Renting in Sweden: First-Hand vs Second-Hand Contracts Explained

Finding housing in Sweden, especially in major cities, is notoriously challenging. Understanding how the Swedish rental system works is essential before you start your search.

The Swedish Rental System Explained

Sweden has a unique rental market shaped by decades of rent control and housing policy. There are two main types of rental contracts:

First-Hand Contract (Förstahandskontrakt)

A direct rental contract with the property owner or housing company.

Feature	Details
Contract with	Landlord/Housing company
Rent level	Rent-controlled (below market)
Security	Very high - nearly impossible to evict
Typical wait	5-20+ years in cities
Subletting rights	Can sublet with approval

Second-Hand Contract (Andrahandskontrakt)

Subletting from someone who has a first-hand contract.

Feature	Details
Contract with	Primary tenant
Rent level	Market rate (higher)
Security	Lower - typically 3-12 months
Availability	More immediate
Subletting rights	Cannot sublet further

Housing Queue System (Bostadskö)

Swedish cities use housing queues for first-hand rentals. You accumulate "queue days" (ködagar) while waiting.

Stockholm - Bostadsförmedlingen

• Website: bostad.stockholm.se
• Annual fee: 200 SEK
• How it works: One queue day per day registered
• Current reality: 8-15 years for central apartments

Area	Average Queue Time
Södermalm	15-20 years
Vasastan	12-18 years
Kungsholmen	10-15 years
Suburbs (Tensta, Rinkeby)	2-5 years
Far suburbs	1-3 years

Pro tip: Register immediately, even if you're not moving soon. Queue days accumulate for life.

Gothenburg - Boplats

• Website: boplats.se
• Annual fee: 200 SEK
• Queue time: Generally shorter than Stockholm

Area	Average Queue Time
Central	5-10 years
Hisingen	2-5 years
Suburbs	1-3 years

Malmö - Boplats Syd

• Website: boplatssyd.se
• Annual fee: 300 SEK
• Queue time: Shortest of the three major cities

Area	Average Queue Time
Central	3-5 years
Other areas	1-3 years

Uppsala - Studentstaden (Students)

• Website: studentstaden.se
• For: Uppsala University students
• Queue time: 6 months - 2 years

First-Hand Rentals: The Basics

Rent Levels (Bruksvärdeshyra)

First-hand rents in Sweden are negotiated between landlords and tenant unions, not set by the market. This results in:

• Below-market rents: Often 30-50% cheaper than second-hand
• Slow increases: Typically 1-3% per year
• Standardized: Similar apartments = similar rent regardless of location

Example rent comparison (1-bedroom, central Stockholm):

• First-hand: 6,000-9,000 SEK/month
• Second-hand: 12,000-16,000 SEK/month
• New build: 14,000-20,000 SEK/month

Tenant Rights

First-hand tenants have extremely strong protections:

Right	Details
Eviction protection	Nearly impossible to evict a paying tenant
Renewal right	Automatic contract renewal
Rent dispute	Can challenge excessive increases
Subletting	Right to sublet with valid reason
Trade apartment	Can swap with another first-hand tenant
Takeover	Family members may take over contract

How to Get a First-Hand Contract

1. Join queues NOW - Register with all relevant housing companies
2. Private housing companies - Some have their own queues (Wallenstam, Heba, Einar Mattsson)
3. New developments - Sometimes shorter queues for new buildings
4. Municipal housing - Different cities have different systems
5. Work connections - Some employers have reserved apartments
6. Lucky timing - Occasionally, short-queue apartments appear

Second-Hand Rentals: The Reality

For most newcomers, second-hand is the realistic option.

Where to Find Second-Hand Rentals

Platform	Type	Notes
Blocket.se	General classifieds	Largest selection, beware scams
Qasa.se	Verified rentals	Safer, deposit protection
Samtrygg.se	Verified	Good for short-term
Facebook groups	Community	"Lägenheter Stockholm/Göteborg/Malmö"
Company relocation	Corporate	If employer offers
University housing	Students	Through student unions

Legal Requirements for Second-Hand

For a sublet to be legal, the primary tenant needs:

1. Valid reason to sublet (work abroad, studies, living with partner)
2. Landlord approval (written consent from property owner)
3. Reasonable rent (cannot profit significantly)

What's "reasonable rent"?

• First-hand rent + 10-15% for furnished
• Utilities if paid separately
• Landlord can challenge excessive rent

Red Flags - Avoiding Scams

Swedish housing scams are common. Watch for:

Scam signs:

• Rent far below market rate
• Request for deposit before viewing
• Landlord is "abroad" and can't show apartment
• Pressure to pay quickly
• No proper contract offered
• Payment requested via untraceable methods

How to protect yourself:

• Always view in person before paying anything
• Meet the tenant and verify their identity
• Verify address - Is there actually an apartment there?
• Use verified platforms - Qasa provides protection
• Get written contract - Use standard Swedish rental contract
• Pay via traceable methods - Never cash before you have keys

Second-Hand Rent Levels (2026)

City	Studio	1-Bedroom	2-Bedroom
Stockholm Central	10,000-14,000	12,000-16,000	15,000-22,000
Stockholm Suburbs	8,000-11,000	10,000-13,000	12,000-17,000
Gothenburg Central	8,000-11,000	9,500-13,000	12,000-17,000
Malmö Central	7,000-9,000	8,000-11,000	10,000-14,000

All prices in SEK per month

Bostadsrätt: Tenant-Owned Apartments

A third option: buying a bostadsrätt and renting it out.

What is it?

• You buy the right to live in an apartment
• Pay monthly fee (avgift) to the housing association
• Own the interior, association owns the building

Renting from bostadsrätt owners:

• Common for second-hand rentals
• Owner needs association approval to rent out
• Maximum rental period often limited (1-2 years)
• Higher rents (owner has mortgage + avgift costs)

Standard Rental Contract

A Swedish rental contract (hyreskontrakt) should include:

Item	What to Check
Parties	Your name and landlord's name/organization
Address	Full address including apartment number
Rent	Amount, due date, payment method
Duration	Start date, end date or notice period
Notice period	Typically 3 months for first-hand, 1-3 for second-hand
Utilities	What's included (heating, water, electricity)
Furniture	List of included items if furnished
Deposit	Maximum 1 month's rent in most cases
Rules	Pets, smoking, subletting restrictions

Template: Use Hyresgästföreningen's standard contract or Blocket/Qasa templates.

Deposits and Payments

Deposit (Deposition)

• Legal maximum: Generally 1 month's rent
• Must be returned within reasonable time after moving out
• Deductions: Only for documented damages beyond normal wear

Tip: Take photos/video of the apartment when moving in. Document everything.

Rent Payment

• Due date: Usually end of previous month or beginning of current month
• Method: Bank transfer (Swish for smaller amounts)
• Autogiro: Many landlords prefer automatic payment

What Rent Typically Includes

First-hand rentals usually include:

• Heating (värme)
• Water (vatten)
• Sometimes: internet, parking, storage

Second-hand may or may not include utilities. Always clarify before signing.

Tenant Rights in Second-Hand

Even as a second-hand tenant, you have rights:

Right	Details
Written contract	Entitled to a written agreement
Rent reasonability	Can challenge excessive rent
Notice period	Landlord must give reasonable notice
Habitable conditions	Apartment must be in good condition
Privacy	Landlord cannot enter without notice

However, you have fewer protections than first-hand:

• No automatic renewal
• Easier to be asked to leave (with proper notice)
• Cannot sublet further
• Cannot challenge landlord's return

Moving In Checklist

Before Signing

• View the apartment in person
• Meet and verify the landlord/tenant
• Get written approval from property owner (for second-hand)
• Understand what's included in rent
• Know the notice period
• Check contract terms carefully

Moving In

• Document apartment condition (photos/video)
• Read meters (electricity, if applicable)
• Get all keys
• Test appliances
• Check that inventory matches contract
• Set up internet (if not included)
• Register address with Skatteverket

Setting Up

• Electricity contract (if not included) - Compare at elpriskollen.se
• Home insurance (hemförsäkring) - Highly recommended
• Folkbokföring (population registration)
• Forward mail if applicable

Alternative Housing Options

Inneboende (Lodging)

Rent a room in someone's home:

• Cheaper than full apartment
• Shared facilities
• Good for newcomers
• Social opportunity
• Less privacy

Find on: Blocket, Facebook groups, university boards

Student Housing

If you're a student:

• SSSB (Stockholm) - sssb.se
• SGS (Gothenburg) - sgsstudentbostader.se
• AF Bostäder (Lund) - afbostader.se
• Studentstaden (Uppsala) - studentstaden.se

Student housing typically requires active university enrollment.

Newly Built Rentals

New construction sometimes has:

• Shorter queue times
• Higher rents (not rent-controlled same way)
• Modern standards
• More availability

Check: Heimstaden, Balder, K-Fastigheter, Einar Mattsson for new developments.

Housing Swap (Byteslägenhet)

If you have a first-hand contract:

• Can swap with another first-hand tenant
• Website: andrahand.se/byte
• Both landlords must approve
• Popular for changing cities/areas

Tips for Finding Housing

Do:

• Register in queues immediately (even years before moving)
• Set up alerts on Blocket, Qasa
• Join Facebook groups
• Respond quickly to listings (within hours)
• Have documents ready (ID, proof of income)
• Be flexible on location initially
• Consider short-term first, then search once in Sweden

Don't:

• Pay deposits before viewing
• Trust listings with suspiciously low rent
• Sign contracts without reading
• Ignore red flags
• Wait until you arrive to start looking
• Be afraid to negotiate (especially furnished rentals)

Costs Beyond Rent

Budget for these additional costs:

Expense	Typical Cost
Electricity	300-800 SEK/month
Home insurance	150-300 SEK/month
Internet	300-400 SEK/month
Storage (extra)	200-500 SEK/month
Parking	500-2,500 SEK/month

Summary

Finding housing in Sweden requires:

1. Long-term thinking - Join queues now for first-hand contracts
2. Short-term realism - Start with second-hand rental
3. Vigilance - Avoid scams by verifying everything
4. Flexibility - Consider suburbs or smaller cities
5. Documentation - Keep records of everything

The Swedish rental market is challenging but navigable. Most expats spend their first years in second-hand rentals while building queue time for the eventual first-hand contract.

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