Furnished, unfurnished, or upgraded? How to choose the right UAE property for your needs
The UAE's real estate market offers something for everyone - from sleek urban apartments to beachfront retreats. But once you've settled on a location, a crucial decision remains: should you buy a furnished, unfurnished, or upgraded property? Each option comes with distinct advantages and considerations that can significantly impact your investment returns or living experience.
1. Furnished apartments: Move-in ready (but at what cost?)
Furnished apartments present the ultimate convenience for buyers looking for a move-in-ready solution. These properties are desirable to investors focusing on short-term rentals, as they allow for immediate occupancy by holidaymakers or business travelers. The appeal extends to expatriates relocating to the UAE who want to avoid the hassle and expense of furnishing a home from scratch.
However, buyers should be aware that "furnished" can mean different things - while some units feature quality furniture and thoughtful layouts, others may come with mismatched or worn-out pieces that detract from the property's appeal.
2. Unfurnished apartments: Blank canvas, lower price
Unfurnished properties offer buyers complete freedom to create their ideal living space. Without the constraints of existing furniture layouts, homeowners can design interiors that perfectly match their lifestyle and aesthetic preferences. For investors, this means the ability to furnish the property to suit specific tenant demographics, whether that's young professionals, families, or long-term residents.
The initial purchase price for unfurnished units is typically lower, allowing buyers to allocate their budget toward quality furnishings. However, this approach requires additional time and financial investment to make the property rental-ready or comfortable for personal use. Those targeting the long-term rental market should research local tenant preferences to ensure their furnishing choices align with demand.
3. Upgraded apartments: Premium or gimmick?
The term "upgraded" in property listings can be both promising and problematic. Genuine upgrades - such as renovated kitchens with high-quality appliances, modern bathroom fittings, or smart home technology - can significantly enhance a property's value and appeal. These improvements often justify higher price points and can lead to better rental yields or resale values.
However, the market also sees properties where "upgraded" refers to superficial cosmetic changes rather than substantial improvements. Temporary fixes like vinyl wraps on countertops or stick-on backsplashes may look appealing initially but often lack durability. Savvy buyers should look beyond surface appearances and assess the quality of materials and workmanship. Professional inspections are highly recommended to verify that upgrades are genuine and well-executed.
Is a premium for upgrades justified? Only if upgrades are structural (for example, new kitchen, new high-quality flooring), not decorative.
The golden rule? Never take “upgraded” at face value. Always hire an independent inspector to assess the quality of renovations. True upgrades enhance durability and resale value; cosmetic tricks do not.
Connecting to the market context
The choice between these options is often dictated by your investment goal:
For short-term rentals: Furnished apartments are generally preferred due to their readiness for occupancy by tourists and travellers.
For long-term rentals: Both furnished and unfurnished can work, but unfurnished might attract tenants who plan a longer stay and prefer to use their own furniture. Upgraded units can attract tenants seeking a higher standard of living.
For capital appreciation/resale: Location, view, and the quality of finishes (upgraded or branded) are key drivers of resale value. Upgraded and branded units often command a premium and offer stronger appreciation potential. The sea view alone can increase value significantly
The decision ultimately depends on your specific goals, budget, and preferred level of involvement after the purchase. Whether you opt for the immediate convenience of furnished, the customisation potential of unfurnished, or the enhanced value of upgraded, the UAE market, particularly in growing areas like Al Marjan Island with the catalyst of the Wynn Resort, offers a range of opportunities.
A critical note on "Upgraded"
When evaluating an “upgraded” apartment, it’s easy to be swayed by glossy photos of brand-new handles, patterned accent walls, or a gleaming kitchen island. As we discussed, while the term "Upgraded" is used in listings to signify enhancements that justify a higher price, the term itself can be highly ambiguous. An "upgrade" can range from superficial cosmetic changes (like decorative vinyl) that add little intrinsic value to substantial renovations using high-quality materials (like replacing tiles or installing new kitchens). True renovation means enhancing quality and longevity, not merely hiding flaws under a veneer of decoration.
PVC bathroom panels, for instance, are inherently more rigid and brittle than ceramic tiles. A hard knock or sudden impact can crack or scratch the surface, and because PVC is flexible, even normal wall movement can break the silicone seal at the edges, leading to leaks behind the panels and hidden water damage over time. Worse still, once panels are glued directly to your tiles, removing them nearly guarantees you’ll destroy the underlying tilework and even damage the drywall beneath, turning what was once a solid substrate into a costly repair job. And because many budget paneling adhesives aren’t formulated for long-term adhesion to glazed surfaces, you risk panels peeling away months after installation, allowing mold to take hold in concealed cavities.
The kitchen tells a similar story. Vinyl wrap countertops are made from a thin PVC film printed with a faux-stone or wood pattern, held down by pressure-sensitive adhesive. While they can refresh an old surface temporarily, these wraps aren’t built for daily kitchen rigors. Heat from pots and pans softens the vinyl and adhesive, causing bubbling or peeling, and sharp utensils or abrasive cleaners quickly scratch the finish. In fact, some installers warn that vinyl near cooktops can release chlorine gas when overheated—an unthinkable hazard in a space where food is prepared.
In both cases, what’s marketed as an “upgrade” is really just a cosmetic facelift, not an enhancement of material quality or structural value. Before you pay a premium for PVC wall panels or countertop vinyl, insist on a detailed specification of materials and methods, and have a qualified contractor or surveyor inspect the work. Otherwise, you’ll end up with décor that looks fresh at first glance—but carries a ticking time bomb of hidden damage, mold risk, and costly repairs.
Genuine upgrades go far deeper than surface décor. Genuine improvements mean higher-grade materials, smarter layouts that optimize space and flow, and building systems—electrical, plumbing, HVAC—that deliver real performance and durability. Everything else is simply decoration, and while fresh paint or trendy light fixtures may look appealing, they rarely add real value, longevity, or quality of life.
Relying solely on the listing description is not advisable. Professional advice will help you determine if the premium asked for an “upgraded” unit is justified by the actual work done and the materials used, ensuring that you pay for genuine enhancements, not just decorative flair.
Which option wins?
Furnished suits short-term rental investors or those needing instant move-in readiness, but scrutinize furniture quality.
Unfurnished offers flexibility and lower entry costs, ideal for long-term residents or landlords targeting stable tenants.
Upgraded can mean premium finishes or cheap cover-ups. Professional inspections are non-negotiable.
The right property isn’t just about what’s included—it’s about what lasts.
What are your experiences with buying furnished, unfurnished, or upgraded properties in the UAE? Write us an email to contactATeuroestates.ae.