This article was written by our expert who is surveying the industry and constantly updating the business plan for a short-term rental.
This guide gives you a clear, numbers-first furnishing budget for a short-term rental in October 2025.
You will see what to spend per room, which items matter most for reviews, and how to plan for replacements, installation, and contingencies so you protect profit from day one.
If you want to dig deeper and learn more, you can download our business plan for a short-term rental. Also, before launching, get all the profit, revenue, and cost breakdowns you need for complete clarity with our short-term rental financial forecast.
A solid furnishing budget for a short-term rental focuses 55–60% on durable furniture, 20–25% on appliances and electronics, and 10–20% on linens and décor, with 1–2% for safety and a 10–15% contingency. Typical total setup for a mid-range 1–2 bedroom unit lands between $4,100 and $14,500 depending on size, spec, and market positioning.
Occupancy typically ranges 54–67% with average nightly rates $43–$72 for standard city listings, so spending decisions should favor durability, guest-visible quality, and items that directly impact review scores.
| Budget Area | What to Include | Typical Range / Rule |
|---|---|---|
| Total Setup (1–2 BR) | Bedrooms, living, kitchen/dining, bathroom, safety, install | $4,100–$14,500 depending on size and spec |
| Furniture | Beds, sofa, dining set, storage, outdoor basics (if applicable) | 55–60% of total furnishing budget; prioritize durability |
| Appliances & Electronics | Smart TV, Wi-Fi router, fridge, microwave, cooktop/oven, kettle/coffee | 20–25% of budget; $1,500–$3,000 per kitchen setup |
| Linens & Soft Goods | Sheets, pillows, towels, mattress protectors, rugs, curtains | 8–10% of budget; white linens for easy bulk replacement |
| Décor & Accessories | Wall art, lamps, mirrors, plants, entryway items | 8–10% of budget; keep uncluttered, contemporary style |
| Safety | Extinguishers, smoke/CO detectors, first-aid kit, lockbox/smart lock | 1–2% of budget; add 1–2% if family-oriented stays |
| Installation & Setup | Delivery, assembly, mounting, disposal of packaging | 8–12% of budget; time is money pre-launch |
| Contingency | Late add-ons, upgrades, property-specific fixes | 10–15% of total; prevents launch delays |
What nightly rate and occupancy should you target?
Set a realistic target of $43–$72 ADR for standard urban listings and 54–67% occupancy, then adjust for your city, seasonality, and property quality.
Start with market comps and your bedroom count to anchor ADR; push rate on peak dates and protect occupancy on shoulder periods to stabilize revenue.
Use a dynamic pricing tool to test small weekly adjustments and track conversion, inquiry volume, and review velocity for early signals.
If your furnishings are above market (premium mattresses, smart tech, stylish décor), price at the upper bound and defend it with stellar photos and fast response times.
You’ll find detailed market insights in our short-term rental business plan, updated every quarter.
How many rooms need furnishing?
- List every space to be guest-ready: each bedroom, all bathrooms, the living room, kitchen/dining, entry, balcony/patio, and laundry nook if present.
- Count sleeping surfaces precisely (beds + convertible sofa beds) to match allowed occupancy and linen inventory.
- Include storage (closets, hangers, luggage racks) and blackout window treatments for each sleeping area.
- Add task lighting and power/USB at both sides of every bed and near the sofa and dining table.
- Confirm wall mounting needs (TVs, mirrors, artwork) and measure for rugs to avoid trip edges.
Who is your guest profile and how does it change furnishing?
Design for solo travelers, couples, and remote workers in 1–2 bedroom units with easy-clean, durable materials and a contemporary, uncluttered look.
Choose scratch-resistant tables, stain-resistant sofa fabrics, and sealed wood or metal frames; avoid delicate glass tops and light linens that show wear.
Provide a dedicated work surface with ergonomic chair and fast Wi-Fi because these guests rate work-friendliness highly.
Keep décor cohesive but minimal so cleaning is fast and photos look crisp even after turnover days.
This is one of the strategies explained in our short-term rental business plan.
How should you allocate budget by room and category?
Allocate per room with furniture first, then layer appliances, linens, and décor to match your target ADR.
For a mid-range short-term rental, use these working ranges: Bedroom $1,200–$2,500; Living $1,500–$7,000; Kitchen/Dining $1,000–$4,000; Bathroom $400–$1,000.
Divide the total furnishing budget as Furniture 55–60%, Appliances/Electronics 20–25%, Linens 8–10%, Décor 8–10%, Safety 1–2%.
Keep 8–12% separate for installation and 10–15% as contingency so launch dates do not slip.
| Room | Line-Items to Include | Typical Spend Range (USD) |
|---|---|---|
| Bedroom (per room) | Queen/King bed, quality mattress, frame, 2 nightstands, lamps, blackout curtains, dresser/closet kit, luggage rack, art | $1,200–$2,500 |
| Living Room | Sofa (sleep-capable if allowed), lounge chair, coffee table, side tables, rug, TV console, artwork, lamps | $1,500–$7,000 |
| Kitchen/Dining | Dining table & 4–6 chairs, small appliances, cookware, flatware, glassware, storage, bin/recycling | $1,000–$4,000 |
| Bathroom (per room) | Towel sets, bathmat, storage, hooks, mirror, hair dryer, dispensers | $400–$1,000 |
| Outdoor/Balcony | Weatherproof bistro set, plant, lighting (where allowed), doormat | $200–$800 |
| Safety | Extinguishers, smoke/CO detectors, first-aid kit, smart lock/lockbox | 1–2% of total |
| Install & Setup | Delivery, assembly, mounting, cable management, trash removal | 8–12% of total |
What are the minimum quality standards for mattresses, sofas, and dining sets?
- Mattresses: high-density memory foam or commercial-grade hybrid, minimum $600–$1,200 each; use waterproof, noiseless protectors; replace ~every 5 years.
- Sofas: kiln-dried hardwood or metal frame, stain-resistant upholstery, removable cushion covers; avoid light fabrics that photograph wear quickly.
- Dining: scratch-resistant tops (laminate, sealed wood, or composite), stable legs, padded chairs; seat at least 4 in 2-bed units.
- Chairs and frames must not wobble; test for creak and flex; add felt pads to protect floors and reduce noise complaints.
- Choose neutral, photo-friendly tones that hide scuffs and keep turnover cleaning under 30 minutes per room.
Which appliances and electronics are required and what do they cost?
Provide a modern baseline of entertainment, connectivity, and kitchen white goods so guests feel “complete” on arrival.
Plan $1,500–$3,000 for the kitchen appliance set, $300–$1,000 for smart TVs, and $800–$2,000 if adding an in-unit washer/dryer.
Always include a dual-band router, keyless smart lock, and convenient charging to meet 2025 expectations for short-term rentals.
Mount TVs securely, hide cables, and label remotes to cut support messages and boost review scores.
| Item (Short-Term Rental) | Guest Expectation / Why It Matters | Typical Cost Range (USD) |
|---|---|---|
| Smart TV (43–55") | Streaming-ready; clear instructions; mounted at eye level | $300–$1,000 per unit |
| High-Speed Wi-Fi + Router | Remote work, streaming, smart devices; label network & QR code | $80–$200 router + monthly plan |
| Fridge + Microwave + Range/Oven | Baseline cooking convenience for longer stays | $1,200–$2,500 bundle |
| Kettle & Coffee Maker | Daily ritual convenience; essential for high CSAT | $80–$250 combined |
| Dishwasher (if space) | Speeds turnovers; encourages in-home dining | $400–$900 |
| Washer/Dryer (in-unit) | Crucial for week-long stays and remote workers | $800–$2,000 |
| Smart Lock + Spare Lockbox | Self-check-in and backup entry; reduces late-night support | $120–$300 + $40–$80 |
What are the essential kitchen and bathroom items that affect reviews?
- Kitchen: complete cookware set, sharp knives, cutting boards, utensils, can opener, colander, baking tray, toaster, blender, coffee/tea setup, oil/salt/pepper, and matching dinnerware/glassware for full occupancy.
- Bathroom: 2–3 white towels per guest, hand towels, washcloths, shower mat, hair dryer, toiletries dispensers, spare toilet paper, hooks, and storage baskets.
- Label shelves and provide cleaning basics (dish soap, sponge, trash bags) to reduce questions and improve perceived value.
- Use hotel-style towel racks and over-the-door hooks to keep surfaces clear and speed up turnovers.
- Keep extras in a locked owner’s closet so restocks are simple and consistent.
How much should you reserve annually for replacements?
Reserve 5–8% of your furnishing budget each year specifically for high-turnover items.
Plan quarterly inspections to retire stained linens, chipped mugs, and worn bathmats before guests notice.
Standardize on white, hotel-grade linens to buy in bulk and keep photos consistent after replacements.
Track replacement cadence in a simple spreadsheet so you can forecast orders and avoid stockouts.
How much of the budget goes to safety?
Allocate 1–2% of the total furnishing budget to safety gear as a non-negotiable baseline for a short-term rental.
Include extinguishers, smoke/CO detectors per floor/bedroom as required, first-aid kit, and window/childproofing if targeting families.
Record installation dates and test monthly; post clear emergency instructions near exits.
Add another 1–2% if you need family-oriented extras such as corner guards, outlet covers, and stair gates.
Should you buy new or second-hand furniture?
Use new for beds/sofas for hygiene, warranty, and guest perception; use selective second-hand for tables, metal frames, and storage to cut costs.
Expect second-hand to reduce upfront spend by ~40–60% but potentially increase maintenance and styling inconsistency over time.
New items often last longer, photograph better, and come with replacements that avoid downtime.
Blend sources only if you can keep a cohesive style and meet safety/durability standards in a short-term rental.
| Option | Pros for Short-Term Rentals | Cons / Cost Impact |
|---|---|---|
| New – Beds & Mattresses | Hygiene, warranty, strong photos, consistent comfort; fewer complaints | Higher upfront ($600–$1,200 mattress); lower long-term issues |
| New – Sofas | Durable frames, stain-resistant fabrics, predictable sizing | Higher capex; pays back in review quality and fewer repairs |
| New – Dining Sets | Scratch-resistant, cohesive style, warranty | Moderate capex; lower break/flex risk |
| Second-Hand – Tables/Storage | Cost savings; robust if metal/solid wood; easy to refinish | Style mismatch risk; inspect for wobble/odors |
| Second-Hand – Decor | Unique accents, budget-friendly | Can look cluttered; keep minimal and cohesive |
| Second-Hand – Mattresses | Not recommended in STR: hygiene and perception issues | Potentially harmful to ratings; avoid |
| Second-Hand – Sofas | Rarely worth it unless professionally cleaned and sturdy | Hidden wear/bugs risk; often short lifespan |
What should you budget for delivery, assembly, and setup?
Allocate 8–12% of the furnishing budget for logistics and setup to launch your short-term rental on schedule.
Include delivery fees, professional assembly, wall mounting, cable management, and packaging disposal so the unit is guest-ready.
Book a single setup window with all vendors and schedule final photography immediately after cleaning.
Time saved here directly accelerates listing live date and first bookings.
We cover this exact topic in the short-term rental business plan.
What contingency percentage should you keep?
Hold a 10–15% contingency against the total furnishing budget for last-minute extras and property-specific surprises.
Typical uses include extra blackout curtains, an additional dresser, upgraded router, or a second TV if guest mix shifts.
Keep the buffer separate from operating cash so you can act fast without delaying go-live.
After launch, roll any unused portion into replacements or an upgrade that improves photos or work-friendliness.
Get expert guidance and actionable steps inside our short-term rental business plan.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are encouraged to consult with a qualified professional before making any investment decisions. We accept no liability for any actions taken based on the information provided.
Want to continue building your short-term rental strategy?
Explore our step-by-step planning resources and financial models tailored to vacation rentals.
Sources
- Airbtics – Annual Airbnb Revenue (Bangkok)
- AirROI – Bangkok Market Report
- Mashvisor – Airbnb Occupancy Rate
- StayFi – Vacation Rental Statistics 2025
- Fullhome – Airbnb Furnishing Cost
- Techvestor – Cost of Furnishing an Airbnb
- Vacasa – Furnish a Vacation Rental
- Operto – Vacation Rental Amenities
- Forbes – Short-Term Rental Trends 2025
- Guesty – Average Occupancy Rates
