FF&E budget calculator
Estimate the furniture, fixtures and equipment (FF&E) budget for a project in seconds. Enter your guestroom count, a cost-per-room figure and an allowance for public areas — the calculator does the rest, with a clear per-room breakdown.
Free · no sign-up · works in your browserLast reviewed
Sets a starting cost-per-room you can override below.
FF&E cost for one fully furnished room at your spec level.
Lobby, F&B, amenity — % of the guestroom total.
Estimated FF&E budget
£3,630,000
£30,250 effective per room across the project
Guestrooms
£2,640,000
Public areas
£660,000
Contingency
£330,000
Total
£3,630,000
An estimate from the figures you entered — not a quote. FF&E only (excludes construction, M&E and finishes).
A budget is a guess until every item is tracked.
Controlbook turns your FF&E schedule into a live asset database — so the budget you model here becomes a record you can actually manage through procurement, install and the full replacement lifecycle.
- Track budget vs actual against every specified item
- Keep supplier, finish and lead-time data on each line
- Carry the spec forward into operations, not a dead spreadsheet
How to use this tool
- 1Enter the number of guestrooms (or units) in the project.
- 2Set a cost-per-room figure — adjust the default to match your spec level.
- 3Add a public-area allowance and contingency as a percentage of the guestroom total.
- 4Read off the total budget, the public-area split and the effective cost per key.
What is an FF&E budget?
An FF&E budget is the capital allowance for everything that is not part of the building's structure — beds, casegoods, seating, lighting, soft furnishings, artwork and the equipment that makes a room usable. On a hotel or build-to-rent scheme it is usually estimated as a cost per room (or per key), then uplifted to cover lobbies, food-and-beverage spaces and back-of-house.
This calculator keeps the maths transparent: nothing is hidden behind an industry 'rule of thumb'. You set the cost-per-room band that matches your specification — economy, midscale, upscale or luxury budgets differ enormously — and the public-area percentage that suits your property type. Every figure on screen is derived from the numbers you entered.
Use it for an early feasibility number before you have a full FF&E schedule, to sanity-check a quote, or to model how a change in room count or spec level moves the total. When you are ready to turn the budget into a line-by-line schedule, the FF&E schedule builder picks up where this leaves off.
Frequently asked questions
How much should I budget for FF&E per room?
It depends entirely on the property tier and market. Rather than quote a single figure, this tool lets you set the cost-per-room band yourself and see the impact instantly. Use procurement quotes or recent comparable projects to choose a number, then model a range from conservative to generous.
Does this include public areas and FF&E installation?
The public-area allowance is a percentage uplift on the guestroom total, which is the standard way hospitality budgets cover lobbies, F&B and amenity spaces. Installation and logistics are not separated out — fold them into your cost-per-room figure or the contingency percentage.
Is FF&E the same as a fit-out budget?
No. FF&E is the loose and fixed furniture, fixtures and equipment. A fit-out budget also covers construction, M&E and finishes. This calculator estimates the FF&E portion only.
Related reading
Academy
How to build a hotel FF&E replacement budget that holds up
FF&E replacement budgets are routinely wrong because they're built from guesses rather than data. Here's how to build one that reflects what your property actually needs.
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The complete guide to hotel FF&E procurement
From design brief to delivery: who's involved, how the process works, where it breaks down, and what operators need from the handover their procurement teams rarely provide.
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FF&E schedule template: what to include and why it matters
What a proper FF&E schedule template should contain, the formats that actually work in practice, and what the spreadsheet approach gets right — and wrong.
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Give us 30 minutes. We'll report a real fault, identify the item, check availability and draft the supplier email, live, on a sample of your own data.