🛋️ Furnished vs. Unfurnished Rentals: What’s Best for Landlords?
One of the most important decisions landlords face is whether to let their property furnished, unfurnished, or part-furnished. This choice can significantly affect your target market, rental income, tax implications, and tenant turnover.
In this guide, we’ll break down the pros and cons of each approach, what’s typically expected in a furnished property, and how to decide what’s right for your rental.
🏠 What’s the Difference?
Furnished: Includes all major furniture and appliances—beds, wardrobes, sofa, table, chairs, white goods, and sometimes soft furnishings.
Unfurnished: Typically only includes white goods (fridge, oven, washing machine) and sometimes window coverings or light fittings.
Part-furnished: A hybrid of the above, often including just key furniture items like beds and wardrobes.
📊 Furnished vs. Unfurnished: Pros and Cons for Landlords
(Source: OpenRent, 2024; Propertymark, 2024)
🧾 What’s Expected in a Furnished Property?
A fully furnished rental usually includes:
Bed(s) and mattress(es)
Wardrobes and drawers
Sofa, armchairs
Dining table and chairs
Curtains/blinds
Lamps or lighting fixtures
Kitchen appliances: oven, hob, fridge, washing machine
Crockery, cutlery, and cooking utensils (optional for long-term lets)
Note: All soft furnishings and furniture must comply with UK fire safety regulations, especially for HMOs.
📍 When Furnishing Makes Sense
Furnished properties are ideal for:
City centre flats
Short-term lets
HMOs/shared houses
Corporate or international tenants
In high-rent areas like Central London, furnished lets attract busy professionals or expats who value convenience and flexibility.
🔑 When to Choose Unfurnished
Unfurnished homes are often preferred by:
Long-term tenants
Families with children
Tenants relocating with existing belongings
Outer boroughs or suburban areas like Croydon, Barnet or Ealing tend to see stronger demand for unfurnished homes, helping reduce wear and tear and turnover.
📦 Tax and Inventory Considerations
While furniture costs are not tax deductible as capital expenses, landlords can claim replacement relief when items are replaced like-for-like.
You must also:
Conduct a detailed inventory for furnished lets to protect against deposit disputes
Maintain furniture to a safe and usable standard
Consider landlord insurance that covers contents if provided
🧠 Final Thoughts
The right furnishing strategy depends on your property type, location, and target market. In busy urban centres, furnishing can boost appeal and rental returns—but requires more upkeep and investment. In quieter or family-oriented areas, an unfurnished let may offer greater tenant stability and fewer responsibilities.
🛠️ How Beechill Helps Landlords Decide
At Beechill, we advise landlords across London on how to maximise rental income and tenant retention through tailored furnishing strategies.
Whether you're preparing a luxury furnished flat in Chelsea or a long-term family let in Clapham, we’ll help you furnish with purpose—or leave it minimal.
📩 Contact our team for a no-obligation consultation and property review.
📚 References
OpenRent (2024) Furnished vs. Unfurnished: Which Is Better for Landlords?. [online] Available at: https://blog.openrent.co.uk
Propertymark (2024) Lettings Market Report Q4 2024. [online] Available at: https://www.propertymark.co.uk
HM Revenue & Customs (2024) Income Tax: Business Income Manual – Replacement of Domestic Items Relief. [online] Available at: https://www.gov.uk