What to Include in a Furnished Rental Property | Investor Guide

Furnishing a rental property can yield higher weekly rents and attract quality corporate tenants, contractors, or relocating professionals. Quality and standardisation are critical: durable, easy-to-clean, and neutral items protect your return on investment.

The Scaling Formula

B = Number of Bedrooms

N = Maximum Licensed Occupants (e.g., a 3-bedroom home sleeping 5 people: B = 3, N = 5)

1. Living & Dining Area

☐ Lounge Seating: Comfortable couch/suite accommodating at least N occupants (commercial-grade fabric or leather/pleather; avoid delicate light linen).

☐ Coffee Table: Sturdy, non-glass preferred.

☐ Smart TV & TV Console: Modern flat-screen TV + remote control.

☐ Dining Table & Chairs: 1 dining table with at least N matching dining chairs.

2. Kitchen & Whiteware

Commercial grade or reliable mid-tier brands (speak to us about our supplier wholesale rates!).

☐ Fridge/Freezer: Sized appropriately for N occupants (frost-free).

☐ Microwave: Clean, functional countertop microwave.

☐ Electric Kettle: Stainless steel or heavy-duty plastic.

☐ Toaster: 2-slice (1–2 occupants) or 4-slice (3+ occupants).

☐ Dishwasher: Recommended if space permits.

Cookware & Utensils

☐ Pots & Pans: 1 large frying pan, 1 medium saucepan with lid, 1 large stockpot with lid.

☐ Baking & Prep: 1 oven roasting tray, 1 cutting board, 1 colander/sieve, 2 mixing/salad bowls.

☐ Kitchen Utensils: Chef knife, paring knife, vegetable peeler, can opener, bottle opener, spatula, tongs, wooden spoon, soup ladle, measuring spoons/cups.

Crockery, Cutlery & Glassware (Formula: 2 x N, Minimum of 6 Each)

Provides double the occupant count so a full dishwasher load can run without running out of dishes, with a baseline minimum of 6 so smaller 1–2 occupant properties are fully equipped for hosting guests.

☐ Dinner Plates: 2 x N (Minimum: 6)

☐ Side / Salad Plates: 2 x N (Minimum: 6)

☐ Bowls (Cereal / Soup): 2 x N (Minimum: 6)

☐ Coffee / Tea Mugs: 2 x N (Minimum: 6)

☐ Water / Tumbler Glasses: 2 x N (Minimum: 6)

☐ Wine Glasses: 2 x N (Minimum: 6)

☐ Cutlery Sets (Knives, forks, dessert spoons, teaspoons): 2 x N sets (Minimum: 6 full sets)

3. Bedrooms (Per Bedroom: B)

☐ Bed Base & Mattress: Quality commercial-grade ensemble or solid timber/metal frame (avoid flimsy flat-pack slats). King or Queen preferred for main rooms; King Single or Double for smaller secondary rooms.

☐ Waterproof Mattress Protector: Mandatory. Protects your asset from day one (fitted over every mattress).

☐ Bedside Tables: 1 to 2 per bedroom.

☐ Bedside Lamps: 1 to 2 per bedroom.

☐ Wardrobe Storage: Built-in wardrobe with at least 10 matching coat hangers per bedroom, or a solid chest of drawers if built-in storage is limited.

(Note: For hygiene and comfort reasons, we advise that tenants supply their own pillows, linen, sheets, and duvets).

4. Bathrooms & Laundry

☐ Washing Machine: Front-loader or top-loader (min. 7kg capacity for 2+ occupants).

☐ Clothes Dryer: Condenser or vented dryer preferred (clothes airier acceptable alternative).

☐ Rubbish Bin: 1 small pedal bin per bathroom.

☐ Bathroom Storage: Mirror cabinet or vanity in good working order.

5. Cleaning & General Maintenance

☐ Vacuum Cleaner: Reliable upright or barrel vacuum (bagless preferred).

☐ Mop & Bucket: Plus a basic dustpan and broom.

☐ Iron & Ironing Board: Compact, functional setup.

☐ Rubbish & Recycling Bins: Official council red, yellow, and green wheelie bins clean and present on site.

Pro-Tips: What NOT to Include

To avoid unnecessary disputes, maintenance call-outs, and replacement costs:

• No extra small kitchen gadgets (blenders, air fryers, coffee pod machines, slow cookers): If an appliance is provided as part of the chattels and fails, you are legally required to repair or replace it. Stick strictly to the essentials (kettle, toaster, microwave) and let tenants bring their own specialty appliances.

• No complete or specialty sets of crockery, cutlery, or glassware: Avoid expensive matching sets, instead, purchase open-stock, individual pieces so broken glasses or missing forks can be easily and cheaply replaced without having to buy a whole new set.

• No pillows, bed sheets, or towels: Tenants strongly prefer their own for personal hygiene, and it eliminates turnover laundering costs.

• No delicate heirlooms or expensive artwork: Wear and tear is inevitable.

• No knick-knacks, ornaments, or fake plants: They collect dust and create clutter during inspections.

• No complex multi-speaker sound systems or gaming consoles: If it breaks, you are legally responsible for repairing or replacing it under the tenancy agreement.

Next Step for Owners

Once your property is furnished, Central Property Management completes a comprehensive photographic Entry Inspection Report (capturing inventory condition) before keys are handed over to any new tenants.