LIVING
We partner with developers, operators and design teams across Build to Rent, Co-living, PBSA and Hospitality, managing every stage of the FF&E journey to deliver distinctive, durable spaces that enhance living experiences and support long-term value.
Our living approach
Five foundations that guide how
we work and the value we deliver:
we work and the value we deliver:
A specialist team built around your project
Our team brings together expertise across consultancy, design, styling, delivery and aftercare. With a dedicated Consultant taking full accountability throughout, we combine deep expertise and problem-solving energy to guide decisions and deliver with clarity and care.
A streamlined, proven process
Our extensive supplier network gives clients unrivalled choice, control and consistency. From factory partners to independent makers, every supplier is carefully vetted for durability, sustainability and performance, ensuring dependable quality across projects of any scale or location.
Tailored design that's different from the pack
Our design-led approach means every solution is tailored. Whether fully bespoke or curated from our in-house collection and brand network, we shape furniture, joinery and styling to each project’s goals, creating distinctive spaces that elevate experience and stand the test of time.
A trusted, global supply network
Our global supplier network gives unrivalled breadth and control, meeting the demands of projects across scale, style, budget, sustainability and location. Put simply, any brief is possible. From factory partners to artisan makers, every supplier is carefully vetted, giving clients confidence in consistent quality, durability and performance.
Decisions that drive positive impact
We build sustainability into every project from the outset. Through our ESG-audited supply chain and expertise in circular design, carbon analysis and measurable social value, we help clients make informed choices that create positive impact for people, planet and long-term business performance.
“What I liked about working with TFP is their unique ability to source at every level of the furniture market; through their brand partnerships, we were able to add value to our development, and we were also able to design some of our own pieces, allowing us total control over the design.”
JAMES EDMUNDS, FORMER CREATIVE LEAD, BUILD TO RENT FUND, L&G
What we do
FF&E Strategy
We define the FF&E vision from the outset, aligning design intent, operational needs, budgets and timelines to give every project a clear and confident direction. We coordinate layouts, concept development and early logistics to ensure decisions strengthen resident experience and long-term value.
Key services:
FF&E strategy aligned with design, operations and brand goals
Concept direction
Layout optimisation and space planning
Budget and programme management
Early logistics and site coordination
Space Planning & Visualisation Tools
We use detailed layouts and high-quality visuals to optimise space, flow and functionality. Our space planning and visualisation tools simplify stakeholder approvals, reduce delays and help unlock the full potential of your development.
Key services:
2D and 3D layouts
Space optimisation and flow planning
Block plans and test fits
CGIs and styled visualisations
Technical drawings for sign-off
FF&E Design & Specification
We design and specify the full FF&E package, combining bespoke furniture, customisable pieces from our in-house collection, curated branded products and integrated joinery. Working closely with design teams, we ensure every element supports a cohesive aesthetic and operationally robust living environment.
Key services:
Bespoke furniture and integrated joinery
Customisable in-house collections
Access to 450+ leading brands
Responsible materials and product sourcing
Prototyping, sampling and technical drawings
Integration of durability and maintenance goals
Styling & Property Staging
Our styling and staging service supports the final layer of design, aligning amenity spaces, show apartments and marketing suites with the wider project vision. From concept and curation to procurement and installation, we source and style soft furnishings, artwork and accessories that reinforce design intent and support marketing, leasing and resident experience.
Key services:
Styling strategy aligned with design intent
Artwork, accessories and soft finish curation
Hyperlocal sourcing
On-site dressing and installation
Show units, marketing suites and amenity areas
Sustainability & ESG Reporting
We help clients make responsible, future-focused choices across materials, sourcing and lifecycle planning. Using insights from our ESG-audited supply chain and sustainability tools, we support clear reporting and measurable impact.
Key services:
Low-carbon and circular product recommendations
Responsible materials and sourcing guidance
Carbon analysis and benchmarking
Local and hyperlocal sourcing
ESG and social value reporting
Furniture reuse and responsible clearance
Logistics & Installation
Our in-house project management and operations teams manage every element of the delivery phase, coordinating suppliers, installation crews, access, phasing and site activity to ensure safe, smooth and timely completion.
Key services:
Order management and supplier coordination
Cost control and programme management
White-glove delivery and installation
Snagging, quality checks and compliance
Phased and complex site logistics
Aftercare, Refresh & Operational Support
We provide ongoing support long after handover to protect investment and maintain building performance. Our aftercare team handles warranties, inventories, repairs and replacements to keep assets working effectively.
Key services:
Digital inventory and warranty management
Replacements, repairs and refurbishments
Stock tracking and replenishment support
Condition checks and reconfiguration support
Furniture refresh planning and reuse packages
Long-term operational guidance
Marketing Services
We support developers and operators with marketing tools that enhance brand storytelling, support lease-up strategies and maximise the visibility of furnished spaces. From product brochures to content creation and asset libraries, we help you communicate the value and quality of your interiors through clear, consistent and on-brand materials.
Key services:
Custom product brochures and specification sheets
Digital asset libraries and styled photography
Content creation for marketing and leasing campaigns
Styling and visual support for brand and design storytelling
Our expertise
