What's Included in a Dormitory's Price — The Full List of Costs and Hidden Fees
All-in or +utilities? Electricity, water, internet, security — what the monthly fee in a private dormitory really covers. An audit of 35 properties.
Private dormitories in Poland advertise themselves as "all-in" — but what exactly is included in the price? Is it always the same? We checked 35 properties from our database and give you a concrete list.
The market standard — what's in the all-in price
In most private dormitories (PBSA), the monthly fee covers:
- A room or studio — the rent itself
- Electricity — full usage, no caps
- Water — hot and cold, no caps
- Heating — during the heating season
- Internet — fast Wi-Fi at 500+ Mb/s
- 24/7 security — on-site or on-call
- Access to facilities — gym, study areas, shared kitchens
- Cleaning of common areas — corridors, kitchens, reception
- Technical support — call-outs for faults
- CCTV — in common areas
All of it for one fixed monthly amount. No surprises at the end of the winter season (when the heating runs full blast).
What's usually NOT in the price
Despite the "all-in" label, some things cost extra:
Self-service laundry:
- Typically PLN 3–10 per wash + dry
- Standard in PBSA properties
- Occasionally (rarely) included in the price
Car parking:
- PLN 100–250/month
- Available in some properties (usually premium)
- Usually a limited number of spaces
Bike parking:
- Most often included
- Sometimes PLN 20–30/month
Printer:
- Per copy (PLN 0.30–1 per page)
- Or a package of 100 copies/month
Extra key / card:
- PLN 50–150 for a replacement (if you lose it)
Cleaning of your private room:
- Optional, PLN 50–150 per clean
- Some properties offer a regular service (once every 2 weeks)
Overnight guests:
- Sometimes a fee of PLN 50–100/night per registered guest
- In most properties, up to 3–5 nights a month free of charge
Properties with a hybrid model
Not all properties are "all-in". The exceptions in our database:
Akademik Praski Warsaw:
- Single PLN 1,635 + utilities (NOT all-in!)
- A bed in a twin room PLN 1,205 + utilities
- Add ~PLN 150–250/month for electricity + heating
Zeus Apartments Lublin:
- Hybrid model — long-term rental + short-term rental + sales
- Check the specific terms in the contract (sometimes all-in, sometimes not)
Hussar Loft Szczecin:
- Included: common-area servicing, cold water, internet, AC, gym, laundry, EV charging
- Electricity and heating need to be verified with the operator (a "partial all-in" model)
Operators with a full all-in (verified)
Student Depot (Kajima): Fully all-in across all 8 properties. The price covers utilities, internet, security, gym, and the Work & Chill area.
Basecamp by Xior: Fully all-in across all 7 properties. Plus access to the gym, cinema, conference room, and sauna (in some properties).
LivinnX (Golub GetHouse): All-in (price on inquiry). Also includes a rooftop pool and jacuzzi (LivinnX Kraków).
SHED Living: All-in. "Rent 2 750 PLN, Wifi 0 PLN, Bills 0 PLN" — stated explicitly on the operator's website.
Tribera Living (ex-Milestone): All-in. "Utilities are included in the fixed monthly cost."
StudentSpace (Echo Investment): All-in (12-month contract). Utilities, internet, and access to the areas are included.
Noli Studios: All-in (hotel standard).
Pitfalls of private renting vs a dormitory
For comparison — a private flat rental in Poland:
| Item | Private dormitory | Flat rental |
|---|---|---|
| Rent | included | base + separate |
| Electricity | included | separate (PLN 200–400/month in winter) |
| Gas/heating | included | separate (PLN 200–500/month) |
| Water | included | separate (PLN 50–150/month) |
| Internet | included | separate (PLN 50–80/month) |
| Building service charge | n/a | often separate (PLN 200–400/month) |
| Deposit | 0–1 month's rent | typically 2 months' rent |
A flat rental at PLN 2,000/month + ~PLN 500 utilities + PLN 60 internet = ~PLN 2,560 in reality, plus a PLN 4,000 deposit to start.
A dormitory at PLN 2,000/month all-in = PLN 2,000, full stop. Plus a refundable deposit of max PLN 500.
How to verify "all-in" before signing
Ask the operator directly:
- Is electricity included? With a cap or without?
- Is heating included during the heating season (Oct–Apr)?
- Are hot and cold water included?
- Does the internet have a data cap or is it unlimited?
- Are there any annual or semester (administrative) fees?
- Are there fees for exceptional situations (damage, a guest)?
A professional operator answers specifically. If the answers are vague — check the contract carefully.
The winter moment of truth
The best test of "all-in" is the February bill. In a private flat, the February bill for electricity + heating can be PLN 600–1,000 (heating season). In a private dormitory, your monthly fee is identical to what it was in August.
That's the main value of the all-in model: predictability.
Conclusion
"All-in" in private dormitories isn't marketing — it's the genuine market standard, confirmed at 32 of the 35 properties in our database.
The exceptions are:
- Akademik Praski Warsaw (model + utilities)
- Zeus Apartments Lublin (hybrid)
- Hussar Loft Szczecin (partial all-in)
Always check in detail before you sign. A professional operator has nothing to hide.
