Is It Better to Rent Furnished or Unfurnished?

For landlords, one of the first questions that often comes up is whether to rent out a property furnished or unfurnished. It sounds like a simple choice, but it can have a real impact on the type of tenants you attract, how much rent you can charge, and the amount of hassle involved in managing the property.

In this article, we’ll walk you through the pros and cons of each option, help you think about what’s right for your property, and offer a few practical pointers from our experience managing rentals across Bristol.

What Do We Mean by "Furnished" and "Unfurnished"?

Let’s start with a bit of clarity. A furnished property usually includes the basics a tenant would need to move straight in – think beds, wardrobes, sofas, dining tables and white goods. It doesn’t mean you need to provide everything down to cutlery and cushions (unless you're going for a high-end serviced let), but the essentials should be there.

An unfurnished property typically comes with just the fixed elements: carpets or flooring, curtains or blinds, and built-in kitchen appliances. Tenants will bring their own furniture and make the place their own.

Pros of Renting Furnished

Furnished properties can be a good fit if you're targeting a specific type of tenant:

• Short-term lets: Professionals on short-term contracts or relocating for work often prefer furnished homes they can move into with minimal fuss.
• Students or first-time renters: They might not own much furniture, so providing a ready-to-go space is a big plus.

Furnished properties may also allow you to charge slightly higher rent, though this depends on your area and the quality of furnishings.

Another benefit is flexibility. If you’re planning to sell or move back into the property in the near future, keeping it furnished avoids the hassle of storage or repurchasing furniture later.

Downsides of Furnishing Your Rental

The main drawback is maintenance. As a landlord, you’re responsible for the condition of the furnishings you provide. If a bed breaks or a sofa wears out, you’ll need to replace it.

There’s also the risk of items getting damaged over time. Even with careful tenants, furniture has a limited lifespan, and regular replacements can eat into your profit margins.

Finally, not all tenants want a furnished property. Professionals and families in particular may prefer to use their own furniture and create a space that feels like home.

Pros of Renting Unfurnished

Unfurnished properties tend to appeal to long-term tenants who want to settle in and make the space their own. This often means greater stability and less turnover – something most landlords appreciate.

You also avoid the costs and responsibilities that come with providing and maintaining furniture. There’s less to insure, less to repair, and fewer inventory items to check during inspections.

And from a practical point of view, it can be easier to market an unfurnished property. Tenants can visualise how their own belongings will fit, rather than being put off by someone else’s taste in decor.

What About Part-Furnished?

There’s a middle ground, too. Some landlords opt to let their property part-furnished, offering key items like white goods and maybe a sofa or wardrobe, while leaving the rest to the tenant.

This can work well in properties where storage of bulky items isn’t an option or where you're trying to strike a balance between convenience and flexibility. Just be clear in your advertising and inventory about what’s included.

What Do Tenants in Bristol Typically Prefer?

From our experience managing properties across BS1 to BS6, demand varies depending on the area and tenant type:

• Students and younger professionals tend to look for furnished properties, especially in central or shared housing.
• Families and older professionals are more likely to seek unfurnished homes where they can put down roots.

It’s worth thinking about the type of tenant your property is best suited for and what’s typical in your postcode. A one-bed flat in Clifton might do better furnished, while a three-bed house in Bishopston is probably best left unfurnished.

Considerations Before You Decide

A few practical questions to ask yourself:

• Do you already own suitable furniture? If it’s in good condition, you might as well make use of it.
• Is your target market students, professionals, or families? Each group has different expectations.
• Are you prepared to manage wear and tear? Furnished properties need regular upkeep.
• Do you want long-term stability or short-term flexibility? That can influence your choice.

Also, keep in mind that tax treatment, deposit protection, and insurance responsibilities can vary slightly depending on whether you’re letting furnished or unfurnished. It’s worth getting advice if you’re unsure.

Final Thoughts

There’s no one-size-fits-all answer to the furnished vs unfurnished question. It comes down to your property, your tenant type, and how hands-on you want to be.

If you’re unsure what’s best for your Bristol rental, we’re happy to offer straight advice based on the local market and your specific circumstances.

Contact us to discuss your options – we’re here to help you get the best return with the least stress.