Should I Leave My Furniture in My House When Selling, or Take It With Me?
At first, it might seem like a purely practical decision — after all, moving furniture can be expensive and time-consuming. But in reality, it’s also a strategic choice that can influence how quickly your property sells and the price you achieve.
In the UK, where presentation and buyer psychology play a huge role in property sales, the way your home is furnished (or not furnished) can make all the difference. This blog explores both sides of the debate to help you make the best decision for your sale.
1. Why Furniture Matters in the UK Property Market
Before we dive into whether you should leave furniture or not, it’s important to understand how much presentation affects property sales.
When potential buyers walk into a property, they’re not just assessing square footage and structure — they’re imagining what it would feel like to live there. A beautifully presented home helps create that emotional connection.
That’s why staged homes — properties dressed with furniture and accessories to showcase their potential — often sell faster and for higher prices. According to several UK estate agent studies, staged homes can sell up to 10% quicker than empty properties, and sometimes fetch 5% more on the asking price.
So, furniture can be a tool — not just an item to pack up and move.
2. Leaving Furniture Behind: The Pros and Cons
Leaving furniture in your home when selling can make it feel lived-in, warm, and welcoming. It helps buyers visualise how their own belongings might fit and how they would use each space.
Pros of Leaving Furniture Behind
a. Creates a lifestyle vision
Buyers often purchase with their emotions. Seeing a tastefully furnished home helps them imagine their daily routines — relaxing on the sofa, having breakfast at the kitchen table, or unwinding in the bedroom.
b. Enhances marketing photos
An empty home can look flat and lifeless in photos. Furniture adds scale, proportion, and style, helping your listing stand out on property portals like Rightmove and Zoopla.
c. Potential incentive for buyers
Some buyers, particularly first-time buyers, might appreciate a home that comes partly or fully furnished. It reduces their initial setup costs and makes moving in easier.
d. Reduces removal costs and stress
Leaving bulky items like wardrobes, beds, or dining tables can save you significant moving costs, especially if you’re downsizing or relocating long-distance.
Cons of Leaving Furniture Behind
a. May not add financial value
Even high-quality furniture rarely increases a property’s sale price. Most buyers don’t want to pay extra for used furniture, even if it complements the home.
b. Complicates the sale process
If you plan to leave furniture, you’ll need to complete the TA10 Fixtures and Fittings Form, listing exactly what’s staying and what’s not. If anything isn’t clear, it could lead to confusion or disputes later.
c. Style mismatch
Your taste might not appeal to everyone. What you see as stylish could feel dated or cluttered to potential buyers.
d. You lose ownership of what’s left behind
Once the sale completes, any items left in the property legally become the buyer’s — even if you change your mind later.
3. Taking Your Furniture With You: The Clean Slate Approach
On the flip side, some sellers prefer to move out completely, taking all their belongings with them. This can simplify your next move, especially if you’ve invested in furniture that fits your style or holds sentimental value.
Pros of Taking Your Furniture
a. You keep control of your possessions
There’s no risk of misunderstanding or losing something you love. You can reuse your furniture in your next home or sell it privately if it no longer fits.
b. Buyers see a blank canvas
An unfurnished home gives buyers the freedom to imagine how they’d decorate and furnish it in their own style.
c. Simpler conveyancing
Without negotiations over furniture, the sale focuses purely on the property, which can streamline the process.
d. Emotional closure
For many sellers, taking everything with them provides a sense of closure — especially if you’ve lived in the home for many years.
Cons of Taking Furniture
a. Empty homes can feel cold or smaller
Without furniture, rooms can appear smaller and lack personality. Buyers may struggle to gauge proportions or visualise how to use each space.
b. Can make photos less appealing
Empty rooms don’t photograph as well as furnished ones, and listings can look less inviting online.
c. Removal costs can be high
Depending on how much you own, the cost of hiring movers or renting storage can be significant — particularly for large or heavy pieces.
d. May slow down your sale
Some buyers connect emotionally with a “lived-in” home. An empty property might not capture their attention as easily.
4. The Middle Ground: A Hybrid Approach
You don’t necessarily need to choose between a completely furnished or empty property. Many sellers take a hybrid approach — leaving behind key furniture for staging but removing personal or bulky items.
This can be the best of both worlds: your property looks attractive and welcoming for viewings, but you retain control over your possessions.
For example, you might:
- Leave the bed frames and dining set but remove decorative or sentimental items.
- Offer to include some pieces as part of the sale, especially if they suit the home’s style.
- Discuss furniture sales separately with the buyer, allowing them to purchase selected items after exchange.
Your estate agent can help you determine which option will appeal most to your target buyer based on local trends and market demand.
5. Understanding What Stays and What Goes (Legally)
In the UK, fixtures and fittings are clearly defined in property sales.
- Fixtures (attached items like built-in wardrobes, kitchen units, and bathroom suites) usually stay with the property.
- Fittings (movable items like furniture, curtains, and appliances) can be taken, unless otherwise agreed.
Your conveyancer will provide you with the TA10 Fixtures and Fittings Form, which you’ll complete to specify what’s included in the sale. This avoids any confusion — for example, whether you’re leaving light fittings, blinds, or garden furniture.
Transparency here is key. Disputes about missing or removed items can delay completion or cause friction during the sale process.
6. Practical Tips Before Deciding
If you’re unsure which route to take, consider the following steps:
- Speak with your estate agent – They’ll know what’s selling locally and whether furnished or unfurnished homes perform better in your area.
- Stage for photography and viewings – Even if you plan to take your furniture, leave it in place for marketing photos and viewings to help your property shine online.
- Be clear from the start – Decide early which items stay and communicate this clearly through your agent and solicitor.
- Compare costs – Weigh up the cost of removals, storage, or new furniture against the potential benefits of leaving some items behind.
- Think practically – If you’re downsizing or moving overseas, leaving furniture may make more sense than transporting everything.
7. Final Thoughts: The Decision Comes Down to Strategy
Ultimately, the decision to leave your furniture or take it with you depends on your goals, the type of property you’re selling, and the buyers you’re targeting.
If you’re selling a stylish, ready-to-move-in flat to first-time buyers, leaving furniture might make your home more desirable and help secure a quicker sale.
If you’re selling a family home, buyers are more likely to bring their own furnishings, so taking yours might be more practical.
Remember — the key is not whether your home is full or empty, but how it feels. Let our award-winning team help you find a house that feels like home, Call us on 0121 681 6327!