When preparing a property for the rental market, one of the biggest decisions landlords face is whether to let it furnished or unfurnished. The choice can influence the type of tenants you attract, the rental income you achieve, the maintenance responsibilities you shoulder, and even the speed at which the property lets. Yet there is no one-size-fits-all answer—what works for one landlord or location may not work for another.

This guide explores the benefits and drawbacks of both furnished and unfurnished lettings, helping you make an informed decision based on your property, your target tenants, and your long-term goals. Whether you’re a first-time landlord or seeking advice from professionals such as estate agents in Cardiff, understanding the impact of each option is essential.

 

1. What Counts as Furnished vs. Unfurnished?

Before comparing the two, it’s important to clarify what each term means:

Furnished Property

A furnished property typically includes everything a tenant needs to move in immediately, such as:

• Sofa, chairs, and tables
• Beds and wardrobes
• Curtains or blinds
• White goods (e.g., fridge, washing machine)
• Basic kitchen appliances
• Lighting fixtures

Levels of furnishing vary—some are fully furnished with décor and soft furnishings, while others offer only the essentials.

Unfurnished Property

An unfurnished property usually includes:

• Essential fixtures and fittings
• Carpets or flooring
• Curtains or blinds
• White goods (sometimes optional, depending on the landlord)

Tenants are expected to bring their own furniture, giving them greater freedom to personalise the space.

 

2. Benefits of Letting a Property Furnished

Letting your property furnished carries several advantages, particularly in certain locations or markets.

A. Attracts Specific Tenant Groups

Furnished properties are particularly appealing to:

• Students
• Short-term contract workers
• Young professionals
• Relocators
• Tenants without existing furniture

These renters typically prioritise convenience and flexibility.

B. Allows Higher Rental Income

You can often charge more for a furnished rental because tenants are paying for the ease of moving into a ready-made home. Even modest increases in rent can add up over the course of a tenancy.

C. Speeds Up Letting in High-Demand Areas

In city centres, university areas, or locations with a lot of corporate lettings, furnished properties tend to be snapped up quickly. This can reduce void periods and improve overall profitability.

D. Ideal for Short-Term Lettings

If you’re considering flexible or short-term lets, providing furniture is usually essential.

 

3. Drawbacks of Letting a Property Furnished

While furnished lettings have clear advantages, they also come with drawbacks that landlords should consider.

A. Higher Initial and Replacement Costs

Furniture and appliances require investment. Over time, items will need repairing or replacing due to:

• Wear and tear
• Breakages
• Changing safety standards

This adds ongoing cost and responsibility.

B. Potential for Increased Maintenance Issues

More items inside the property mean more things that can break or go wrong. Landlords remain responsible for maintaining or replacing any provided furniture and white goods.

C. Higher Inventory and Check-In Costs

Inventories are crucial for furnished properties to protect you from disputes over damage. Detailed inventories cost more, and check-ins may take longer.

D. May Limit the Tenant Market

Not all tenants want furnished homes. Some prefer to use their own furniture, especially families or long-term renters who want a sense of ownership and stability.

 

4. Benefits of Letting a Property Unfurnished

Unfurnished homes offer a different set of advantages, appealing to landlords who want simplicity and long-term tenants.

A. Attracts Stable, Long-Term Tenants

Families, older renters, and long-term tenants often prefer unfurnished spaces, as they can bring their own furniture and make the home feel truly theirs. This often leads to longer tenancies and lower turnover.

B. Lower Upfront and Ongoing Costs

Landlords providing fewer items have fewer responsibilities. With no sofas, beds, or wardrobes to maintain, expenses are reduced.

C. Fewer Maintenance Responsibilities

With fewer appliances and furnishings, there’s less risk of damage or faults, reducing maintenance time and costs.

D. Helps Tenants Personalise the Space

Many renters appreciate the ability to design their living environment. This can improve tenant satisfaction and lengthen tenancy duration.

 

5. Drawbacks of Letting a Property Unfurnished

Of course, unfurnished lets aren’t ideal for all situations.

A. Could Narrow the Tenant Pool

Tenants looking for temporary accommodation or those moving from abroad may avoid unfurnished properties due to the lack of immediate convenience.

B. Potentially Longer Void Periods in Some Areas

In highly transient rental markets, furnished properties may let more quickly. Unfurnished homes might take longer to find tenants, depending on the local demographic.

C. Rent May Be Slightly Lower

Although this varies widely, furnished homes often achieve higher rents, particularly in central or professional rental markets.

 

6. Which Option Is Best for Your Property?

Choosing between furnished and unfurnished depends on several key factors.

A. Location and Local Demand

Urban areas with high numbers of students or young professionals often favour furnished rentals. Suburban areas, or those with larger family homes, usually see stronger demand for unfurnished properties.

Local professionals such as estate agents in Cardiff often advise landlords by analysing tenant demographics, rental trends, and demand patterns to help them choose the most suitable option.

B. Property Type

The layout and size of your property can influence the best choice:

• Studio or one-bedroom flats: Often better furnished
• Family homes: Commonly let unfurnished
• Corporate lettings: Usually furnished

C. Your Long-Term Plans

If you plan to rent your property for years, unfurnished may be more cost-effective due to reduced maintenance responsibilities. If you’re interested in short-term rentals or furnished holiday lets, then furnishing becomes necessary.

D. Budget and Maintenance Flexibility

Furnishing a property requires both initial investment and ongoing upkeep. Consider whether you’re comfortable with the financial commitment.

 

7. The Middle Ground: Part-Furnished Lettings

Some landlords opt for a part-furnished approach, offering essential items such as white goods, basic wardrobes, or blinds, while leaving the larger furnishings optional. This approach can:

• Appeal to a wider audience
• Reduce upfront costs
• Offer tenants flexibility
• Minimise maintenance responsibilities

A part-furnished setup works particularly well in competitive rental markets where expectations vary.

 

Conclusion

Deciding whether to let your property furnished or unfurnished is a key part of preparing it for the rental market. Both options offer clear benefits and drawbacks, and the best choice depends on your property type, location, tenant demographic, budget, and long-term goals.

Furnished properties appeal to tenants seeking convenience and often achieve higher rents, but they come with increased costs and responsibilities. Unfurnished homes attract long-term tenants and reduce maintenance demands but may not suit every market or tenant type.

If you’re unsure which route to take, local insight is invaluable—speaking with knowledgeable estate agents in Cardiff can provide you with tailored guidance based on the area’s rental trends and tenant expectations.

Ultimately, the goal is to choose the option that supports a stable tenancy, minimises void periods, and aligns with your investment strategy. With the right approach, you can maximise the potential of your rental property and offer a home that suits both your needs and those of your future tenants.