Room furniture
In short
Best overall: Vanita King Size Fabric Ottoman Bed Dark Grey Hydraulic Lift Mechanism, £370 at Cheap Furniture Warehouse. Best value: Julian Bowen Fabric King Bed Light Grey Rialto King Size Bed 150cm Modern, £190. Premium pick: Aspire Chesterfield Superking Side Lift Ottoman Bed Grey Linen Upholstered, £455.
Across the 303 matching listings we screened from 2 UK suppliers, most cost £150–£370 and the middle price is £255. Prices checked 27 October 2026.
An HMO bed gets more use and more tenant changeovers than a bed at home, and in England it also has to fit the licensed room size and meet the furniture fire safety rules. This shortlist comes from UK trade and retail supplier feeds, so you can compare frames across the whole market price spread rather than a handful of review samples.
Below we cover the points most bed guides skip: which labels to check, how the mandatory room sizes limit what you can fit, and how replacement beds are treated for tax.
| # | Product | From | |
|---|---|---|---|
| 1 | Best overall Vanita King Size Fabric Ottoman Bed Dark Grey Hydraulic Lift Mechanism | £370 | Details |
| 2 | Nova End Lift Ottoman King Bed Ivory | Underbed Storage | No Mattress | £389.99 | Details |
| 3 | Jasper Lift Up Storage Double Bed Ivory | Winged Headboard | Ottoman… | £360 | Details |
| 4 | Best value Julian Bowen Fabric King Bed Light Grey Rialto King Size Bed 150cm… | £190 | Details |
| 5 | LPD Furniture Soho Dapple Grey Velvet Double Bed | Modern Industrial… | £410 | Details |
| 6 | Aspire End Lift Up Linen Ottoman King Bed Natural Elegant and… | £310 | Details |
| 7 | Langley Fabric Bed Frame Grey | King Size | Upholstered Headboard |… | £265 | Details |
| 8 | Premium pick Aspire Chesterfield Superking Side Lift Ottoman Bed Grey Linen… | £455 | Details |
1 · Best overall
Cheap Furniture Warehouse · Sold by Cheap Furniture Warehouse
Introducing our stylish Vanita Fabric Ottoman Bed, a perfect blend of modern design and practical functionality. This elegantly crafted bed features a plush fabric headboard that adds a touch of sophistication and comfort to any bedroom decor.Constructed with…
2
Very home · Sold by Cheap Furniture Warehouse
Item Description: Intelligent Storage Meets Modern Design Discover the Nova End Lift Ottoman Bed in King Size, finished in sophisticated ivory.
3
Cheap Furniture Warehouse · Sold by Cheap Furniture Warehouse
Item Description:Elegant Storage Solution with Classic DesignEnhance your bedroom with the Jasper Lift Up Storage Bed in elegant ivory.
4 · Best value
Cheap Furniture Warehouse · Sold by Cheap Furniture Warehouse
Item Description:The Rialto king bed by Julian Bowen adds modern charm to any bedroom. Upholstered in a crisp, light grey linen-look fabric with clean lines, it features a supportive sprung slatted base for mattress comfort and longevity.
5
Cheap Furniture Warehouse · Sold by Cheap Furniture Warehouse
Item Description:Industrial Elegance: Soho Dapple Grey Velvet Double BedMake a bold yet sophisticated statement with the Soho Double Bed in luxurious dapple grey velvet.
6
Cheap Furniture Warehouse · Sold by Cheap Furniture Warehouse
This storage ottoman bed by Aspire has a classic buttoned finish to the headboard and footboard. The padded headboard provides added comfort when sitting up in bed, and the whole thing is wrapped in a quality linen fabric.It comes in a soft natural shade you…
7
Cheap Furniture Warehouse · Sold by Cheap Furniture Warehouse
Item Description:Plush Comfort: Langley Upholstered King Bed in Rich GreyTransform your bedroom into a cosy retreat with the Langley Fabric Bed Frame in a versatile, richly textured grey.
8 · Premium pick
Cheap Furniture Warehouse · Sold by Cheap Furniture Warehouse
Item Description:Experience timeless elegance with the Aspire Chesterfield super king ottoman bed. Upholstered in grey linen-look polyester, it features a classic buttoned headboard and a captivating sleigh design.
The Furniture and Furnishings (Fire) (Safety) Regulations 1988 set fire resistance levels for domestic upholstered furniture, and they apply to furniture supplied in a let. UKALA lists beds, headboards, mattresses, sofa beds, futons, pillows and cushions as covered. Furniture made before 1950 is excluded.
New upholstered furniture carries a permanent label, but mattresses and bed bases are the exception: they are labelled under BS 7177 instead. So on an upholstered headboard or fabric ottoman frame look for the permanent label, and on a divan base or mattress look for the BS 7177 label. UKALA notes a missing label does not prove an item fails, as labels can be removed, but councils such as Stafford tell landlords to check a permanent label is fixed.
The rules apply to second-hand furniture as well as new, and Trading Standards enforce them. Buckinghamshire Council advises landlords to allow only compliant furniture if tenants bring their own.
Licensed HMOs in England must meet minimum bedroom floor areas set by the Licensing of Houses in Multiple Occupation (Mandatory Conditions of Licences) (England) Regulations 2018: at least 6.51 sq m for one person aged over 10 and 10.22 sq m for two people aged over 10. A room under 4.64 sq m must not be used for sleeping, and floor where the ceiling is below 1.5 m does not count.
Measure the usable floor before you choose a frame size, and leave space for a wardrobe, drawers and safe movement. Many councils also publish their own HMO amenity standards, which can be stricter, so check your local authority's document. Scotland, Wales and Northern Ireland have separate HMO rules.
HMRC's replacement of domestic items relief covers moveable furniture such as bed frames. It applies when an old item is replaced for the tenant's use, not when you first furnish a property. A like-for-like replacement is deductible in full. If the new bed is an improvement, the deduction is capped at the cost of a like-for-like replacement, and delivery and disposal costs can be added.
The relief is not available where rent-a-room relief is claimed. Ask your accountant how it applies to your lettings.
On our shortlist, the Vanita King Size Fabric Ottoman Bed Dark Grey Hydraulic Lift Mechanism is the best overall pick at £370 from Cheap Furniture Warehouse. For a tighter budget, the Julian Bowen Fabric King Bed Light Grey Rialto King Size Bed 150cm Modern (£190) is our best-value choice.
Most of the 303 UK listings we screened sit between £150 and £370, with a middle price of £255. Trade suppliers often show prices before VAT, so add 20% if you can't reclaim it.
A VAT-registered business can usually reclaim the VAT on equipment bought for business use, as long as it holds a valid VAT invoice from the supplier. Ask the seller for one at checkout.
The picks here come from Cheap Furniture Warehouse. Most UK trade suppliers offer next-day delivery and VAT invoices; some offer credit accounts for regular orders.
The 1988 regulations are about upholstery and fillings. Upholstered headboards and frames should carry a permanent label, while divan bases and mattresses are labelled under BS 7177 instead.
Yes, but second-hand furniture must meet the same fire resistance requirements as new. Furniture made before 1950 is outside the regulations.
Buckinghamshire Council's guidance is that landlords should only allow tenant furniture that meets the 1988 fire safety standards.
In a licensed HMO in England, a room for one person aged over 10 must be at least 6.51 sq m, and no room under 4.64 sq m can be used for sleeping. Your council may set higher standards.