Furnished vs unfurnished: the real trade-offs
Choosing between furnished and unfurnished isn’t just about whether there’s a sofa. You’re deciding on convenience vs control, short-term cash flow vs long-term value, and how much time you want to spend on logistics. The right answer depends on how long you’ll stay, your budget, and how particular you are about setting up your space.
Furnished homes are easy to move into and popular with short-stayers or anyone relocating on a tight timeline. Unfurnished homes often cost less per month and let you design the space your way. Over longer leases, that lower monthly rent can offset the upfront cost of buying furniture.
What “furnished” usually means in Singapore
Labels vary by landlord. “Partially furnished” commonly includes core appliances (fridge, washer, sometimes dryer and basic lighting). “Fully furnished” typically adds bed, sofa, dining set, and wardrobes. Always ask for an inventory list and confirm in writing what stays, what goes, and what will be repaired or replaced.
Why an inventory matters
If furniture or appliances are included, you should receive an inventory at handover. Walk through it together, note pre-existing defects, and take timestamped photos. It’s the simplest way to protect your deposit when you move out. For unfurnished units, an inventory can still help document walls, flooring, and built-ins.
The time-horizon rule of thumb
- Short stay (under 12 months): furnished is usually cheaper and easier when you factor delivery, resale, and disposal.
- Longer stay (12 months or more): unfurnished often wins on total cost and lets you personalise the space.
Market reality: some owners are reluctant to remove existing furniture once a unit is “dressed.” If you need changes, ask early and be specific. Many will compromise on one or two items (for example, remove the bed but keep the dining set).
Quick comparison
| Factor | Furnished | Unfurnished |
|---|---|---|
| Move-in speed | Fast (bring luggage) | Slower (order and deliver essentials) |
| Upfront costs | Low upfront, higher monthly | Higher upfront, lower monthly |
| Total cost over time | Better for short stays | Better for 12+ months |
| Personalisation | Limited to what’s provided | High; you choose everything |
| Deposit risk | More items that can be damaged | Fewer items at risk |
| Exit friction | Easy to leave quickly | Must resell or move furniture |
| Availability | Many “partial” and “full” options; definitions vary | Common, but owners may not remove existing items |
| Negotiation levers | Replace worn items before move-in; ensure clear inventory | Ask for key appliances or a modest rent offset |
A 5-minute cost sense-check
-
Estimate the monthly “furnished premium.”
Browse similar listings in the same area. If furnished options are about $200 more per month, multiply that by your lease length. With a short lease and a small premium, furnished can be the smarter pick. With a long lease or a large premium, unfurnished tends to win. -
Price your essentials.
List must-haves: bed + mattress, sofa, dining set, desk, curtains, fridge, washer. In Singapore, “partially furnished” often already covers the big appliances, so you might only be buying loose items. -
Add logistics.
Include delivery, movers, installation, and eventual resale or disposal. If you expect to relocate soon, that extra admin is a real cost.
Practical tips for Singapore renters
- Insist on an inventory walkthrough at handover. Photograph appliances (include serial numbers) and any scratches or chips.
- Clarify “fair wear and tear” vs “damage” in the Tenancy Agreement. Minor scuffs from normal use shouldn’t cost your deposit.
- Tie promises to the TA. If the owner agrees to remove a bed or replace a sofa, put it in the contract, not just in chat.
- Ask early if you want items removed. Offer a simple give-and-take (slightly longer lease, or keeping some furniture) to get the change that matters most.
- Think about resale value. If you plan to stay a while, buying basic, durable pieces with decent resale demand can offset costs later.
Example scenarios
-
You’re here for 6 months, arriving next week with two suitcases.
Go furnished. You’ll save time and avoid buying things you’ll soon sell. -
You’re planning a 2-year stay and care about work-from-home ergonomics.
Unfurnished or partially furnished. Lower rent and your own desk, chair, and mattress can make daily life better. -
You found a “fully furnished” place you love except for the bed.
Ask for the bed to be removed, and offer to keep the rest. Confirm in the TA.
Bottom line
Choose furnished if you want speed, simplicity, and minimal admin. Choose unfurnished if you’re staying longer, care about the setup, and want to reduce monthly rent. Either way, protect yourself with a clear inventory, photos at handover, and precise clauses in the Tenancy Agreement. That’s how you keep your deposit safe and your move-out stress low.