How to pick furniture for your short-term lettings property

Long before you can think about building a short-term lettings operator, there is one important hurdle to cross: furnishing your vacation rental.

Many are unsure about how to pick the best furniture for their rental property. While a blank slate of an empty property is the dream for some homeowners, it fills others with dread to even think about the potential mammoth task of searching for suitable home furniture that their guests would like.

As the short-term lettings industry grows and becomes increasingly competitive, ensuring your property stands out boils down to one key factor – how it looks!

If you’re feeling overwhelmed and have no idea where to begin, don’t worry – we’re here to help. Our guide will walk you through the key steps for furnishing your rental property to make it pop and attract bookings.

1. Create a “furnishing a rental property” checklist

As a first step, you should write down all the furnishings that you already own – unless you are starting out entirely from scratch, of course! However, most of the time you’ll already have some bits and pieces that are pre-owned.

As soon as you have this overview, you can create a basic checklist for furnishing a rental property. First, mark down their short-term let furniture which you definitely still need to purchase to adequately equip your accommodation for future guests.

Make a must have list for each room and it’s a great idea to measure the spaces in each room so you can be sure that the furniture you have your eye on will fit! 

Once the must have list is complete, you can move on to more decorative pieces, the pieces that will add character to your property. This can be your ongoing wishlist. 

Establishing who your target market is from the outset will make your furnishing decisions that bit easier. Depending on the size and layout of your property, it may be a suitable destination for families with young children. In that case it would be useful to choose short term rental furniture that is also kid-friendly.

Though if yours is a smaller, cozier abode, you may find yourself marketing it as a romantic retreat for honeymooners and other couples or depending on location, you could market the property for corporate use, professionals travelling for business meetings or those taking advantage of the remote working visa in Dubai.

No matter who you identify as your ideal group of guests, you’ll want to bear them in mind throughout the entire process of furnishing your property as it will determine your choices for some furniture over others.

Furniture can be expensive so you must think of a realistic budget. We would advise you to be generous with your budget, that way you have a cushion for any extras that will give your rental a special touch.

While you can find a lot of reasonably priced, good condition items from second-hand stores or private sellers, there is no guarantee you’ll find exactly what you’re after. So, plan your budget according to retail prices and you may be pleasantly surprised if you find a bargain elsewhere.

In addition to this, think about any duplicate items you need to buy. It’s unlikely you need to store spare mattresses at home, but plenty of towels, sheets, tableware and cutlery are a given!

The internet is full of interior design ideas – especially social media sites like Instagram and Pinterest. Follow all the home stores, interior magazines and design studios you can think of on social media. Then you can begin saving, pinning or favoriting all the images that can serve as inspiration for your own vacation home furniture.

You can even check out what your competitors’ properties look like on these channels, and make it your goal to ensure your rental looks even better!

5. Invest in good quality, durable furniture

In general, furniture in a short-term let will wear more quickly than in a regular home due to the stream of incoming guests. Some items of furniture, such as mattresses, are easier and cheaper to protect than others.

But for those large pieces which are more at risk of accidental damage (such as dining tables, sofas and so on), investing in practical, durable furniture which is harder to stain, scratch or break is a wise move which will save you money in the long run.

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Beginners guide to furnishing your short-term let


If your tenant has moved on and you find yourself wondering whether selling your property is the better option for you, then committing to another long-term tenant could be a conflict of interest. In Dubai, a landlord must give a year’s notice to a tenant if they would like to sell the property and as we have seen in the last few years, property prices can change drastically within that time.

So, with this in mind, it is a great option for landlords to let their property short-term before they make a final decision on whether to sell.

Letting your property out short-term could earn you up to 30% more than an annual rental contract. So, instead of having your property left laying empty, you could be gaining a decent return from it before you achieve your desired selling price.

Your property will be well looked after, maintained and managed by a short-term let operator meaning you have no stress of dealing with the upkeep of an empty property and the problems that can arise from leaving it vacant. A vacant property can become very dusty, A/C units can clog up, mold can accumulate if there is humidity and an insect infestation could possibly be on the cards - none of which leaves for great viewing potential.

You will have flexibility if you let your property short-term. You can arrange viewings when the property is vacant and be rest assured that it will be in great condition due to the cleaning and turnover services from your short-term let operator. It also gives you a chance to stay in the property yourself if need be, or have it book in a slot for your family and friends.

If you are thinking of letting your property short-term whilst also considering selling the property, you must take into consideration the rules and regulations of short-term letting and make sure you can adhere to these.

Your property will need to be furnished and we all know that furnishing a home is not cheap! You may have some furnishings that can be used but if you are starting from scratch, the cost of these furnishings will need to be taken into account. You must also be aware of the essentials list when preparing your home to be let out short-term. However, a staged home can be more appealing to a potential buyer and a well-furnished STL will attract a higher price and attract a higher number of potential guests.

Utilities is another cost to take into consideration. You will be responsible for the payment of all utility bills and your guest consumption may vary depending on the number of guests and their time spent in your home.

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Looking to sell your property? Short-term let in the meantime to make extra income

Holiday homes are becoming a hot alternative to traditional annual rentals in Dubai, especially with the city's booming tourism industry and plans to prioritise tourism.

For many property owners, letting out their homes as holiday homes means more cash in their pockets! Just take a look at the numbers; a four bedroom villa in Dubai Hills made AED 354,807 last year in the holiday home market, compared to an expected annual rent of AED 280,000. If we take a look at Dubai Marina, a one bedroom apartment brought in AED 238,906 last year via the holiday home market, compared to an expected AED 185,000 on the annual market (these figures are correct as of February 2023, for up to date figures please speak to a member of our team). Similar examples are seen all over Dubai and with year on year increases in tourism figures, the demand for holiday homes can only keep increasing, making it a smart investment choice.

Plus, renting out your home as a holiday home is a lot easier and more flexible than traditional annual rentals. For one, you are able to book out the property at any time for your own stay, or that of visiting friends or family. On top of that, should you ever want to sell, you don’t need to worry about serving a 12 month notice to long term tenants, meaning that your property will always be more attractive to potential purchasers.

With Allsopp & Allsopp, we will take care of every aspect of the service and your property, from bookings, to guest relations, to maintenance issues, ensuring your property is always well looked after.

Contact us today for more details and a free proposal to see if it is something that could work for you!

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Want to increase your property ROI by 30%?

When creating the perfect short-term let experience for your guests, you must provide some kitchen essentials! A well-stocked kitchen help shows your experience and thoughtfulness as a host.

At some point, most travelers will want to heat some leftover restaurant food or at least make a simple meal in your kitchen - especially if they are staying safe and socially distancing. Don’t make guests work hard to find the items that they need in your kitchen.

Here is a list of 5 essentials for your kitchen

If your kitchen has dull knives, at some point you’re going to hear about it in your reviews. Home cooks use knives for many cooking steps and they’ll be highly frustrated if your kitchen doesn’t have quality knives.

Have a chopping board on hand as well so that your guests won’t end up chopping on your countertops or plates.

Oven mitts and pot holders are essential for protecting the safety of your guests if they decide that they want to cook using the stove or oven. Make sure that you hang them in a highly visible place near the stove so that guests can easily find them when they’re ready to cook.

If you want your kitchen to be well-stocked, invest in quality cookware that includes pots and pans for both the stovetop and oven. While a small pot and a large pot should suffice, make sure that you also have at least one average-size pan.

Another great idea is to have pans especially for the oven, such as an oven tray and a casserole dish. This will allow guests to prepare more than one thing at a time and choose the best cookware for the job.

Stock enough forks, spoons, and knives for the maximum amount of guests you can host at a time. You should also make sure that you have a spatula, ladle and tongs so that guests can easily mix ingredients as they cook.

You know the basics: plates, bowls, mugs, and cups. Multiple plate and bowl sizes are also ideal to have on hand. As with the silverware, make sure that you have enough dishes for at least a family of four to ensure that everyone can eat at the same time.

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Kitchen essentials for your short-term let property

The UAE government recently announced that foreign remote workers could receive a year long visa to live and work in Dubai.

With the pandemic encouraging businesses worldwide to change the way in which they operate with many companies moving in the permanent remote working direction, it opens up a new market for landlords owning short-term let properties.

Remote workers have spent months cooped up at home, sometimes in a small space surrounded by all kinds of distractions - the kids are at home, the cat won’t leave your lap and then there’s netflix and the sofa calling you! It is becoming apparent that those working remotely are looking to escape home and spend some time in a more productive space.

Although there are coworking spaces available, coffee shops that offer a space to work with an endless supply of caffeine, people are still very aware of the pandemic and are looking to work in a safe place but a place that is comfortable and allows them to get the job done!

With Dubai welcoming remote workers, they could be the ideal short-term tennant! Remote workers are more likely to let the property for longer periods of time meaning you have a stable return on investment.

Make your property work friendly by doing the following:

You don’t need to do a total overhaul of your property, but by putting a little thought into your home’s decor and furniture, you could increase your bookings. Get more comfortable day to day furniture other than statement pieces that, sure, look great, but aren’t practical to someone who is looking for a home to home.

Making small changes will not only make your guests more comfortable during their stay, but they will find the right decor to be inspiring. Two things all of us could use a little more during the workday.

Not only should they have a tidy desk, but ideally, it should be in an area that gives them the privacy they need for virtual meetings. If at all possible, desk chairs should be adjustable to fit all your guests’ needs.

Remember that more than one member of the household might need a workspace as both parents might be working remotely. Children might need an area to do school work and connect with their classrooms.

You don’t have to turn your vacation home into a cubicle office, but make sure there are plenty of tabletops and desks as well as chairs so the family can spread out and concentrate on their projects. All spaces should have plenty of adjustable lighting and natural light, if possible.

Guests will especially appreciate the extra effort you put into your outdoor living area. By including tables and chairs, they might even choose to work in the fresh air and sunshine with a different view! Adding another dimension to your home by creating a space with different surroundings. You could even add a bbq to create a social area.

If you’re advertising free WIFI, you need to double-check just how good of a connection it is. Try it out yourself. Is the video smooth during video conferencing, or does it take ten minutes to load an email?

You may need to upgrade your internet plan. If you’re offering your home as a place where remote workers can come on a “workation,” the signal better be good.

Stand out from the crowd and provide your guests with stationery to enhance their work from home experience.There’s nothing worse than searching the entire house to find a pen! Providing a few different helpful tools to aid work will make your guest feel as though they are supported! Think of the client reviews you’ll achieve!

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How to market your short-term let towards workationers

The short term market has emerged over recent years and the demand of holiday makers looking for short term stays in Dubai doesn’t seem to be increasing!

For a lot of property managers and homeowners, it can be confusing. Why would anyone choose to deal with the headache of short term letting? Having to deal with the constant stream of guest communications, guest reviews, changeovers and guest payments can be a lot of work. Why don’t people simply rent their property long term instead? But with Allsopp & Allsopp, we take all the work away and fully manage your rental for you! 

We have had more questions from landlords in Dubai who are considering the short-term letting option and they always like us to explain the difference between short-term and annual lettings. 

For landlords with a second property, the decision between short-term lets and an annual let can be difficult. Yes, an annual tenant is locked in and clauses are in the contract should they vacate early which offers security and a set income for a year or more. However, short-term lets can offer up to 30% more than an annual let! A lot of landlords are unaware of this but with the season highs and lows, landlords can achieve a great annual income. 

Many landlords avoid short-term lets due to the workload involved. However, there are operators, like Allsopp & Allsopp, who fully manage the property and handle all bookings, check-ins and chec-outs, cleaning, maintenance and advertising. So, with this in mind, landlords could be earning more with no extra work! 

With a short-term let, landlords have the flexibility to have their property back to reassess what they would like to do with it or block time on the property so they can use it for themselves! 

Landlords who are renting their property annually have peace of mind that they are receiving a set income for at least a year. On top of this, there is no need to splash out cash for furnishings - the unit can be rented empty. 

Another intimidating thought is that you’ll give up a lot of control when you hand the keys over to a long term tenant. When you have guests staying for short stays, you have the freedom to inspect the property between every guest so if there ever was an issue, this can be flagged quickly.

Short Term Let Vs Annual Let

Why landlords should consider short-term lettings

There are huge opportunities in short-term lettings, not only with short-term letting operators but also for landlords. Short-term lettings are a great option for landlords looking for a high return on investment (ROI) - in many cases, it will be higher than that of an annual rent.

For owners who own a second property and are looking for flexibility they should consider letting the property short-term. By doing this, they can have access to the property when they decide to whilst still receiving an income from it when it is not occupied by themselves or their family and friends.

With having a property let on a short-term basis, landlords get their property managed by the short-term lettings operators which takes a lot of stress and worry away whilst they earn rental income and still get to use the property themselves. They can expect all bookings, guest relations, maintenance and upkeep of their property to be handled removing the stress and worry. 

The effects of Covid-19 on the short-term lettings industry 

The pandemic has had a huge impact on travel and tourism and the industry has seen many cancellations, a significant reduction in bookings and, of course, an uncertainty for the future. However, short-term lettings is an industry that is recovering well due to the anxiousness of travellers. People who are travelling for business and with their families are looking to stay in private accommodation - they are opting against hotel stays to avoid overcrowding. Some travellers are looking to enjoy the comforts of a home from home.

We have seen many residents within the UAE book short stays in Dubai from other emirates such as Ras Al Khaimah, Abu Dhabi and Fujairah. Short term lets are often more affordable than a hotel stay. A one-bedroom suite in a hotel would cost a lot more than a one-bedroom apartment and you could even get three or four bedrooms for the same price as a hotel stay in a luxury room.

Short-term lettings give guests the opportunity to cook their own food and keep their social bubble small whilst still feeling as though they have had a holiday and a break from their usual surroundings.

Landlords opting in favour of short-term lettings in 2020

I was expecting landlords to retreat from short-term lettings and rent their properties out annually - a lot of homeowners in Dubai own properties for investment purposes and choose an annual income. However, due to the pandemic, annual rental prices have dropped. In 2020, Allsopp & Allsopp Real Estate recorded a 9% reduction in the average rental price of a property in Dubai compared to 2019 suggesting the market is now in favour of the tenant. Landlords have the chance of achieving higher revenue from renting out their property short-term when compared to the current rental price for an annual lease. Homeowners also have the flexibility to cease the short-term let contract if they decide to reside in the property themselves, rent their property out annually when the price increases or if they wish to sell the property. Letting a property on an annual basis would mean that the landlord would have a rental price ROI locked in for at least a year and sometimes quite a bit longer. 

There are a lot of listings in Dubai which cater to corporate business - many apartments are available for short-term lets. However, accommodation for leisure has lifted in 2020 - there has been an increase in demand for leisure when compared to corporate last year. This lift could be down to the pandemic and how residents are navigating through tough times. Many residents have expressed an interest in short-term lettings as they face uncertainty about their job and their future in the city and are giving themselves a little time to decide by renting monthly as opposed to signing a lease contract for a year.

Villas becoming increasingly popular for short-term lettings 

There has been an increase in villas coming available for short-term lets because many guests are coming to visit Dubai with their families and are looking to stay as safe and private as possible. Guests are looking to be secluded in a property with no communal areas, some outside space and sometimes a pool, so the demand is there. I have noticed an increase in luxury properties being listed for short-term lets because of the low annual rental prices. Recently, we had a property available on the Palm Jumeirah that was valued at AED 500,000 for annual rent and after a couple of months, the rental price had gone up to AED 800,000.

So, in the market that we are in at the moment, landlords of luxury villas are leasing their property short-term and keeping a close eye on the projected annual rent in the hope of renting annually in the near future, but still receiving a return on investment in the meantime. As a holiday home specialist, our aim is to ensure that the property achieves 20-30% above the annual rent price of the property for short-term lets net of the fees. Clients looking to rent short term in luxury villas are willing to pay high!

Different communities in Dubai are popular for short-term lets for different guests. Dubai Marina, Bluewaters, Jumeirah Beach Residence and Palm Jumeirah are firm favourites for leisure guests with Downtown, Business Bay and DIFC are most popular with corporate guests who are visiting on business. Demand is certainly increasing in villa communities that are away from crowded areas of the city such as Emirates Living, Victory Heights, Jumeirah Golf Estates and Al Barari as guests are looking to stay more private when they visit Dubai and would prefer to be secluded.

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