Have you ever arrived at a holiday let or Airbnb, excited for a relaxing getaway, only to find yourself scrambling for a corkscrew or wishing there were enough towels for everyone?
It’s the little things that can make or break a guest’s experience.
In the competitive holiday let market, “fully furnished” means providing guests with everything they need for a comfortable, stress-free stay, from essential appliances to thoughtful extras.
Here’s what truly makes a holiday let “fully furnished” and how exceeding guest expectations can translate into glowing reviews, repeat bookings, and a thriving rental business.
“Fully furnished holiday let”
“Fully furnished holiday let” was historically a specific HMRC definition that came with valuable tax benefits.
Under the Furnished Holiday Lets (FHL) regime, properties that met certain criteria could claim capital allowances on furnishings, full mortgage interest relief and qualify for Capital Gains Tax reliefs.
The property had to be furnished to a standard where guests could occupy it immediately without needing to provide their own furniture or equipment.
The FHL tax regime has been removed from April 2025.
This change brings the taxation of holiday lets in-line with buy to lets.
Unsurprisingly, property investors are switching ownership to Limited Company (SPV) status, to try and recover some of the financial advantages of a FHL.
Getting the Bedroom Right
The bedroom sets the tone for your guests’ entire stay.
The bed is everything – invest in a quality mattress and budget £300-500 for a double. Choose the right size for your room and guest capacity, because cramped sleeping arrangements lead to poor reviews fast.
Provide 2-3 pillows per person with a mix of firm and soft options.
Fresh, quality bed linens are a must along with extra blankets for colder months. A quality mattress protector will extend your mattress life significantly.
Storage matters a lot to guests.
They need somewhere to unpack and organise their bags and belongings, so include a wardrobe or chest of drawers with enough space for a week’s clothing. Provide at least 10-15 hangers and bedside tables with lamps for reading.
Living Areas That Welcome
Your guests want somewhere comfortable to unwind after a day of exploring.
Choose a sofa and armchairs that seat all your guests comfortably. Washable or leather covers make maintenance much easier when you’re dealing with spills and general wear.
A coffee table or side tables provide essential surfaces for drinks and books.
For entertainment, a TV is expected – minimum 32 inches for most rooms works well. Streaming services like Netflix and BBC iPlayer are increasingly expected, along with a DVD player and film selection for those who prefer physical media.
Kitchen Essentials That Actually Work
Self-catering is often a key reason guests choose holiday lets over hotels, so your kitchen needs to deliver.
The essential appliances include a fridge-freezer, oven and hob, microwave, kettle and toaster. A dishwasher isn’t technically essential, but it’s highly recommended for guest satisfaction.
Stock your kitchen with a complete set of pots and pans, baking dishes and trays, sharp knives and cutting boards.
Don’t forget the basics like wooden spoons, spatulas, can opener, and corkscrew – these small items are often overlooked but frequently needed.
For tableware, provide plates, bowls, and side plates for your maximum guest capacity plus two extras.
The same applies to glasses, mugs, wine glasses, and cutlery. Include serving dishes and salad bowls for those who like to prepare proper meals.
Dining and Bathroom Basics
Your dining area needs a table and chairs that comfortably seat your maximum guest capacity.
An extending table works brilliantly if space allows, particularly for larger groups who want to gather for meals.
In the bathroom, provide 2-3 bath towels and 1-2 hand towels per guest, plus extras.
If you’re near the coast, beach towels are a lovely touch. Safety essentials include a non-slip bath mat and a fresh shower curtain or clean glass screen.
Start guests off with travel-sized toiletries – soap, shampoo, conditioner – and ensure there’s plenty of toilet paper.
What deposit do you need for a holiday let?
Thinking about buying a holiday let property but unsure how much deposit you’ll need? Let us explain.
Going Beyond Guest Expectations
Want your property to stand out?
Fast Wi-Fi is non-negotiable in today’s world. Guests expect to stream, browse, and work without interruption, so budget £30-50 monthly for reliable broadband.
A smart TV with streaming apps takes entertainment up a notch, while a Bluetooth speaker lets guests play their own music.
For quieter moments, provide board games, puzzles, and a selection of books and magazines.
Making the Most of Outdoor Space
If you have outdoor space, make it irresistible.
Weather-resistant patio furniture encourages guests to dine outside, while a gas BBQ is easier for guests to use than charcoal alternatives. Garden games like croquet, badminton, or outdoor Jenga create fun family moments.
Don’t forget outdoor lighting for evening use.
Welcome Touches
A welcome hamper with local treats, wine, fresh milk, and bread creates an immediate positive impression.
Local guidebooks and walking maps help guests discover your area, while a coffee machine with quality beans shows you care about the small luxuries.
Extra blankets and cushions make spaces feel cosy, and fresh flowers or low-maintenance plants add life to rooms. These touches don’t cost much but create lasting impressions.
Keeping Standards High
Your fully furnished property means nothing if it’s not clean and everything doesn’t work properly.
Deep clean between every guest, checking that all surfaces are spotless and bathrooms are pristine. Replace any broken items immediately – a cracked mug or wobbly chair creates a poor impression.
Check all appliances work correctly before each arrival. Test the TV, Wi-Fi, heating, and kitchen equipment.
Fix any issues promptly rather than leaving guests to discover problems during their stay. A quick maintenance check takes 30 minutes but prevents negative reviews that can damage your reputation for months.
Making It Pay
Furnishing a holiday let properly requires a significant upfront investment, budget £15,000-25,000 for a typical 3-bedroom property.
This might seem substantial, but well-chosen furnishings pay for themselves through higher booking rates, better reviews, and repeat guests who become your best marketing tool.
You’re not just providing accommodation, you’re helping to create experiences.
In the competitive holiday let market, exceptional experiences separate successful properties from those that struggle to achieve decent occupancy rates.
Remember that a truly fully furnished holiday let anticipates guest needs and provides those little extras that make people feel at home. It’s these thoughtful touches that generate the five-star reviews and repeat bookings that make holiday letting profitable.
If your ambitions go beyond owning just one or two holiday lets then you may have considered owning a holiday park site.
The finance for this is slightly different as you will need holiday park finance (commercial mortgage) to buy the actual land first.
