How to Rent a Flat in Sweden: An Essential Guide for Expats

Planning to rent a flat in Sweden? Before diving in, it is crucial to understand its unique, two-tiered system. The market is split between first-hand ('första hand') contracts, which offer exceptional long-term security directly from property owners, and the far more common second-hand ('andra hand') contracts, which involve subletting from an existing tenant.

Navigating this landscape, particularly in high-demand markets like Stockholm or Gothenburg, requires a considerable amount of patience and a robust strategy. Success when you rent a flat in Sweden depends on grasping these fundamental differences from the outset.

Decoding the Swedish Rental Market

For most expats and international professionals, attempting to rent a flat in Sweden can feel like learning a new language. The system is unlike almost any other—heavily regulated and built around a concept that values stability far more than speed.

The absolute foundation of this market is the difference between first-hand and second-hand contracts. Understanding this is the single most important step you can take. It dictates your entire strategy, timeline, and how secure you will be in your new home.

The Famous (or Infamous) Queue System

To land a prized first-hand contract, you do not simply apply; you get in line. The infamous queue system, or 'bostadskö', is a waiting list where you accumulate "queue days." The longer you have been registered, the better your chance of being offered a flat.

But here is the catch: in high-demand cities like Stockholm, waiting times can stretch for years, sometimes even a decade for the most desirable locations. It is a system designed for fairness, but it presents a massive hurdle for expats on shorter-term assignments. Our advice? Sign up for municipal and private queues the moment you think you might move to Sweden. It is a long-term play, but a critical one.

Why the Swedish Market is So Different

Sweden’s rental market is the product of decades of rent control policies and a deep-seated cultural view of housing as a social right. This has created a market with some very distinct features:

• Heavy Regulation: Strict laws govern everything from rent increases to subletting permissions. This gives tenants fantastic protection.
• Chronic Scarcity: In major cities like Stockholm, Gothenburg, and Malmö, demand massively outstrips supply. The competition is fierce.
• A Tale of Two Markets: The shortage of first-hand contracts has fuelled a huge and fast-moving second-hand market, which operates under a completely different set of rules.

"The Swedish rental system is a marathon, not a sprint. Success comes from understanding the rules of the game—especially the 'bostadskö' and the legalities of subletting. For international clients, this initial knowledge is the bedrock of a successful search."

To succeed here, you need patience for the long game (the queues) and agility for the short-term options (the second-hand market). For a broader look at securing rentals, our short guide on how to find a house for rent offers excellent universal tips that work well alongside this Sweden-specific advice. Think of this as the foundation you need to turn a confusing process into a clear, actionable plan.

First Hand vs. Second Hand Rentals

When you start your search to rent a flat in Sweden, you will quickly learn the landscape is split into two very different worlds: first-hand contracts (första hand) and second-hand contracts (andra hand). This is not just a minor detail—it is the single most important factor that will shape your entire rental journey, from how long it takes to find a place to how secure you will feel once you are in.

Think of first-hand contracts as the holy grail. They offer incredible security, rent-controlled prices, and a direct line to the property owner. However, they are notoriously difficult to obtain, locked behind a queue system that can take years, sometimes even decades.

Second-hand rentals, or sublets, are the complete opposite. They offer the speed and flexibility that newcomers desperately need, but they come with a different set of rules and risks. Your strategy from day one hinges on which path you choose.

This infographic gives you a quick snapshot of what you might face, especially if you are coming from outside the EU.

As you can see, landlords often require more from international tenants, like larger deposits or a local guarantor, to add a layer of financial security. It is a common hurdle to prepare for.

The Pursuit of a First-Hand Contract

A first-hand contract is the dream for a reason. It is a long-term lease directly with the building's owner, giving you rock-solid tenant protections. You can usually stay as long as you wish, and the rent is regulated, which often means it is far below the going market rate, especially in big cities.

So, how do you get one? The only way is through the ‘bostadskö’—the housing queue. You register with municipal or private housing agencies and start collecting "queue days." The more days you have, the higher your spot on the list. It is as simple as that.

Our advice? Sign up for every queue you can find, and do it the day you arrive (or even before, if possible). Do not just stick to the main city queue; hunt down smaller private landlords and property companies who run their own lists. It is a long game, but for anyone planning to build a life in Sweden, it’s absolutely essential.

Navigating the Second-Hand Market

For most expats, the second-hand market is not just an option; it is the only option when you first land. This is where you rent a flat from an existing tenant who is subletting their place. It’s a fast-moving, competitive world, but it’s how most people get their start.

The main hub for these listings is Blocket, which is essentially Sweden’s version of Craigslist. You will also find excellent options on platforms like Qasa and in various Facebook groups. The key here is to be quick, professional, and persistent.

But you have to understand the context. This market exists in the shadow of a massive housing shortage. Sweden's rent control policies go back over 100 years, and while they were meant to help, they have created a scarcity of available apartments. Today, a staggering 93% of municipalities report a shortage of rental housing. This has pushed the wait times for first-hand contracts through the roof and fuelled a massive, and sometimes dubious, subletting scene.

"For international investors and tenants, the dual nature of Sweden's rental market presents both a challenge and an opportunity. While first-hand contracts offer stability, the dynamic second-hand market provides immediate access, provided one proceeds with caution and verifies every detail."

Before we dive deeper, let us break down the core differences between these two contract types in a simple table.

First-Hand vs. Second-Hand Rental Contracts

This table lays out the fundamental trade-offs you will be making when you decide which path to pursue.

Understanding this table is key. For immediate housing, the second-hand market is your only realistic choice. For long-term stability, getting into the first-hand queue system is non-negotiable.

Due Diligence Is Non-Negotiable

When dealing with second-hand rentals, you absolutely must protect yourself. The market is full of honest people, but scams and illegal contracts are a real risk. Speed is tempting, but you must do your homework.

Here’s what you need to check every single time:

• Verify the Right to Sublet: The person subletting to you must have written permission from their landlord or their building's housing association, the 'bostadsrättsförening' (BRF). Ask to see the official approval document. No paper, no deal.
• Check the Rent Price: There are legal limits on how much someone can charge for a sublet. It should not be more than what they pay in rent and utilities, plus a small, legally defined markup (around 15%) for furniture. Overcharging is illegal but happens frequently.
• Never Pay in Advance: Do not send a deposit or any money before you have seen the flat in person, met the tenant, and signed a proper contract. A common scam involves asking for a "holding deposit" for a flat that does not exist.

Ultimately, your choice depends on your timeline. If you need a place to live next month, the second-hand market is where you will be. But if you see a future for yourself in Sweden, get your name in those first-hand queues today.

Budgeting for the True Cost of Renting

When you begin to rent a flat in Sweden, it’s easy to focus on the advertised rent. But that number is just the beginning of the story. To avoid unpleasant surprises, you need to build a budget that accounts for all the extra costs associated with renting here.

The rental market, especially in major cities, is expensive. A one-bedroom flat in central Stockholm can easily cost SEK 10,000 to SEK 20,000 (around €1,000 to €2,000) per month. That is your largest expense, but it is certainly not your only one.

The Upfront Security Deposit

Before you even receive the keys, you will need to pay a security deposit, or 'deposition'. This is standard practice for almost every rental contract in Sweden, whether it is first-hand or a sublet.

Typically, the deposit is one month's rent. However, landlords can legally ask for up to three months' worth, especially if the apartment is furnished or if you do not have a Swedish credit history to show them. The good news? You get it back when you move out, provided you leave the place in good condition (minus normal wear and tear).

Understanding What Your Rent Includes

Figuring out what your monthly rent—the 'hyra'—actually covers can be confusing for newcomers. Always read your contract carefully, but here is what you can generally expect.

Most of the time, your base rent will include:

• Heating ('värme'): Central heating is almost always bundled in.
• Water ('vatten'): Your hot and cold water usage is usually covered.
• Building Fees: This covers shared spaces like the laundry room ('tvättstuga') and bicycle storage.

Accounting for Additional Monthly Costs

Now for the extras. There are a few key utilities that are almost never included in the rent, so you must factor them into your monthly budget.

Here are the main costs you will pay separately:

• Electricity ('el'): This is your responsibility. You will sign a contract directly with an electricity provider. Costs fluctuate with the seasons and your usage, but a safe estimate is to budget around SEK 300-600 per month for a smaller flat.
• Internet ('bredband'): Sweden has excellent high-speed internet, but you will pay for it separately. Plan for about SEK 300-500 a month for a good fibre connection.
• Home Insurance ('hemförsäkring'): Do not skip this. Many landlords require it, and for good reason. It protects your belongings and provides liability coverage. It is surprisingly affordable, usually only SEK 150-250 per month.

The financial pressure of renting in Sweden is real. A significant 17.9% of tenants are considered overburdened by housing costs, meaning they spend over 40% of their disposable income on rent. This statistic, available on Eurostat's official data portal, really drives home why a detailed budget is so critical.

"Building a proper budget isn't just about crunching numbers; it's a strategic move. When you can show a landlord you've thought through every cost, from the 'deposition' to 'hemförsäkring', you come across as a serious, reliable tenant. In Sweden's competitive market, that's a huge advantage."

By getting ahead of these costs, you are not just finding a place to live—you are securing a home without the stress of unexpected bills. This gives you the confidence to manage your finances and enjoy your new life in Sweden from day one.

How to Prepare a Winning Rental Application

In Sweden's rental market, especially in the big cities, landlords get absolutely inundated with applications for a single flat. Your mission is simple: make their decision an easy one. A sloppy, incomplete application is discarded almost immediately.

Think of it as your rental résumé. It needs to be clean, professional, and convincing. You are showing them you are a low-risk, reliable person who will pay the rent on time and look after the property.

Assembling Your Essential Documents

Swedish landlords are meticulous—they operate on proof, not promises. The single biggest advantage you can give yourself is having all your documents ready to go before you find the perfect place. This lets you apply within minutes of a listing going live, which can genuinely be the difference between getting the flat and missing out.

Here’s the core checklist of what you need on hand:

• Proof of Employment (Anställningsbevis): This is not just a casual email. It is a formal letter from your employer confirming your job title, salary, and contract type. A permanent contract (tillsvidareanställning) is the gold standard here.
• Recent Payslips (Lönespecifikationer): Get your last 2-3 payslips ready. This is the hard evidence that shows a consistent income that can easily cover the rent. It’s all about demonstrating financial stability.
• Swedish Personal Identity Number (Personnummer): This ten-digit number is the key to almost everything in Sweden. Landlords use it for credit checks and formal contracts, so it is a must-have for most applications.

Applying Without a Personnummer

So, what happens if you have just arrived and do not have a personnummer yet? It is a common hurdle for new expats, but it is certainly not a deal-breaker. You just have to be a bit more proactive to build that trust.

Try these powerful workarounds:

• A Detailed Employer's Letter: Ask your company's HR to write a more comprehensive letter than the standard one. It should confirm your salary and role, but also add that the company is supporting your relocation. It’s a huge vote of confidence.
• Offer a Larger Deposit: The standard deposit is one month's rent. By offering two or even three months upfront, you instantly reduce the landlord's perceived risk. It is a strong financial signal that you are serious and capable.
• Provide Bank Statements: If you do not have a Swedish credit history, showing a healthy bank balance can help prove you are financially reliable.

"In a market as competitive as Sweden's, a well-prepared application that tells a story of reliability is often the deciding factor. It's about building trust from the very first interaction."

• Nick Marr, Founder of Homesgofast.com

The Power of References and a Personal Touch

Beyond the formal paperwork, landlords are just people renting to other people. They want to feel they can trust who is living in their property. This is where you can make a real human connection and stand out from the pile.

Referenser (References) are a huge deal in Sweden. A glowing recommendation from a previous landlord is priceless. If you are new to the country, a reference from your manager or a senior colleague is a great alternative. Just ensure you have asked them first and they are ready for a call!

Finally, take ten minutes to write a good 'personligt brev' (personal letter). This is your chance to introduce the person behind the payslips. Keep it brief and professional, but share a little about who you are, what brings you to Sweden, and why you will be a fantastic tenant. Mention that you are quiet, responsible, and will treat their home with respect. It is that simple, human touch that can seal the deal.

As a new renter, it is also smart to show you have done your homework by reading up on what you should know as a first-time tenant. It demonstrates awareness and responsibility.

Getting to Grips with Your Tenancy Agreement and Rights

So, you have landed an offer to rent a flat in Sweden. That is a huge win, and you should definitely celebrate. But before you open the champagne, it is time to switch gears and focus on the legal side of things. The Swedish rental contract, or ‘hyresavtal’, is a serious document. It is built to protect both you and the landlord, and getting to know its key clauses is absolutely non-negotiable.

Think of this document as your rulebook. It lays out everything from who is responsible for minor repairs to the exact way you need to give notice. A careful read-through before you sign is not just good practice—it is your best defence against future headaches.

Key Clauses in a Swedish Rental Contract

While contracts can differ slightly, a few core components are always there. Pay close attention to these, as they define your rights and responsibilities for the entire time you live there.

• Notice Period (Uppsägningstid): This is a major one. As a tenant, you almost always have a right to a three-month notice period, regardless of what the contract might say. It’s a protection baked into Swedish law. Landlords, on the other hand, have much stricter rules to follow, especially on first-hand contracts.
• Subletting Rules: Your contract will be very clear about whether you can sublet the flat. The answer is almost always the same: you need written permission from the landlord or the building’s housing association (bostadsrättsförening). Do not even think about doing it secretly—unauthorised subletting can get you evicted, fast.
• Maintenance Responsibilities: The agreement should spell out who fixes what. Typically, the landlord handles the big stuff—plumbing, structural problems, and major appliances. You will be responsible for the day-to-day upkeep, like changing light bulbs or cleaning filters.

Your Best Friend in a Tenancy Dispute

Trying to make sense of a rental agreement in a new country can feel a bit overwhelming. Luckily, you do not have to go it alone. Sweden has an incredibly useful organisation called the Swedish Union of Tenants, or ‘Hyresgästföreningen’.

Honestly, joining this union is one of the smartest things you can do as a renter. For a small membership fee, you get access to free legal advice, help with landlord disputes, and tons of information on housing law. They can even look over your contract before you sign it or step in to mediate if there’s a disagreement over a rent increase.

"The Swedish rental system is designed with strong tenant protections, but those rights only work if you know about them. Understanding your ‘hyresavtal’ and knowing that organisations like the Hyresgästföreningen have your back is what turns you from a nervous newcomer into a confident, empowered tenant."

This kind of proactive approach is priceless, especially in a housing market known for its ups and downs. Between 1996 and 2007, the Greater Stockholm house price index shot up by a staggering 217%. It then jumped another 33% between 2019 and 2021. Even with a recent dip, that history shows just how volatile the market can be, making legal security all the more important.

Dealing with Disagreements and Moving Out

Disputes happen, and they often arise when it is time to move out. One of the most common friction points is the security deposit and arguments over what counts as normal "wear and tear" versus actual damage.

Let’s consider a common scenario: You move out, and the landlord says the wooden floors have too many scratches and they plan to keep half your deposit to cover refinishing. You, however, feel the scratches are just the result of two years of normal living. You have a clear path to follow.

1. Check Your Records: Go back to the photos and the initial inspection report you (hopefully!) completed when you moved in. This is your proof of the flat’s original condition.
2. State Your Case in Writing: Send a formal email disputing the charge. Clearly explain your position and attach your evidence.
3. Get a Mediator: If you cannot find a solution, it’s time to call the Hyresgästföreningen. Their experts can mediate and give an objective opinion on whether the landlord's claim is fair.
4. Go to the Tribunal: As a final step, the issue can be brought before the Rental Tribunal (Hyresnämnden). This is an impartial body that will hear both sides and make a final, legally binding decision.

Knowing these steps from day one is empowering. Of course, landlords have their own procedures to follow, and our guide on handling lease renewals and exits offers some useful perspective from their side. By understanding your rights and the proper channels for resolving issues, you can ensure your experience to rent a flat in Sweden is a positive one from start to finish.

Common Questions About Renting in Sweden

Jumping into the Swedish rental market for the first time? It can feel like a maze, so it is completely normal to have a ton of questions. We have compiled some of the most common ones we hear from expats to give you clear, straightforward answers and a bit more confidence.

Can I Rent Without a Job or a Swedish Bank Account?

This is a major concern for newcomers. To be direct: renting without a permanent employment contract is tough. Landlords in Sweden place a huge emphasis on stable, verifiable income. But it is not a complete dead end.

If you are a student, your proof of admission and evidence of student loans or sufficient savings can work. For everyone else, you might have to get creative. Offering to pay several months' rent upfront can sometimes sweeten the deal, or you could use a guarantor who has a solid income in Sweden.

Whatever you do, make opening a Swedish bank account your absolute first priority when you arrive. It makes everything—from paying rent to getting paid—infinitely easier.

How Much Can a Landlord Legally Increase the Rent?

This is where the type of contract you have really matters.

• First-Hand Contracts: These are tightly regulated. Landlords cannot just raise the rent on a whim. Any increase must be negotiated with the Swedish Union of Tenants (Hyresgästföreningen). The changes are usually small and linked to factors like inflation or major building upgrades.

• Second-Hand Contracts: Here, the rent you pay is directly tied to what the primary tenant pays. The owner can charge you their base rent and utilities, plus a small markup (up to 15% if it is furnished) to cover wear and tear. They are legally barred from raising your rent during your contract term.

"Sweden’s legal framework is one of the biggest protections you have as a tenant, stopping landlords from imposing surprise rent hikes. Knowing the difference between first-hand and second-hand contracts is key to managing your budget and standing up for your rights."

Are Furnished or Unfurnished Flats More Common?

On the second-hand market, you will find a good mix of both. Furnished places (möblerad) are a huge hit with expats here on shorter contracts because you can just move right in. The trade-off is usually a slightly higher rent and a larger security deposit.

Unfurnished apartments (omöblerad) are the norm for first-hand contracts and anyone planning to stay long-term. Just be warned: "unfurnished" in Sweden can mean completely bare. In some older buildings, you might find yourself needing to buy and install your own light fixtures and even some kitchen appliances.

What Is a Bostadsrättsförening and Why Does It Matter?

A 'bostadsrättsförening' (BRF) is essentially a housing cooperative that owns and runs the entire building. If you are renting a second-hand flat from someone who owns their apartment, that owner must get official written permission from their BRF to sublet it to you.

This is a non-negotiable step. If the owner skips this and rents to you anyway, your lease is technically illegal. The BRF could find out and force you to move out with almost no warning. Always, always ask to see the official BRF approval document before you sign a single thing.

What Happens to My Deposit When I Move Out?

Your security deposit (deposition) should be returned to you soon after you hand back the keys, as long as the apartment is in the same condition you found it, minus normal wear and tear (normalt slitage).

The best way to protect your deposit is to be proactive. Do a detailed walk-through with the landlord when you move in and when you move out. Take photos of everything—scuffs, marks, appliance conditions—to create a clear record.

If a landlord tries to unfairly keep your deposit, you have options. You can get help from the Hyresgästföreningen or open a formal dispute with the Rental Tribunal (Hyresnämnden). It is a structured process that gives you a real path to getting your money back if there's a problem.

About Homesgofast.com
HomesGoFast.com is a leading international property website, established in 2002, helping homeowners, real estate agents, and developers reach overseas buyers. Featuring thousands of listings from over 50 countries, the platform connects global property seekers with homes, apartments, villas, and investment opportunities worldwide.

Looking for expert mortgage guidance? Get international property mortgage advice here:
👉 https://homesgofast.com/mortgages-overseas/
Explore more overseas homes for sale at our global partner site:
👉 https://homesgofast.com/overseas-property/
Looking to sell real estate to foreign buyers
https://homesgofast.com/sell-overseas-property/