If you are a proud owner in the student rental market, the furnished versus unfurnished choice might condemn or boost your ROI. This guide for landlords who provide student accommodation in the UK sheds light on the costs, taxation, tenant preferences, and practicalities to allow you to decide affirmatively about it. Whether you are buying everything for an unfurnished property or refurbishing an existing furnished rental, StudentTenant.com is a reliable student property listing site providing you with all the expert tools and support to enable you to draw dependable student tenants all over the UK.
What initial costs do owners face when offering furnished student accommodation in the UK?
Before listing your property, it’s important to understand the setup costs involved. Furnished student lets naturally require more investment upfront than unfurnished ones.
Furnished setup
Bed and mattress (£150–£300 per room)
Desk and chair (£80–£120 per room)
Wardrobe (£100–£150 per room)
Soft furnishings (£30–£50 per room)
Kitchen appliance bundle (£600–£900 for the whole property)
Unfurnished setup
White goods only (cooker, fridge, washing machine): £600–£1200 total
Furnished lets typically cost £2,000–£3,500 upfront for a 4-bedroom house, while unfurnished properties average £600–£1200.
Tip: For guidance on picking durable pieces, see How to select furnishings that students want.
How can owners maximise rental income with furnished vs unfurnished lets?
Furnishing your student property can significantly improve rental returns and reduce the time between tenancies.
Higher rent: £20–£40 more per room monthly
Reduced void periods: Furnished lets fill 28% faster
Greater appeal: 85% of UK students search for furnished listings
For a 4-bedroom student home, you could earn £960–£1920 more annually from furnishing, often covering your initial spend within two years.
If you're looking for clever furnishing hacks, read Creative Ways to Furnish Your Student Property in the UK on a Budget (Landlord Edition).
What tax benefits can owners claim on furnished and unfurnished student lets?
Understanding tax reliefs is essential to maximising your net profit. UK tax law treats furnishings differently from general repairs.
Furnished lets: Owners can claim back actual replacement costs under the Replacement of Domestic Items Relief. This includes beds, sofas, and white goods.
Unfurnished lets: Claims are limited to essential property repairs and do not include furnishings.
Visit GOV.UK for official tax guidance on rental income:
How do owners choose furnishings that students want?
It starts with understanding the balance between style, practicality, and resilience. Students want comfort and convenience, while owners need longevity and compliance. Beds with metal frames offer lasting support through constant turnover; they don’t squeak, bend, or break easily. Desks and chairs must be wipe-clean and ready for late-night coffee spills or study marathons. Form follows function here. Soft furnishings stay neutral, versatile enough for anyone’s taste, but always fire-retardant, a silent guardian of safety. Essential appliances like fridges, ovens, and microwaves aren’t optional. They’re lifelines, and energy efficiency in these is no longer a bonus, it’s an expectation. Lighting and heaters must be low-impact on bills but high-impact on comfort. Finally, certified durability matters. Fire labels on sofas and tested materials reduce risk and replacement costs. Smart landlords think ahead: by designing for wear, they win both trust and time. Students feel at home, and homes last longer.
What creative ways can owners furnish on a budget?
Budget does not have to mean basic. There are smart, stylish, and cost-efficient ways to prepare your UK student let.
Upcycle second-hand furniture with fresh paint or new handles
Purchase wholesale furniture bundles or trade packages
Rent furnishings for short tenancies
Visit local auctions, clearance warehouses, or university move-out sales
Use stackable or modular furniture to maximise small spaces
These options allow for functional yet appealing spaces, especially for first-year or international students.
How do owners manage maintenance and inventory for furnished lets?
Furnished lets come with extra responsibilities. A solid process protects your property and supports dispute-free renting.
Use digital tools to create a dated inventory with photos
Record serial numbers or labels on furnishings
Conduct pre- and post-tenancy inspections
Register deposits through a government-backed scheme such as TDS or MyDeposits
Regular inspections also help identify wear before it becomes costly damage.
What do students prefer in UK accommodation: furnished or unfurnished?
Research shows students, particularly first-year and international tenants, prefer hassle-free, move-in-ready homes.
For owners aiming for quicker lets and fewer gaps in income, furnished is usually the smart choice.
What kind of student are you targeting?
It’s important to align your letting strategy with the needs of your ideal tenant type:
First-year students: Prefer ready-furnished homes
International students: Typically arrive with no furniture
Postgraduates: Might prefer unfurnished for longer stays
Final-year groups: Tend to value quality and extras like desk space
Knowing your audience helps you choose a furnishing level that matches demand.
Should owners consider part-furnished as a middle ground?
Yes, especially if you want to balance flexibility and appeal.
Provide essentials such as beds, desks, and appliances
Leave space for personal items
Reduce your inventory and replacement risk
This setup often meets both legal and practical expectations without inflating your budget.
Final Thoughts: What’s the best option for student property owners in the UK?
Ultimately, furnished lets are a safer bet for student markets. Although they come with higher setup costs and maintenance, they offer:
Better rental yields
Faster occupancy
Broader tenant appeal
Unfurnished or partially furnished is the arrangement of choice when letting a property to long-term postgraduate students or in cases where there is a desire to have some element of personalisation.
One way or the other, depending upon the type of property you have, your tenant activity, and your long-term investment goals, you will be motivated by data to one option or another.
Conclusion and Next Steps for Owners
As a landlord in the UK student accommodation sector, your furnishing choices should be strategic. Furnishing may involve extra effort, but when done right, it maximises your return while delivering value to students.
For expert landlord support, tools, and access to thousands of active student tenants across the UK, list your property with Student Tenant today.