Staging for HMOs and Buy-to-Let Properties

Maximise Tenant Appeal and Rental Income

Home staging is primarily associated with selling properties. But staging delivers equally powerful results for rental properties - particularly HMOs (Houses in Multiple Occupation)

and buy-to-let investments where tenant quality and occupancy rates directly impact financial returns.

Research from 2025 data shows that professionally presented rental properties achieve 15–25% higher rental income, 30–40% faster tenant placement, and significantly better tenant retention.

For Scottish property investors managing portfolios across Edinburgh, Glasgow, Aberdeen, and regional towns, strategic staging represents one of the highest-ROI investments available.

This article explains how staging transforms rental properties, the specific strategies that work for different property types, and how to implement staging effectively within landlord budgets.

Why Staging Matters for Rental Properties - Different Than Sale Staging

While staging for sale focuses on broad buyer appeal, staging for rent focuses on tenant quality, occupancy speed, and perceived value. These require slightly different approaches.

HMO Staging: Critical for Competitive Positioning HMOs operate in competitive markets. In cities like Edinburgh and Glasgow with multiple HMO options, tenants choose based on presentation, condition, and lifestyle appeal.

A professionally staged HMO attracts higher-quality tenants, commands premium rents, experiences lower void periods, and reduces tenant turnover.

Rental yield on HMOs ranges from 7–11% depending on location and property quality. Strategic staging typically increases rental income 10–20% by improving property appeal and enabling higher rent positioning.

On a six-bedroom HMO generating £2,000/month rental income, a 15% staging-driven increase equals £3,600 additional annual income.

Buy-to-Let Staging: Essential for Single-Unit Properties Single buy-to-let properties face similar challenges: tenants choose from multiple options.

Professionally presented properties rent 30–40% faster, generate fewer void periods, and attract tenants more likely to maintain properties responsibly.

The Numbers: Rental Income Impact

Research from 2025 HMO investment data:

• Professionally staged HMOs achieve 8–10% average yields versus 6–7% for non-staged equivalents

• Staged properties experience average void periods of 2–4 weeks versus 6–10 weeks for non-staged

• Professionally staged properties command 10–15% rental premiums in competitive markets

• Tenant retention improves 20–30% in staged properties versus non-staged

Example:

A four-bedroom buy-to-let property renting at £1,200/month without staging.

After staging and positioning as "premium family property," achieves £1,350/month (£150/month increase).

Annual additional income: £1,800. Staging cost: £500–£1,200. ROI: 150–360% in first year alone.

How Rental Staging Differs From Sale Staging

Sale Staging Focus:

• Broad buyer appeal (neutral, depersonalised)

• Temporary (removed after sale)

• One-time investment

• Optimised for photography and online presentation

Rental Staging Focus:

• Specific tenant demographic appeal

• Permanent (stays for tenant occupancy)

• Ongoing investment with maintenance

• Optimised for livability and functionality

Rental staging requires durability.

Furniture must withstand tenant use.

Paint and finishes must be practical.

Décor must appeal specifically to your target tenant demographic rather than broadly.

Staging Strategy by Property Type

Strategy 1: Professional HMO Staging (3–6+ Bedrooms)

Professional HMOs targeting young professionals require different staging than student HMOs. Young professionals expect:

• Modern, neutral décor

• Quality furnishings (durable, not luxury)

• Functional kitchens

• Wi-Fi and tech-friendly spaces

• Communal living areas that facilitate socialising

• En-suite bathrooms (preferred)

• Professional photography and marketing

Professional HMO staging costs £2,000–£8,000 depending on property size and furnishing level. Expected rental income increase: 12–18%, typically recovering staging costs within 6–12 months.

Strategy 2: Budget Buy-to-Let Staging (1–3 Bedrooms)

Single buy-to-let properties can be staged effectively on modest budgets. Focus on:

• Deep cleaning (£150–£300)

• Neutral paint (£200–£400)

• Essential furnishings (£500–£1,500) or owner-supplied furniture

• Quality first impressions (kerb appeal, entrance, kitchen, bathroom)

• Professional photography (£150–£300)

Total budget: £1,000–£2,500. Expected rental income increase: 8–15%, typically recovering costs within 6–18 months depending on baseline rent.

Strategy 3: Student HMO Staging (3–6+ Bedrooms)

Student HMOs have different appeal criteria. Students prioritise:

• Shared common areas (living room, kitchen for socialising)

• Individual bedroom privacy with quality furnishings

• Modern amenities (fast Wi-Fi, modern kitchen)

• Proximity to university

• Competitive rent relative to alternatives

Student HMO staging emphasises social aspects and modern functionality. Expected rental income: 10–16% premium versus non-staged comparables in university towns.

Step-by-Step Rental Staging Implementation

Step 1: Deep Clean (£200–£500)

Start with professional deep cleaning. Tenants prioritise cleanliness above almost all other factors. Deep cleaning includes:

• Interior and exterior window cleaning

• Grout scrubbing (bathrooms and kitchens)

• Appliance cleaning (inside oven, fridge, etc.)

• Carpet shampooing or replacement

• Wall touch-up painting

• Fixture polishing

Budget: £200–£500 for professional deep clean.

Step 2: Repair and Upgrade (Variable)

Address critical maintenance before staging:

• Fix broken fixtures

• Replace old taps with modern equivalents (£50–£150 each)

• Update cabinet hardware (£50–£100)

• Replace dated window coverings (£200–£500)

• Repair or replace damaged flooring (variable)

Focus repairs on high-visibility areas: kitchen, bathroom, entrance.

Step 3: Paint Neutral Colours (£200–£600)

Paint living areas in neutral tones. Avoid:

• Bold colours (repels tenants)

• Magnolia (dated, depressing)

• Multiple colours (creates visual chaos)

Optimal colours: soft greys, warm whites, neutral beiges. Focus on high-visibility rooms: living room, kitchen, hallway. Budget: £200–£600 depending on property size and number of rooms painted.

Step 4: Essential Furnishings (£500–£3,000)

Furnish key rooms to help tenants visualise living there:

• Living room: sofa, coffee table, television stand, lighting

• Kitchen: table and chairs (if space allows)

• Bedrooms: bed frame, bedside table, lamp (if not tenant-supplied)

• Bathroom: quality towels, bath mat, mirrors

For HMOs, furnishing decisions depend on lease terms:

• Fully-furnished: landlord provides all furniture

• Part-furnished: landlord provides basics

• Unfurnished: tenants supply furniture (minimal landlord investment)

Budget: £500–£2,000 for essential furnishings depending on furnishing level and property size.

Step 5: Professional Photography (£150–£400)

Professional photographs are critical. Tenants searching online form decisions within seconds. Professional photography includes:

• Multiple interior shots (each bedroom, living areas, bathrooms)

• Exterior shots (kerb appeal, entrance, garden)

• Professional lighting and composition

• Optimised for online platforms

Budget: £150–£400 for professional photography.

Step 6: Strategic Marketing (Ongoing)

Present staged property compellingly:

• Professional property description emphasising tenant appeal

• Multiple platform listing (Rightmove, Zoopla, SpareRoom, OpenRent)

• Highlight key features: Wi-Fi, modern kitchen, proximity to transport

• Target specific tenant demographic in marketing copy

• Respond quickly to enquiries

Maintaining Staged Rental Properties

Rental staging differs from sale staging because properties remain staged throughout tenancy. Maintain staging standards:

Monthly Inspections:

• Check furnishings for damage

• Address tenant-reported issues immediately

• Maintain cleanliness standards

• Replace worn items proactively

Annual Refreshes:

• Repaint dated-looking walls

• Replace worn furnishings

• Update décor seasonally

• Deep clean common areas

Tenant Communication:

• Clarify furnishing standards in lease

• Set expectations for property condition

• Respond quickly to maintenance issues

• Conduct professional inspections quarterly

Staging for Different Scottish Markets

Edinburgh Professional Market

Edinburgh's competitive HMO and buy-to-let market targets young professionals. Staging should emphasise:

• Location proximity (city centre, transport links)

• Professional finish quality

• Period features (if applicable)

• Modern amenities (Wi-Fi, modern kitchen)

• Social/professional community

Rental premium: 12–18% above non-staged comparables.

Glasgow Competitive Family Market

Glasgow's buy-to-let market attracts families and young professionals. Staging should emphasise:

• Space and flow

• Family-friendly design (safe, warm, functional)

• Neighbourhood character

• Quality finishes

• Outdoor space (gardens)

Rental premium: 10–15% above non-staged comparables.

Aberdeen and Regional Investor Market

Regional properties attract investors and professionals relocating for work. Staging should emphasise:

• Value for money

• Modern functionality

• Quality durability

• Practical amenities

• Local community highlights

Rental premium: 8–12% above non-staged comparables.

Budget-Conscious Staging for Landlords

Not every landlord can afford £2,000+ staging investments. Budget-conscious approaches include:

The Minimum Budget Approach (£500–£1,000)

• Deep clean (£200–£300)

• Paint high-impact rooms (£200–£400)

• Essential furnishings (£100–£300)

• Professional photography (£100–£200)

This approach recovers costs within 12–24 months through rental premiums and faster occupancy.

The DIY Approach (£200–£500)

• Deep clean yourself (free labour)

• Paint yourself (£150–£250 materials)

• Use own furniture or borrow (£0–£200)

• Phone photography or free AI alternatives (£0–£50)

This approach requires more effort but maximises ROI for budget-conscious investors.

The Furnished Rental Approach (£1,500–£4,000)

Furnish properties to attract tenants willing to pay premium rates for ready-to-live-in spaces:

• Young professionals: modern furnished apartments

• Corporate relocations: fully-furnished executive properties

• Student accommodation: social living-focused furnishings

Furnished properties achieve 20–30% rental premiums but require ongoing maintenance and furniture replacement budgets.

HMO-Specific Staging Considerations

Shared Spaces Critical

HMO staging prioritises communal areas. Tenants evaluate:

• Kitchen quality (often shared)

• Living room comfort (social hub)

• Hallway cleanliness (first impression)

• Outdoor space (garden, patio)

Invest disproportionately in shared spaces. Individual bedroom staging matters less if common areas feel inviting.

Safety and Compliance

HMO staging must incorporate:

• Adequate fire safety measures (visible fire doors, alarms)

• Clear emergency exits

• Functional lighting throughout

• Safe stair access

• Compliant bedroom sizes

Staging should highlight compliance, not just aesthetics.

Tenant Mix Appeal

Consider target tenant mix:

• Professional sharers: emphasise work-life balance features

• Student housing: emphasise social/communal features

• Mixed demographics: emphasise diverse convenience features

The Investment Case

Staging costs £500–£3,000 depending on property type and budget approach. Expected returns:

Conservative Estimate (10% rental increase):

• £1,200/month property → £1,320/month = £1,440 annual increase

• Staging cost: £1,500

• Break-even: 13 months

• Year 2+: £1,440 annual additional income

Moderate Estimate (15% rental increase):

• £1,200/month property → £1,380/month = £2,160 annual increase

• Staging cost: £1,500

• Break-even: 8 months

• Year 2+: £2,160 annual additional income

Optimistic Estimate (20% rental increase + faster occupancy):

• £1,200/month property → £1,440/month = £2,880 annual increase

• Staging cost: £1,500

• Void period reduction: 4 weeks → 2 weeks = 2 additional months occupancy = £2,400 -

• Total first-year benefit: £5,280

• Break-even: 3 months

• Year 2+: £2,880 annual additional income

For professional HMO investors with multiple properties, staging represents one of the highest-ROI investments available.

Book a Free Consultation

Caroline, Founder of June Home Staging