Tenants

What is a reasonable rent? A guide to setting rent for sublets

Knowing whether a rent is reasonable can be difficult, especially when renting a home second-hand. The rules that apply depend on the type of home you are renting.

For rental apartments, the Swedish Tenancy Act still applies, meaning the rent must be based on the apartment’s utility value (bruksvärde) and be considered reasonable. For privately owned homes, such as apartments, houses and holiday homes, the Private Rental Act applies. It gives homeowners greater freedom to set the rent based on market demand while still providing protection against significantly excessive rents.

Every year, thousands of homes are listed on Samtrygg. Based on data from completed rentals, we know that questions about rent levels are among the most common from both tenants and landlords.

In this guide, we explain the rules that apply to different types of homes, how rent is assessed and what you can do if you believe the rent is unreasonably high.

Looking for a home to rent? On Samtrygg, you’ll find thousands of homes across Sweden with clear terms and secure rentals.

Apartments, houses and holiday homes

The Private Rental Act applies to privately owned apartments, houses, holiday homes and other privately owned homes. The legislation covers the rental of up to two privately owned homes and gives homeowners greater freedom to set the rent based on market demand.

Unlike rental apartments, the rent is no longer calculated using a fixed formula based on capital and operating costs. Instead, it is assessed based on the characteristics of the home, its location, standard and current market demand.

How do I know if the rent is reasonable?

Privately owned homes offer greater flexibility in rent setting than rental apartments. At the same time, there is still protection against significantly excessive rents.

This means that the rent may vary depending on several factors, including:

• The size of the home
• The location and neighbourhood
• The condition and standard of the home
• Whether the home is furnished
• Whether costs such as electricity, broadband or parking are included
• Current market demand

As a tenant, it can therefore be difficult to determine whether the rent is reasonable. A good first step is to compare it with similar homes in the same area.

Looking for a home? On Samtrygg, you’ll find thousands of rental homes across Sweden with clear terms and secure rentals.

What happens if the rent is too high?

Although the Private Rental Act provides greater freedom to set the rent, it still protects tenants against significantly excessive rents.

If you believe that the rent is unreasonably high, you can request a review. The assessment will take factors such as the following into account:

• The location of the home
• Its size
• Its standard
• Whether it is furnished
• The local market conditions

If the rent is found to be significantly higher than what is considered reasonable, it may be reduced going forward.

Unlike the rules that apply to rental apartments, the possibility of retroactive repayment is more limited for privately owned homes. The focus is instead on ensuring that future rents are set at a reasonable level.

Rental apartment

If you are renting a rental apartment second-hand, your landlord may generally charge the same rent that they pay for the apartment themselves. If the apartment is furnished or if costs such as electricity, broadband or parking are included in the rent, certain additional charges may be added.

In this section, we explain what constitutes a reasonable rent, the utility value principle (bruksvärde), comparable apartments and phased rent increases. You’ll also find examples of how rent can be calculated and learn what you can do if you believe you are paying too much.

What is a reasonable rent?

Under the Swedish Tenancy Act, the rent must be reasonable. For rental apartments, this means that the rent should reflect the apartment’s utility value (bruksvärde), meaning its practical value from a tenant’s perspective.

When assessing an apartment’s utility value, several factors are taken into account, including:

• Size
• Layout
• Condition and standard
• Location within the building
• Access to an elevator, laundry room, parking and other shared facilities
• Proximity to public transport and local services

The rent should also be comparable to the rent charged for similar apartments. Comparable apartments are homes with broadly similar characteristics located in comparable areas.

Not every characteristic has to be identical for two apartments to be considered comparable. For example, a slightly smaller apartment with a better layout may have the same utility value as a larger apartment with a less efficient floor plan.

Example of factors affecting utility value

Suppose you want to assess whether the rent for a rental apartment with the following characteristics is reasonable:

• Size: 50 m²
• Year built: 2001
• Layout: One bedroom and a separate kitchen
• Floor: 3 of 6
• Condition: No repairs needed
• Sound insulation: Yes
• Elevator: Yes
• Shared laundry room: Yes
• Garbage chute: No
• Storage unit: No
• Building management services: Yes
• Parking space: No
• Close to public transport: Yes

A comparable apartment does not need to have exactly the same characteristics. For example, a slightly smaller apartment with a better layout may have the same utility value.

In most cases, the rent paid by the first-hand tenant already reflects the apartment’s utility value, as it has typically been negotiated between the property owner and the Swedish Union of Tenants.

What is a reasonable rent for a furnished apartment?

If the apartment is rented furnished, it is common for a furniture surcharge to be added to the rent. There is no fixed percentage in Swedish law, but the Rent Tribunal has in many cases accepted a surcharge of around 10–15% for fully furnished apartments.

The landlord may also charge for costs directly related to the apartment, such as:

• Electricity
• Gas
• Internet
• Parking
• TV services

These charges should correspond to the landlord’s actual costs.

Example of how to calculate the rent

If the first-hand rent is SEK 8,000 per month, the apartment is fully furnished, and internet (SEK 200/month) and a parking space (SEK 900/month) are included, the rent could be calculated as follows:

(SEK 8,000 × 1.15) + SEK 200 + SEK 900 = SEK 10,300 per month

Have you paid too much?

If you believe that your rent is higher than what can be considered reasonable, you can apply to the Rent Tribunal (Hyresnämnden) to have the rent reviewed.

If the Rent Tribunal determines that the rent has been too high, you may in some cases be entitled to a refund of the portion of the rent that is considered excessive. You may also be entitled to have the rent reduced for the remainder of your tenancy. Refunds can cover rent paid up to one year before the application.

Example of a rent refund

If you have paid SEK 11,000 per month for an apartment where the reasonable rent is determined to be SEK 9,000 per month, and you have lived there for eight months, you may be entitled to a refund of:

(SEK 11,000 − SEK 9,000) × 8 months = SEK 16,000

Phased rent increases

In some cases, the rent for a rental apartment may increase following a major renovation or after a rent negotiation. If the increase is substantial, it may be introduced gradually over several years instead of taking effect all at once. This is known as a phased rent increase.

The purpose of phased rent increases is to give tenants time to adjust to a significant rent increase.

If the rental apartment you are subletting is subject to a phased rent increase, you are entitled to pay the same reduced rent as the first-hand tenant. This means that the landlord may not charge the future, fully increased rent before it has actually come into effect.

How to tell if the rent is reasonable

Before signing a tenancy agreement, it is a good idea to compare the rent with similar homes in the same area. This will give you a better understanding of whether the rent is at a reasonable level.

Keep in mind that a high rent does not automatically mean that it is unreasonable. Factors such as the location, standard, furnishings and what is included in the rent can all affect the price.

All landlords listing on Samtrygg are in contact with us before their homes are published. Using data from thousands of completed rentals and many years of experience in the Swedish rental market, we work to create a transparent marketplace with well-founded rent levels and clear terms for both tenants and landlords.

Looking for a home? Register for free on Samtrygg and get access to thousands of rental homes across Sweden with no housing queue.

Frequently asked questions about reasonable rent

What is considered a reasonable rent?

For rental apartments, the rent should generally correspond to the first-hand rent, with possible additions for furnishings or costs included in the rent, such as electricity or broadband.

For privately owned homes, such as apartments, houses and holiday homes, different rules apply. Under the Private Rental Act, homeowners have greater freedom to set the rent based on market demand, while tenants remain protected against significantly excessive rents.

How do I know if the rent is reasonable?

Start by comparing the rent with similar homes in the same area. You should also consider factors such as the size of the home, its condition, furnishings, location and what is included in the rent. For privately owned homes, market demand also affects what may be considered a reasonable rent.

Can I get a refund if the rent is too high?

If you are subletting a rental apartment and the rent is found to be higher than what is considered reasonable, you may in some cases be entitled to a refund of the excessive rent.

For privately owned homes, the possibility of retroactive repayment is more limited.

Do the same rules apply to rental apartments and privately owned apartments?

No. Rental apartments are governed by the Swedish Tenancy Act, including the rules on utility value (bruksvärde) and reasonable rent.

Privately owned apartments, houses and other privately owned homes are governed by the Private Rental Act, which allows greater flexibility in setting the rent based on market demand.

How can Samtrygg help me?

Thousands of homes are listed on Samtrygg every year. Using our experience and data from completed rentals, we work to create a transparent rental market with reasonable rent levels and clear terms for both tenants and landlords.

Last updated 8 Jul 2026