The honest truth: 'Furnished' in Phuket means something very different from what you'd expect in London or Sydney. I've moved into 'fully furnished' properties that had broken AC, mattresses I wouldn't give away, and a kitchen that consisted of two gas rings and a kettle. This guide tells you what to actually expect — and how to get a better deal.
What 'Furnished' Actually Means in Phuket
Thai landlords and Western tenants have very different expectations of the word 'furnished'. When a Phuket property is advertised as furnished, you should expect the following:
- Beds with mattresses (quality varies enormously)
- Sofa and coffee table in living area
- Dining table and chairs
- Air conditioning units in bedrooms and living room (these come with every rental)
- Ceiling fans (standard)
- Refrigerator (usually)
- Washing machine (usually — check)
- TV (often — check if it has an HDMI port and a subscription service)
What you should not assume is included:
- A proper kitchen setup — many Phuket kitchens have only a 2-burner gas countertop ring. Ask specifically
- Oven — very uncommon in standard Phuket rentals at any price point below ฿80,000/month
- Dryer — rare; most Thais air-dry. You may need to buy or bring one
- Dishwasher — extremely rare
- Quality mattresses — a common complaint. If the landlord won't replace a poor mattress, budget ฿5,000–12,000 for a new one
- Towels, bedlinen, kitchen equipment — usually not included in long-term furnished rentals
Always ask: Before viewing, message the landlord with a specific list: "Does the property include a kitchen hob (gas or electric), oven, washing machine, dryer, microwave, TV with HDMI?" This saves wasted viewings and gives you negotiating information.
Furnished vs Unfurnished: The Comparison
Furnished Rental
✓ Pros
- Move in immediately — no setup time
- Lower upfront cost (no furniture purchase)
- Ideal for 6–12 month stays
- Easier to leave at end of lease
- Good for testing an area before committing
✗ Cons
- Higher monthly rent
- Furniture quality often disappointing
- No personalisation — it's someone else's taste
- Deposit disputes common over furniture damage
- Kitchen setup often inadequate for serious cooking
Unfurnished Rental
✓ Pros
- 10–25% lower monthly rent
- Choose exactly what you want
- Better kitchen setup possible
- No deposit disputes over furniture
- Your own quality mattresses, sofa, etc.
✗ Cons
- Upfront furniture cost (฿80,000–150,000 for 3 bed)
- 2–4 weeks setup before you're comfortable
- Need to sell/store furniture when leaving
- Less flexibility for short-term stays
- Air conditioning always included anyway
Price Difference: Furnished vs Unfurnished
The furnished premium in Phuket varies by property type and landlord. Based on current 2026 data:
| Property Type | Unfurnished | Furnished | Premium |
|---|---|---|---|
| 1-bed condo (Patong) | ฿12,000–16,000 | ฿15,000–22,000 | ~25% |
| 2-bed house, no pool (Chalong) | ฿14,000–18,000 | ฿18,000–24,000 | ~20% |
| 3-bed pool villa (Rawai) | ฿36,000–50,000 | ฿42,000–65,000 | ~15–20% |
| 3-bed pool villa (Bang Tao) | ฿60,000–90,000 | ฿72,000–110,000 | ~15–22% |
| 4-bed luxury villa (Surin) | ฿85,000–130,000 | ฿100,000–160,000 | ~15–25% |
The Furniture Cost Calculation
If you're staying for 18 months or more, unfurnished often makes financial sense. Here's how to think about it:
| Item | Budget (THB) | Mid-Range (THB) | Notes |
|---|---|---|---|
| King bed + mattress | ฿12,000 | ฿25,000 | HomePro, SB Furniture |
| 2× twin beds + mattresses | ฿14,000 | ฿24,000 | Budget: Index Living Mall |
| Sofa (3-seater) | ฿8,000 | ฿18,000 | SB Furniture, HomePro |
| Dining table + 4 chairs | ฿6,000 | ฿14,000 | Index Living, HomePro |
| TV (55") | ฿8,000 | ฿14,000 | Power Buy at Central Festival |
| Kitchen: hob + microwave | ฿5,000 | ฿9,000 | HomePro Chao Fa Road |
| Fridge (if not included) | ฿8,000 | ฿15,000 | Usually included in rental |
| Washing machine (if needed) | ฿7,000 | ฿13,000 | Often included in rental |
| Miscellaneous (shelving, etc.) | ฿5,000 | ฿10,000 | Lazada, Shopee for extras |
| Total (approx.) | ฿73,000 | ฿142,000 | Can resell ~50% on exit |
At ฿10,000/month savings on an unfurnished vs furnished rental, the mid-range furniture package pays for itself in 14 months — and you can sell most furniture for 40–60% of cost when you leave (Facebook Marketplace Thailand and Phuket Buy Sell groups).
Where to Buy Furniture in Phuket
- HomePro, Chao Fa Road (Chalong) — the main home goods store; good quality, reasonable prices, Thai equivalent of B&Q/Home Depot. Air-con units, kitchen appliances, furniture basics
- Index Living Mall — near Central Festival on the bypass road. Mid-range Thai furniture, sofas, beds
- SB Furniture — good quality Thai furniture, slightly more upscale. Branch near Phuket Town
- IKEA delivery — IKEA Thailand delivers to Phuket (Bangkok warehouse). Delivery adds ฿3,000–6,000 but the range is unmatched for expat tastes
- Lazada / Shopee — good for smaller items, storage solutions, kitchen equipment. Fast delivery to Phuket
- Facebook Marketplace Thailand / Phuket Buy Sell Rent groups — second-hand furniture from expats leaving. Excellent value; many expats furnish entirely second-hand
Best timing to buy second-hand: April–May (end of dry season, many expats leave) and October–November (beginning of season). You'll find entire flat-pack IKEA setups, appliances, and quality items from people relocating. Join the Facebook groups and set search alerts.
Negotiating the Furnishing Level
Many landlords will adjust the furnishing level if you ask — especially if you're signing a longer lease. Common negotiations that work in Phuket:
- "We'll sign 12 months if you replace the mattresses in both bedrooms" — almost always accepted
- "Can you add a washing machine / microwave / proper hob?" — usually yes, especially if the appliance is cheap (฿5,000–9,000)
- "We'd prefer to leave the bedroom unfurnished and bring our own bed — can you reduce the rent?" — many landlords will agree to ฿2,000–4,000/month reduction
- "We'll take it unfurnished and you remove the old furniture" — good for properties where the furniture is poor quality and just takes up space
Furnishing Documentation for Deposit Protection
If you're taking a furnished rental, document everything before you move in. This is not bureaucratic — it directly determines whether you get your deposit back:
- Photograph or video every piece of furniture, every scratch, every mark
- Note any pre-existing damage (broken table leg, stained sofa, cracked TV screen)
- Send the photos to your landlord via Line on day one with a message: "Hi, confirming move-in condition photos — [date]"
- Get a written inventory list signed by landlord if possible
Without this documentation, landlords sometimes deduct furniture "damage" that existed before you moved in. The Line chat timestamp is your evidence.
FAQ
What does 'furnished' mean in a Phuket rental?
In Phuket, 'furnished' typically means beds, a sofa, dining table, AC (always), fridge, and often a washing machine. It does NOT reliably mean: a full kitchen, good-quality mattresses, an oven, a dryer, or a dishwasher. Always ask specifically what's included and in what condition before viewing.
How much cheaper is an unfurnished rental in Phuket?
Typically 10–25% cheaper. On a ฿50,000/month furnished pool villa, the unfurnished equivalent would be roughly ฿40,000–45,000. The savings depend on how well-furnished the furnished version is — if it's basic furniture you wouldn't choose anyway, the premium isn't worth it.
Is it worth buying furniture in Phuket?
Yes, if staying 12+ months. A 3-bedroom house can be furnished to a good standard for ฿80,000–150,000. On a typical ฿10,000/month saving (unfurnished vs furnished), it pays for itself in 8–15 months — and you can sell furniture for 40–60% when you leave.
Where do I buy furniture in Phuket?
HomePro (Chao Fa Road, Chalong) for appliances and basics; Index Living Mall (near Central Festival) for Thai furniture; IKEA Thailand delivers to Phuket; Lazada/Shopee for smaller items; Facebook Marketplace for second-hand from expats. The second-hand expat market is excellent value.
Can I negotiate the furnishing level with a Phuket landlord?
Yes, often very successfully. Offering a longer lease in exchange for new mattresses, a better kitchen setup, or a monthly reduction for leaving part of the property unfurnished all work well — especially in low season (May–October) when landlords are more flexible.
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