The Chinese mattress manufacturers that can be named for purpose-built student accommodation (PBSA) and build-to-rent (BTR) projects on public, checkable records are three listed groups: Mlily (Healthcare Co., Ltd., Shanghai Stock Exchange 603313), DeRucci Healthy Sleep Co., Ltd. (Shenzhen Stock Exchange 001323) and KUKA (Jason Furniture (Hangzhou) Co., Ltd., Shanghai Stock Exchange 603816). Beyond those three, suppliers are best described by manufacturer type, because what decides a PBSA or BTR order is the fire report for the exact construction, a cleanable cover, a size that matches the frame and a mattress that survives roll-packing.
This guide is written for developers, operators’ procurement teams, general contractors, builders and FF&E solution providers who are pricing the bedroom package of a PBSA or BTR building and want to know which kind of mattress factory in China fits that package, and what evidence to ask each one for.
What Makes a PBSA or BTR Mattress Different from a Hotel Mattress?
A student or rental mattress can look like a hotel mattress on a spec sheet, but the use pattern is different. Our hotel mattress and bedding manufacturers guide covers hotel programmes; this page deals only with the points that change when the building is let by the room, the bed or the apartment.
- Occupants change by tenancy, not by night. The mattress takes months of daily use, a turnover clean, then another occupant, so durability and cleanability matter more than a luxury comfort layer.
- Sizes are fixed by the room layout. The mattress has to match the internal dimensions of the bed frame being supplied, so frame and mattress are one specification, not two.
- The fire report must match the construction. Ignition tests assess a particular combination of ticking, fire barrier and fillings. A change of ticking fabric to one that wipes clean more easily can mean the existing report no longer covers the product.
- Covers are part of the maintenance plan. Removable, zipped or wipe-clean covers each touch the fire test, because a cover is part of what burns.
- Packing drives the logistics. Whether the mattress can be compressed and rolled decides how many fit in a container.
For the wider bedroom package — beds, desks, wardrobes and common-room furniture — see our student accommodation furniture manufacturers in China and the step-by-step view of student accommodation furniture procurement from China. For rental housing, build-to-rent building materials procurement sets out how the rest of a BTR package is organised.
Which Fire and Durability Standards Apply to Student and Rental Mattresses?
The fire requirement is set by the destination market and by the project’s fire engineer or the operator’s specification, not by the factory. Below are only references we have read at source; for any other market, ask the fire engineer which test applies and match the factory’s report to it.
United Kingdom
- The Furniture and Furnishings (Fire) (Safety) Regulations 1988 define furniture as furniture “ordinarily intended for private use in a dwelling”, and the definition expressly includes beds and divans (including their bases and headboards), mattresses and pillows. Schedule 2, Part IV of the Regulations sets an ignitability test for the composite fillings of mattresses and bed-bases, with the specimen prepared as set out in BS 6807. Whether a scheme’s bedrooms fall within that definition is for the project’s fire engineer or legal adviser to confirm.
- BS 7177:2008+A1:2011, listed by BSI as current, specifies requirements for the resistance to ignition of mattresses, mattress pads, divans and bed bases when tested in accordance with BS EN 597-1, BS EN 597-2 and BS 6807. It sets hazard categories, with guidance in the notes to its Table 1 on which premises fall into which category; it does not apply to mattress protectors. BSI’s preview notes that a BS 6807 test report relates only to the combination of materials tested.
United States
- 16 CFR Part 1632 is the federal standard for the flammability of mattresses and mattress pads; its test uses a standard reference cigarette as the ignition source.
- 16 CFR Part 1633 is the open-flame standard for mattress sets. It applies to all mattress sets manufactured, imported or renovated after its effective date, and it treats importers as manufacturers. In the 30-minute test, the peak rate of heat release must not exceed 200 kW, and total heat release must not exceed 15 MJ in the first 10 minutes. A mattress sold with a foundation is a separate prototype from the same mattress sold without one, and bunk bed mattresses are expressly included.
- Duty position. Mattresses from China entering the United States can be subject to trade-remedy measures; for a US project, have your customs broker confirm the current duty position before shortlisting any mattress factory in China.
Durability
- BS EN 1957:2012, listed by BSI as current, specifies test methods for the durability and hardness of mattresses and complete beds. The standard itself warns that its firmness rating cannot be used to demonstrate comfort or quality, and that results are valid only for the article tested.
How We Chose the Manufacturers Named on This List
We name a manufacturer only when exchange records show it is listed today without an ST risk warning, and its 2025 annual report describes mattresses as a real product line. One well-known mattress maker is left out because its shares currently carry an ST risk warning. There are no scores and no ranking, and the order below carries no preference.
Mlily — Healthcare Co., Ltd. (SSE: 603313)
- Registered in: Rugao, Jiangsu Province
- Role in mattresses: Its 2025 annual report names memory-foam mattresses first in its main business, and mattresses are its largest product line by revenue; it runs an ODM business for home-furnishing brands and traders alongside its own brands.
- Production: Bases in China, Serbia, the United States, Thailand and Spain.
- Where it fits PBSA and BTR: Foam-led constructions in volume, where the project wants one repeatable build across a large bed count.
- Evidence to request: the fire report for the exact cover and foam combination quoted, foam density per layer, and the stated recovery time after roll-packing.
DeRucci — DeRucci Healthy Sleep Co., Ltd. (SZSE: 001323)
- Registered in: Dongguan, Guangdong Province
- Role in mattresses: Its 2025 annual report calls mattresses its core product, at about half of 2025 revenue, and describes a direct-supply channel whose customers are mainly hotels, property developers and institutional clients.
- Production: Bases in South China and East China, plus Indonesia and Vietnam.
- Where it fits PBSA and BTR: Premium BTR apartments and student studios rather than volume cluster rooms.
- Evidence to request: construction drawings for the contract model quoted, its destination fire report, and the base it was tested on.
KUKA — Jason Furniture (Hangzhou) Co., Ltd. (SSE: 603816)
- Registered in: Hangzhou, Zhejiang Province
- Role in mattresses: A sofa-led upholstered furniture group whose 2025 annual report names mattresses among its strategic categories and reports breakthrough growth of its export mattress business outside the US.
- Production: Overseas OEM and ODM manufacturing in Vietnam, Mexico and the United States, as well as China.
- Where it fits PBSA and BTR: Projects buying upholstered beds, sofas and mattresses from one group.
- Evidence to request: which plant makes the quoted mattress and the fire report for that plant’s construction.
Pricing mattresses for a student or build-to-rent scheme?
Send us your room-type schedule, bed sizes and destination market, and we will match the mattress specification to the right manufacturers in China.
Which Types of Mattress Factory Fit a Student or Rental Scheme?
Most project mattresses for rental and student buildings do not need a listed-company brand. What they need is a factory that will build one construction identically for the whole order and document it properly. These are the manufacturer types we match to PBSA and BTR packages, each with the evidence that separates a capable factory from a catalogue.
1. Contract foam and roll-pack factories
Factories built around foam cutting, lamination and compression-rolling lines, making foam or foam-encased mattresses for ODM and project orders. They suit student cluster rooms and compact rental bedrooms where the specification is a simple, durable, wipe-clean mattress in one or two sizes.
- Watch: foam density and thickness must be written per layer; roll-packed mattresses need the manufacturer’s stated maximum time in compression and recovery time on site.
- Evidence to request: destination fire report for the quoted cover and foam combination, foam density certificate per layer, compression and recovery specification, durability test on the construction.
2. Pocket-spring and hybrid contract factories
Factories with spring-unit production or pocket-spring assembly, making hybrid mattresses with a foam comfort layer. They fit BTR apartments and premium student studios where the operator wants a more residential feel.
- Watch: not every spring construction can be compressed; confirm whether the quoted model ships rolled or flat before the container plan is drawn.
- Evidence to request: spring unit specification in writing, fire report for the exact build, a statement on whether the model may be roll-packed, and a durability test result.
3. Bed and mattress combined factories
Factories that make upholstered beds, divans or bed bases as well as mattresses. They are useful when the frame and mattress should come from one source so the dimensions match without argument, and when the fire test must cover the mattress on its base.
- Watch: steel or timber frames from a separate furniture factory need an agreed internal dimension drawing shared with the mattress factory.
- Evidence to request: dimension drawings for frame and mattress together, fire reports for both the mattress and the upholstered base, and packing specifications for each.
4. Home-textile mills for protectors and covers
Mills that make mattress protectors, encasements and replacement covers. On a rental building they matter because the operator will want spares, and because protectors are the first line of cleanability.
- Watch: BS 7177 does not apply to mattress protectors, so confirm separately what the destination requires for them.
- Evidence to request: fabric composition and wash-test data, any textile certification claimed, and sizing matched to the mattress drawings.
| Manufacturer type | Typical PBSA or BTR use | Packing | Evidence to request |
|---|---|---|---|
| Contract foam and roll-pack factory | Student cluster rooms, compact rental bedrooms | Usually rolled | Fire report for exact build, foam density per layer, recovery specification |
| Pocket-spring and hybrid contract factory | BTR apartments, premium student studios | Rolled or flat, by model | Spring specification, fire report, roll-pack statement, durability test |
| Bed and mattress combined factory | Schemes buying divans or upholstered beds | Flat or rolled mattress, flat-pack base | Joint dimension drawings, fire reports for mattress and base |
| Home-textile mill | Protectors, encasements, spare covers | Cartons | Fabric composition, wash data, sizing to drawings |
What Should a PBSA or BTR Mattress Specification Contain?
A specification that a factory can price and build without guessing usually carries these lines:
- Mattress sizes, each tied to the bed frame drawing and its internal dimensions.
- Construction by layer: foam type and density, spring unit if any, fire barrier, and total thickness.
- Cover: fabric, whether it is removable or wipe-clean, zip position, and whether a protector is supplied.
- Fire requirement: the named standard or regulation for the destination and, where BS 7177 applies, the hazard category the fire engineer has set.
- Durability: whether a test to BS EN 1957 or another named method is required, and on which construction.
- Packing: rolled or flat, maximum time in compression, carton marking by room type, and labels required by the destination.
- Quantities including spare stock, by room type and by building phase.
How Are Mattresses Packed and Loaded for a Student or Rental Scheme?
Whether the mattress is rolled or flat is the biggest single factor in how many containers the bedroom package needs, and it is decided by the construction, not by the packer. Once the construction is fixed, the container plan follows the room-type schedule so each building phase arrives with complete rooms rather than scattered items.
Sometimes, on a large project, the mattresses alone fill full containers; sometimes the mattresses share containers with the other product categories of the same project; and sometimes, in one batch, we combine a dozen or more product categories from several projects of the same client into a few containers — always full containers, and for us this is routine, well-practised work.
For where mattresses and bedding are made in China and how they are classified for export, see our China hotel mattress and bedding market and export data.
How Does FBM Sourcing Handle a Mattress Package for PBSA and BTR?
As a sourcing partner in China, FBM Sourcing starts from the room-type schedule or BOQ, matches the mattress specification to the right manufacturer type, collects the fire and durability reports for the exact construction quoted, and arranges samples for the client to approve. Once bulk production is finished, our own team carries out one inspection at the factory before shipment, with photo and video records: we check dimensions against the frame drawings, the construction against the approved specification, the labels and the packing. An inspection report goes to the client before the balance is paid. The mattresses are then loaded with the rest of the project in full containers.
Pricing mattresses for a student or build-to-rent scheme?
Send us your room-type schedule, bed sizes and destination market, and we will match the mattress specification to the right manufacturers in China.
Frequently Asked Questions
Which listed Chinese companies make mattresses suitable for student accommodation and build-to-rent projects?
Three listed groups can be named on public records: Mlily (Healthcare Co., Ltd., SSE 603313), DeRucci Healthy Sleep Co., Ltd. (SZSE 001323) and KUKA (Jason Furniture (Hangzhou) Co., Ltd., SSE 603816). Their 2025 annual reports describe mattresses as a real product line; for most PBSA and BTR orders, a contract factory of the right type can be just as suitable if its fire report covers the exact construction.
Does BS 7177 apply to mattress protectors?
No. BSI’s description of BS 7177:2008+A1:2011 states that it covers mattresses, mattress pads, divans and bed bases and does not apply to mattress protectors, so ask the project’s fire engineer what the destination requires for protectors and covers supplied separately.
Which US standards apply to mattresses imported for a student housing or rental project?
16 CFR Part 1632 covers the flammability of mattresses and mattress pads using a cigarette ignition source, and 16 CFR Part 1633 covers open-flame performance of mattress sets in a 30-minute test; under Part 1633, importers are treated as manufacturers.
Can every project mattress be roll-packed?
No. Foam mattresses and many hybrid builds can be compressed and rolled, but some spring constructions cannot, so confirm in writing whether the quoted model may be roll-packed, how long it may stay compressed and how long it needs to recover before the container plan is fixed.
Why does changing the mattress cover affect the fire report?
Mattress ignition tests assess a particular combination of ticking, barrier and fillings, and BSI notes that a BS 6807 test report relates only to the combination of materials tested, so a new cover fabric, even one chosen only for easier cleaning, needs to be checked against the existing report or retested.
About FBM Sourcing
FBM Sourcing manages the entire China procurement package for overseas construction projects. Since 2014 we have worked with developers, general contractors, builders, commercial project owners, interior design and construction companies and FF&E solution providers across more than 20 countries and over 1,000 containers, as their sourcing partner in China — from the schedule or BOQ through factory selection, sampling, inspection by our own team before shipment, consolidation and shipping. All quotations, invoices and shipping documents are issued by FBM Sourcing, and sea freight is quoted to you before shipment. If you have a mattress package to price, start at China building materials and FF&E procurement.
