimum standard:

Bed or sofa bed
Wardrobe
Desk or table
Chair(s)

In fully furnished rooms there's sometimes also:

Fridge
Microwave or hob
Dishes and cutlery
Internet

Furnished rooms are pricier than semi-furnished or unfurnished rooms, but you can move in immediately without a big upfront purchase.

Suitable for: expats, international students, people staying short term, or anyone who doesn't want to invest in their own furniture.

How does interior level affect the rent?

Furnished rooms are typically €100 to €300 per month more expensive than comparable semi-furnished rooms. This reflects:

The investment the landlord made in furniture
Higher depreciation costs for the landlord
A premium for the convenience

But note: when calculating the legal maximum rent via the points system, furniture counts towards the point total. This means the legal cap for a furnished room can be higher. But there's still a limit.

What should you check during a viewing?

For a semi-furnished or furnished room, careful inspection matters:

Floor condition: are there scratches, stains or damage? Document this when moving in to avoid disputes about the deposit.
Furniture condition: are pieces in good shape? Clean? Are they yours or the landlord's?
Curtains: blackout or light-letting?

When you move in, always take photos of the state of everything. This helps later when getting your deposit back.

For a complete checklist, also read our room viewing checklist.

If you're starting your search now, Huismaatje shows the furnishing level on every listing so you don't get surprises during the viewing.

For broader market context on what's typical in different parts of the city, see our main page on renting a room in Amsterdam.

How does this differ from "kale huur" in contracts?

The terms above describe what's physically in the room. There's also a separate term in Dutch contracts: "kale huur". This means the bare rent without service costs. It's a contract term about price structure, not about furnishings. You can have a furnished room with "kale huur" of €600 plus €100 service costs, where the €600 is just the rent line and the €100 covers utilities, internet and shared maintenance. Don't confuse "kaal" as a furnishing description with "kale huur" as a price line.

For a complete view of what landlords can and can't charge on top of the rent, see our piece on service charges in rental homes.

What does this mean if you're moving from abroad?

If you're moving to the Netherlands from another country, a furnished room is almost always the practical choice for the first 6 to 12 months. Buying furniture in your first weeks is hard: no Dutch bank account yet (until BSN is sorted), no transport for big items, and no certainty about how long you'll stay. After a year, once you know your plans for the longer term, you can switch to semi-furnished and bring or buy your own setup.

For more on the practical first steps after arriving, read our BSN application guide for international students.

Frequently asked questions

Can I throw away or move the landlord's furniture?

No, not without permission. Furniture owned by the landlord must be returned in good condition. You can rearrange it for comfort, but not damage or remove it.

What if the curtains are broken or the floor is damaged?

Document it when moving in and report it to the landlord. This way you don't get blamed for pre-existing damage when you leave.

Is it cheaper to rent unfurnished and buy your own furniture?

In the long run, sometimes. For short stays, a furnished room is usually better value (no buying furniture you'll have to dispose of later). For long stays, unfurnished or semi-furnished with your own furniture can come out cheaper.

What does "partly furnished" mean in a listing?

Some furniture is included but not all the basics. Always ask exactly which items are present before booking a viewing or signing a contract.

Do I need to insure the landlord's furniture?

Sometimes the rental contract states this. Check with your landlord. In most cases, damage to the landlord's furniture isn't covered by a standard tenant's contents insurance. For more on insurance options, read our piece on contents insurance for student rooms.