When renting in France, one of the first decisions you’ll face is whether to choose a furnished or unfurnished property. Each option comes with different legal terms, costs, and levels of flexibility. Understanding the differences is essential for selecting the rental type that suits your needs, especially during your first year. This guide explains how furnished and unfurnished rentals in France compare in terms of lease conditions, tenant rights, tax implications, and lifestyle considerations.
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What is considered a furnished rental in France?
In France, a furnished rental (location meublée) is legally defined and must meet specific criteria set out in the Décret n°2015-981. To qualify, the property must include a minimum list of essential furnishings that allow the tenant to live and sleep there comfortably from the first day.
Minimum requirements for a furnished rental
To be legally considered furnished, the property must include at least the following:
- Bedding with duvet or blanket
- Window coverings in bedrooms
- Kitchen appliances (hob, oven or microwave, fridge, freezer or freezer compartment)
- Cooking utensils and tableware
- Table and seating
- Storage shelves
- Lighting
- Cleaning equipment (e.g., broom, vacuum, mop)
Landlords must provide these items in working condition at the start of the tenancy. Tenants can request an inventory of contents (état des lieux) during check-in and check-out.
Typical lease terms for furnished rentals
- Lease Duration: Usually 1 year (or 9 months for students)
- Notice Period: 1 month for the tenant, 3 months for the landlord (with justification)
- Deposit: Up to 2 months’ rent
- Renewal: Automatically renewed unless terminated
Furnished leases offer more flexibility, making them ideal for short stays or those uncertain about long-term plans.
What is an unfurnished rental in France?
An unfurnished rental (location vide ou non-meublée) in France is a property rented without furniture or appliances beyond fixed installations. For many newcomers, “unfurnished” can be misleading, these rentals often lack essentials like light fittings, kitchen appliances, and wardrobes, unless otherwise stated.
What's included in a unfurnished rental?
Typically, an unfurnished property in France includes:
- Fixed kitchen sink and basic cabinetry (not always)
- Electrical fittings (sometimes just wiring)
- Heating system
- No furniture, curtains, or appliances unless the landlord chooses to provide them
Tenants are responsible for equipping the home fully, including purchasing a cooker, fridge, washing machine, and sometimes even installing lighting fixtures.
Standard lease terms for unfurnished rentals
- Lease Duration: Minimum 3 years (6 years if the landlord is a company)
- Notice Period: 3 months for the tenant (can be reduced to 1 month in some urban zones), 6 months for the landlord
- Deposit: 1 month’s rent
- Renewal: Automatically renewed unless terminated
Unfurnished rentals offer greater stability and tenant protection, making them better suited for those planning a long-term stay in France.
Key differences furnished vs unfurnished rentals
Choosing between furnished and unfurnished rentals in France involves trade-offs in flexibility, cost, legal terms, and convenience. The table below summarises the key differences:
| Feature | Furnished Rental | Unfurnished Rental |
|---|---|---|
| Legal Lease Duration | 1 year (9 months for students) | 3 years (6 years if landlord is a company) |
| Notice Period (Tenant) | 1 month | 3 months (reduced to 1 month in some zones) |
| Notice Period (Landlord) | 3 months with valid reason | 6 months with valid reason |
| Deposit | Up to 2 months' rent | 1 month’s rent |
| Monthly Rent | Typically higher | Typically lower |
| Included Items | Fully equipped (beds, appliances, utensils) | Usually bare (no appliances or furniture) |
| Tax Benefits for Landlord | Eligible for LMNP tax regime | Standard property tax rules |
| Best For | Short-term stays, flexibility | Long-term stability, personalisation |
Furnished rentals are designed for immediate move-in, ideal for expats settling into life in France. Unfurnished rentals require more upfront investment but offer stronger tenant rights and long-term security.
➡️ Explore more on renting in France with our article Challenges when renting in France and how to overcome them
Cost comparison: Furnished vs unfurnished
The financial implications of choosing between furnished and unfurnished rentals in France go beyond monthly rent. You should consider setup costs, insurance, and taxes to assess the total cost of living.
Average monthly rent difference
Furnished rentals generally come with a higher monthly rent due to the convenience and included items. The difference can vary based on location and property type.
| City | Furnished (€) | Unfurnished (€) |
|---|---|---|
| Paris | 1,725 € | 1,599 € |
| Lyon | 1,213 € | 1,068 € |
| Bordeaux | 830 € | 747 € |
| Marseille | 853 € | 727 € |
Estimates for 1-bedroom apartments in central locations.
Upfront costs to consider
Furnished rental:
- Higher deposit (up to 2 months)
- Agency fees (if applicable)
- Minimal setup costs
Unfurnished Rental:
- Furniture and appliance purchase
- Higher moving-in costs (installation, delivery)
- Lower deposit (1 month)
Tax and insurance considerations
- Taxe d’habitation may be higher on furnished rentals as they are considered secondary residences in some cases.
- Home insurance (assurance habitation) is required for both, but unfurnished properties may have lower premiums due to fewer contents.
Furnished rentals may cost more monthly, but reduce upfront burden. Unfurnished properties can be more economical long-term if you plan to stay several years.
Which option is best for your first year in France?
When renting in France for the first time, the choice between furnished and unfurnished accommodation depends on your duration of stay, financial flexibility, and personal circumstances. Here’s how to evaluate the best fit for your first year.
Advantages of furnished rentals for new arrivals
- Move-in ready: Ideal if you’re arriving without furniture or appliances
- Shorter lease terms: Greater flexibility if your plans are uncertain
- Lower setup costs: No need to invest in furnishing the property
- Popular with expats, students, and digital nomads
Furnished rentals are often the preferred choice for your first year while settling in, particularly if you’re still exploring cities, jobs, or long-term housing options.
When unfurnished rentals might be better
- You plan to stay long-term (3+ years)
- You’re relocating with family and want a stable base
- You already own furniture or plan to purchase and customise your space
- You value stronger tenant protections and a more favourable legal framework
Unfurnished properties are better suited to those seeking permanence, control over their living space, and lower long-term costs.
➡️ Go further with our article Renting in France: What you need to know
Finding and securing a rental
Where to search for rentals in France
When searching for furnished or unfurnished rentals in France, use a combination of trusted platforms:
- Property websites:
- SeLoger
- Le Bon Coin
- Bien’ici
- PAP.fr (direct from owners)
- Agencies immobilières (estate agents): Useful for local listings, guided viewings, and contract handling. However, some agencies are not insured to work with tenants whose income originates outside France, which means they may decline to assist or accept your application. Always confirm their policy before engaging.
- Relocation services: Specialised in helping expats navigate the rental market and negotiate with landlords.
Documents you'll need: The rental dossier
In France, securing a rental requires a complete dossier. For foreigners, this can be a challenge, but being prepared improves your chances.
Typical documents include:
- Copy of passport or residence permit (titre de séjour)
- Proof of income (French contract, payslips, or foreign tax return)
- Employment contract or university enrolment (if applicable)
- French bank account details (RIB) or proof of funds
- Previous rent receipts (if already renting in France)
- Guarantor documents (or garantie Visale if eligible)
For furnished properties, landlords may be slightly more flexible — but expect due diligence either way.
Tips for increasing your chances as a foreigner
- Translate key documents (e.g., payslips, employment letters) into French
- Offer a larger deposit or several months of rent upfront if allowed
- Secure a French guarantor or use an approved rental guarantee scheme like Visale
- Work with a relocation service to avoid paperwork errors and miscommunication
Landlords often prioritise applicants with a stable income in France. Showing preparedness, financial reliability, and responsiveness is key to success.
✅ Need help finding a long-term rental?
Ibanista offers an all-in-one relocation service for finding long-term rentals in France. We:
- Search for suitable properties on your behalf
- Handle all communication and negotiation with landlords
- Manage paperwork and lease documentation
- Ensure your dossier meets French rental standards
Legal and contractual differences
When renting in France, lease agreements are governed by national housing law. The legal structure differs depending on whether you’re signing a furnished lease (bail meublé) or an unfurnished lease (bail vide). Understanding these differences is essential for protecting your rights and meeting your obligations.
Leases types: Bail meublé vs bail vide
| Feature | Furnished Rental (Bail Meublé) | Unfurnished Rental (Bail Vide) |
|---|---|---|
| Minimum Lease Duration | 1 year (9 months for students) | 3 years (6 years if corporate owner) |
| Type of Contract | More flexible | More regulated and stable |
| Renewal | Auto-renews for same term | Auto-renews unless notice given |
| Termination Flexibility | Higher (shorter notice periods) | Lower (longer commitment) |
Notice period and renewals rights
For tenants:
- Furnished: 1 month’s notice (no justification needed)
- Unfurnished: 3 months’ notice (can be reduced to 1 month in tense zones)
For landlords:
- Furnished: 3 months’ notice, only with valid legal reason (sale, repossession, serious fault)
- Unfurnished: 6 months’ notice, also with valid reason
Both lease types automatically renew unless one party gives written notice via registered letter (lettre recommandée avec accusé de réception).
Deposit rules
- Furnished Rental: Up to 2 months’ rent (excluding charges)
- Unfurnished Rental: Limited to 1 month’s rent (excluding charges)
- Deposit Return: Landlords must return the deposit within:
- 1 month (if no damage)
- 2 months (if deductions are made)
An état des lieux (check-in and check-out inventory) is legally required to document the property’s condition.
Tenant protection under French rental law
French housing law strongly protects tenants, especially under unfurnished leases:
- Landlords cannot increase rent arbitrarily (especially in rent-controlled zones)
- Evictions must go through formal court procedures
- Winter eviction ban (trêve hivernale) from 1 November to 31 March
- Leases must comply with the 1989 Loi n° 89-462, covering both furnished and unfurnished agreements
Both lease types give tenants substantial rights, but unfurnished rentals offer more long-term legal protection.
FAQs: Furnished vs unfurnished rentals in France
Can I convert a furnished rental into an unfurnished one?
No, not formally. Under French law, a property’s rental classification (meublé vs vide) is tied to the lease type and declared to tax authorities. Removing the furniture does not change the legal status of the lease. If you want an unfurnished lease, you must sign a bail vide with the landlord from the outset.
Are furnished rentals more expensive in the long run?
Yes, generally. While furnished rentals save money upfront by eliminating furnishing costs, they typically come with higher monthly rent, shorter lease terms, and less tenant protection. Over multiple years, renting unfurnished often works out cheaper and more secure for long-term residents.
What happens if I break the lease early?
- Furnished rental: You can leave at any time with 1 month’s notice (in writing, via registered letter).
- Unfurnished rental: 3 months’ notice is standard, but may be reduced to 1 month in designated urban zones or specific cases (e.g. job loss, health reasons).
In both cases, you may be liable for damage or unpaid rent, but not penalties if notice is correctly given.
Final notes
- Furnished rentals are ideal for short-term stays, temporary work assignments, or expats arriving without belongings.
- Unfurnished rentals offer stronger tenant rights, lower long-term costs, and more stability, but require upfront investment in furniture and setup.
- Lease terms, deposit amounts, notice periods, and tenant protections differ significantly between the two options.
For your first year renting in France, furnished rentals are usually the best option if:
- You’re not yet sure where you’ll settle long-term
- You need flexibility and convenience
- You haven’t moved your household goods to France
If you’re planning to stay long-term, especially with family or for retirement, an unfurnished rental may offer better value and legal protection over time.
👉 Need help choosing and securing your first rental? Ibanista can guide your entire rental journey.
