Furnished vs Unfurnished HMOs: What's Best for You as a Student?

TL;DR

Furnished HMO: Higher rent (£100-200/month extra) but includes all furniture, perfect for international students and first-years. Move-in ready with no upfront furniture costs.

Unfurnished HMO: Lower base rent but requires £800-2000 furniture investment. Better for UK students with existing furniture or those wanting personal style control.

Best choice depends on: Your budget, furniture ownership, stay duration, and personal preferences. Most students (75%) choose furnished for convenience.

 

Right, let me tell you something that'll save you from making the same mistake I made three years ago. I was absolutely convinced that going for an unfurnished HMO would save me loads of money. Spoiler alert - it didn't.

My mate Charlie had just moved into this gorgeous furnished place in Leeds, paying £120 more per month than what I was planning. I thought he was mental. Fast forward two months, and I'd spent nearly £1,800 on furniture from IKEA, Facebook Marketplace, and various second-hand shops just to make my room liveable.

Here's the honest truth about furnished vs unfurnished HMOs - and trust me, I've learned this the hard way.

What Actually Is an HMO?

Before we dive into the furniture debate, let's sort out what we're actually talking about. An HMO (House in Multiple Occupation) is basically a shared house where you've got your own bedroom but share everything else - kitchen, living room, bathroom, the works.

I've lived in three different HMOs during uni, and they're honestly brilliant if you pick the right one. You get your own space but still have people around for a chat or a Netflix binge. Plus, splitting bills makes everything way more affordable than getting your own place.

Most student HMOs house between 4-6 people. Any more than that and it starts feeling like a hostel, any fewer and you're not getting the proper shared living experience.

Furnished HMOs - The "Easy Button" Option

When Charlie first showed me his furnished room, I'll admit I was proper jealous. Everything was just... there. Bed made, desk ready, even had a little reading lamp that actually worked.

What You Actually Get

Here's what every decent furnished HMO should include:

Your bedroom:

• Bed (usually single, sometimes double if you're lucky)

• Desk and chair that won't destroy your back

• Some sort of storage - wardrobe, chest of drawers, whatever

• Basic lighting and curtains

• Mirror (essential for those 9am lectures when you look like death)

Shared spaces:

• Sofa that's seen better days but still comfy enough

• Kitchen table and chairs

• All the kitchen essentials - fridge, washing machine, microwave

• Basic cookware and plates (quality varies massively)

• Hoover and cleaning bits

The quality honestly depends on your landlord. My friend Sophie got this amazing furnished place in Manchester where everything matched and looked like it came from West Elm. Meanwhile, my cousin ended up with what looked like furniture from a 1990s holiday park.

The Real Numbers Game

Let me break down what this actually costs you. I've done the maths for loads of student areas:

These are real numbers from 2025, not some made-up marketing figures.

Why Furnished Might Be Perfect for You

You're coming from abroad. My flatmate Raj flew in from Mumbai with two suitcases. Imagine trying to ship a bed and desk halfway across the world. Mental, right?

You're absolutely skint upfront If you've already blown your budget on tuition and deposits, finding another £1,500 for furniture is rough. The extra monthly rent hurts, but it's manageable.

You can't be bothered with the hassle. Honestly, some people just want to focus on their degree without dealing with furniture drama. Fair enough.

You're only staying one year If you're doing a masters or planning to study abroad, investing in furniture makes zero sense.

The Not-So-Great Bits

Your bank account takes a hit every month. That extra £100-150 monthly adds up. Over a year, you're looking at £1,200-1,800 extra. That's a proper holiday or emergency fund.

You're stuck with someone else's taste. My mate Emma's furnished place had this horrific brown sofa that looked like it came from the 1980s. She had to live with it for the entire year.

Damage charges are real Spill red wine on the landlord's cream carpet? That's coming out of your deposit. My friend Jake got charged £200 for a small burn mark on a desk.

Quality can be shocking. Some landlords buy the cheapest furniture possible. I've seen desks that wobble if you breathe on them and mattresses that should've been replaced years ago.

Unfurnished HMOs - The "Build Your Own" Adventure

Going unfurnished is like getting a blank canvas. Exciting, but also slightly terrifying when you're staring at four empty walls on move-in day.

What You're Signing Up For

You'll need everything:

For your room:

• Bed and mattress (£150-400 depending on how much your back matters to you)

• Desk and chair (£80-200 - trust me, don't go super cheap on the chair)

• Storage solutions (£100-300 for wardrobes, drawers, whatever)

• Lighting (£30-80 for proper lamps, not just the ceiling bulb)

• Window stuff (£20-60 for curtains or blinds)

Shared areas (split between housemates):

• Living room furniture

• Kitchen essentials

• Cleaning supplies

The Money Reality Check

When I went unfurnished, I thought I'd be clever and do it on the cheap. Here's what I actually spent:

• IKEA bed and mattress: £180

• Desk from Facebook Marketplace: £40 (needed £20 of screws because half were missing)

• Chair that destroyed my posture: £25

• Wardrobe that took 6 hours to build: £120

• Various bits and pieces: £200

• Share of living room stuff: £150

Total: £715, and that was with lots of second-hand finds and the cheapest options.

If you want anything decent, budget £1,200-2,000 minimum.

Why Unfurnished Could Be Brilliant

You save serious cash monthly. That £100+ saving every month is real money. Over three years of uni, that's potentially £3,600+ back in your pocket.

It's actually yours. Can't put a price on having a space that feels like home. My room now has my posters, my desk setup, my everything. Makes a massive difference to mental health.

Quality control You choose what you're sleeping on and studying at. No more wobbly desks or mattresses that feel like concrete.

It lasts beyond uni. If you've got somewhere to store it, your furniture investment continues after graduation. I'm still using my uni desk three years later.

The Downsides Nobody Warns You About

Upfront costs are brutal Finding £1,500+ when you're already stretched is proper difficult. I lived off pasta and cheap bread for two months after my furniture shopping spree.

Moving is a nightmare. Try getting a double bed down a narrow staircase. I've helped mates move, and it's genuinely traumatic.

Coordination headaches Getting four housemates to agree on living room furniture is like herding cats. We spent weeks arguing about whether to get a corner sofa or separate chairs.

You're responsible for everything? Bed breaks? That's your problem. Desk wobbles? Find a solution. It all adds up.

Read Also: HMO Living Tips for International Students in the UK

Real Stories from Real Students

Lucy, University of York (went furnished): "I'm from Singapore, so bringing furniture wasn't an option. The furnished place cost £140 more monthly, but honestly worth every penny. I arrived jet-lagged and confused, but my room was ready. Unpacked, had a nap, and felt human again."

Tom, Sheffield University (chose unfurnished): "Wanted to save money and make the place mine. Spent ages on Gumtree finding decent stuff. The initial expense was rough - lived on beans for weeks - but I love my setup now. Saved probably £2,000 over two years."

Aisha, Kings College London (furnished then switched): "Started furnished because everything was mental expensive in London. The furniture was okay but nothing special. Second year, found three other girls who wanted to go unfurnished and split costs. So much happier with our choices."

David, University of Edinburgh (unfurnished disaster): "Thought I'd be smart and go cheap. Bought a £30 desk from a car boot sale. Things collapsed during the exam period with my laptop on it. Learned my lesson - sometimes paying more upfront saves hassle later."

The Decision Framework That Actually Works

Look, I've helped loads of friends figure this out. Here's how to actually decide:

Go Furnished If:

You're international and bringing nothing. Shipping furniture is expensive and complicated. Don't bother.

Money flows better monthly than upfront If your student loan comes monthly but you can't access a big lump sum, furnished makes sense.

You genuinely can't deal with furniture stress. Some people want to focus purely on studies. Nothing wrong with that approach.

You're unsure about staying long-term One year placement or masters? Don't invest in furniture.

Go Unfurnished If:

You've got furniture already. Coming from home with bedroom stuff? Use it.

The budget is properly tight. Every monthly saving matters when you're counting pennies.

You care about having your own style. Some people need their space to feel like them. Totally valid.

You're staying multiple years The longer you stay, the more the upfront investment pays off.

Read Also: Pros and Cons of HMO for a Student

Money-Saving Tricks I Wish I'd Known

For Furnished Places:

Negotiate utility inclusion Some landlords will throw in bills for a small extra monthly fee. Often worth it.

Document everything on day one. Take photos of every mark, stain, and scratch. Seriously. Saved my mate £300 in bogus damage charges.

Look for recently renovated places. New furniture for the same price. Win-win.

For Unfurnished Places:

Facebook Marketplace is your friend. Graduated students sell everything cheap in May/June. Perfect timing.

IKEA family membership is Free to join, gives discounts and early access to sales.

Split big purchases with housemates We bought a massive TV together and worked out who'd keep it later.

Consider furniture rental Companies like Fernish rent furniture packages. More expensive than buying but less upfront cost.

Regional Differences You Should Know

Living in London is different from living in Dundee. Here's what I've noticed:

London: Most students go furnished because everything's expensive and storage is impossible. The international student population also drives this.

Manchester/Birmingham: Pretty even split. Good second-hand markets make unfurnished viable.

Smaller university towns: More unfurnished because costs are lower and students often have family help with furniture.

Scotland: Lots of furnished due to international students, but also because many students live further from family.

Read Also: Understanding your Rights as a HMO Tenant in the UK  

Looking Ahead: 2025 Trends

The rental market's changing:

• More "hybrid" options with basic furniture included

• International student numbers driving furnished demand

• Rising furniture costs making furnished relatively better value

• Flexible leases accommodating study abroad

Tech Making Things Easier

New apps help coordinate shared purchases. WhatsApp groups for furniture shopping. The Instagram marketplace is massive now. Virtual viewing means you can see places properly before committing.

My Final Honest Take

After living both ways, here's what I reckon:

Most first-years should go furnished. You've got enough stress without worrying about furniture. The extra cost is worth the peace of mind.

If you're staying multiple years, consider switching to unfurnished for year two. You'll know the area, have transport sorted, and can take time finding good deals.

International students should almost always go furnished unless you're staying long-term and shipping some personal items.

UK students with supportive families might prefer unfurnished if they can get help with transport and initial costs.

Bottom Line

There's no wrong choice here, just different priorities. Furnished costs more monthly but saves upfront stress and money. Unfurnished saves monthly but requires significant initial investment and effort.

I ended up loving my unfurnished setup, but it took months to get right and cost way more than expected initially. My mate Charlie's furnished place worked perfectly for his situation.

Think about your actual circumstances, not what seems "smarter" in theory. Both options can work brilliantly if they match your needs and budget.

The most important thing? Make sure you're in a good HMO with decent housemates. Furniture matters, but living with people you get along with matters way more.

And whatever you choose, take loads of photos on move-in day. Trust me on this one.

Ready to find your perfect HMO? Whether you want furnished convenience or unfurnished flexibility, browse thousands of verified student properties at BestStudentStays.com - where finding the right home for your uni years is actually straightforward.