The three levels of fit-out
- Gemeubileerd (furnished) — the home is fully furnished: bed, sofa, table, sometimes crockery. You can move in with a suitcase. Higher rent, ideal for a first move or a short stay.
- Gestoffeerd (semi-furnished / fitted) — floors, curtains, sometimes a fitted kitchen and appliances, but no furniture. The most common type. You bring your own furniture.
- Kaal (bare / empty) — a totally empty home, sometimes even without flooring or light fittings. Lower rent, but a significant upfront investment.
The classic trap for a newcomer: renting "kaal" thinking it's like an unfurnished flat back home, and discovering you have to install everything, flooring included.
Utilities included or not?
Check whether the rent is:
- inclusief (utilities included: gas, water, electricity, sometimes internet);
- exclusief (excluding utilities — add €250 to €400/month).
The same listing can look cheap "kaal exclusief" and end up far more expensive once fitted out and with utilities paid. Always compare on equivalent fit-out and utilities.
Length and type of lease
- Open-ended lease — the most protective for the tenant.
- Temporary lease (tijdelijk) — limited duration (often up to 2 years for an individual home), with no automatic renewal.
Check the length, the notice conditions and the mention of the possibility of inschrijving carefully: it's non-negotiable in order to register with the city hall.
Deposit and first month
Expect:
- a deposit of 1 to 2 months;
- sometimes the first month in advance.
Everything must appear in writing in the lease. Beware of any unjustified "extra" sum: key money and contract fees are illegal in the Netherlands.
Before signing: the checklist
- ☐ I know whether it's gemeubileerd, gestoffeerd or kaal
- ☐ I know whether utilities are included (inclusief) or not (exclusief)
- ☐ The length and notice are clear
- ☐ The inschrijving is allowed and written in the lease
- ☐ The deposit and first month are detailed, with no illegal fees
- ☐ An inventory/check-in report is planned
Unsure about a Dutch lease before signing? Book a free discovery call: we'll read the contract with you so no clause slips past you.
In summary
In Amsterdam, read the listing before you dream of the home: furnished, semi-furnished or bare, utilities included or not, lease length and inschrijving change everything. Comparing on equal fit-out and insisting on a clear written lease saves you from nasty surprises — and from illegal fees.