How to furnish a flat to rent out on a fixed budget

Furnishing a flat to rent out is a different job from furnishing your own home. You are not decorating for yourself. You are making a place that photographs well, survives tenants or guests, and pays back the money you put in. That changes what to buy and where to spend.

First decide who it is for

• Long-term tenants care about a good bed, storage, a working kitchen and a calm, neutral base they can make their own. Many will bring some furniture of their own.
• Short-let guests book from photos. They want a place that feels finished: made beds, soft light, a table to eat at, and nothing personal.

Write down the type of tenant or guest, the number of people the flat sleeps, and your total budget. Every decision below comes from those three facts.

Where the money should go

1. Beds and mattresses. Comfort is what people remember and review. Buy good mattresses and simple, sturdy frames.
2. A sofa with washable or replaceable covers, in a mid-tone that hides wear.
3. A dining table and chairs that seat everyone the flat sleeps.
4. Storage: a wardrobe or rail with enough hangers, hooks by the door, and somewhere to put a suitcase.
5. Lighting: warm bulbs everywhere, a floor lamp in the living area and lamps on both sides of the bed.
6. Blackout curtains or blinds in the bedroom.

Where to save

• Decor. A few large pieces (one big plant, one large print, one mirror) look better in photos than many small ones, and they are easier to keep tidy.
• Fashion pieces. Skip trend colours on big items. Bring colour in with cushions and throws you can change for a few euros.
• Anything fragile. Glass tables, white fabrics and delicate chairs cost you twice.

Split the budget by room

As a rough guide for a one-bedroom flat:

• Bedroom: about 35%. Bed, mattress, bedding, wardrobe, curtains, two lamps.
• Living area: about 35%. Sofa, rug, coffee table, floor lamp, storage, a plant.
• Kitchen and dining: about 20%. Table and chairs, basic cookware, tableware for everyone.
• Hall and bathroom: about 10%. Hooks, mirror, towels, a bath mat.

For a one-bedroom flat in Europe, a sensible furnishing budget from mid-range shops is often €3,000–6,000, depending on what is already there.

Make the photos work

• Shoot in daylight with every lamp on.
• Make the beds tightly and add one throw.
• Clear every surface except one or two objects.
• Take each room from its corner, at chest height, so it looks as big as it is.

If you would like a furnishing plan for your own flat, Gaudi makes one from your photos and budget: a layout for each room and a shopping list with prices. Send us photos and we’ll reach out with a quote made for your flat.