For a build-to-rent (BTR) or multifamily scheme that hands over furnished units, the Chinese supply base splits into two layers. The fixed part of the unit package (kitchen, wardrobe, wood door) comes from listed custom-cabinet groups that report a bulk project channel in their annual reports: Suofeiya Home Collection, Zbom Home Collection, GoldenHome Living and Nanjing OLO Home Furnishing. The loose part (bed frames, sofas, dining sets, desks) comes from unlisted panel-furniture, upholstery and metal-frame factories in the Guangdong and Jiangxi clusters, which are best identified by factory type rather than by name.
It is written for BTR and multifamily developers, their FF&E contractors and the general contractors who carry the furniture package inside a build contract. It is not about tenant furniture rental. In North American search results, “apartment furniture package” mostly returns month-to-month rental bundles for residents; here the package is owned by the developer, installed before the first letting and specified once for every unit type on the scheme.
What Is in a Developer-Owned Unit Package?
The package is usually defined per unit type (studio, one-bed, two-bed) and repeated across the building. The useful way to organise it for procurement is not by room but by the type of factory that will make each item, because that is how the order is split in China.
| Package line | Typical items | Factory type in China | Evidence to request |
|---|---|---|---|
| Fixed joinery | Kitchen cabinets, wardrobes, bathroom vanity carcass, wood doors | Custom-cabinet group with a bulk project channel | Board emission report for the destination market; hardware brand and cycle test; installation drawings per unit type |
| Bedroom loose | Bed frame, bedside table, chest of drawers | Panel-furniture factory (flat-pack or assembled) | Board emission report; knock-down hardware sample; assembled unit for the mock-up unit |
| Living loose | Sofa, armchair, coffee table, TV unit | Upholstery factory plus panel-furniture factory | Foam density and fire report to the destination market; frame construction section; fabric rub test |
| Dining and work | Dining table, dining chairs, desk, task chair | Dining and chair factory; office-seating factory for task chairs | Chair strength and stability report; edge and finish samples |
| Beds and sleep | Mattress, mattress protector | Contract mattress factory | Fire report to the destination market; roll-pack confirmation |
Two of these lines already have dedicated lists on this site. Built-in wardrobe systems are covered in wardrobe and closet system manufacturers for multifamily and BTR projects, and mattresses in mattress manufacturers for student accommodation and BTR. This article does not repeat those; it places them inside the whole package.
Which Listed Chinese Manufacturers Report an Apartment or Project Channel?
The fixed joinery is the one layer of a unit package where named, listed manufacturers can be checked against a public document. All four companies below were confirmed on 22 September 2026 as currently listed on the Shanghai or Shenzhen exchange, without ST status, and each reports a bulk or project sales channel as a separate line in its 2025 annual report alongside its product lines. None is linked here, and the order below is not a ranking. What matters for a BTR package is the combination of a kitchen line, a wardrobe line and a project channel that is used to delivering repeated unit types to a developer.
Suofeiya Home Collection Co., Ltd. (SZSE: 002572)
Suofeiya reports its main business by product as wardrobes and matching products, kitchen cabinets and accessories, and wood doors, and by sales mode as dealer, direct, bulk and other channels. Its description of the bulk channel names the customer types directly: real-estate finished-apartment projects, plus hotels, enterprises and institutions, long-term rental apartments, schools and hospitals, supplied as batch project orders of whole-house custom products. Long-term rental apartments are named as a bulk customer, not inferred.
Zbom Home Collection Co., Ltd. (SSE: 603801)
Zbom reports whole kitchen cabinets, custom wardrobes and wood doors with wall panels as its product lines, and retail, domestic bulk and overseas as its sales modes. Its domestic bulk model is described as serving developers of commercial finished apartments, apartments, hotels and senior living with design, batch manufacture and scheduled delivery, and it lists enterprise talent apartments and school dormitories among the project product areas it is developing.
GoldenHome Living Co., Ltd. (SSE: 603180)
GoldenHome reports whole kitchen cabinets, whole wardrobes and wood doors as product lines, and retail, bulk, overseas and other as sales modes. Its bulk business is defined in the report as producing and selling matching whole kitchen cabinets and whole wardrobes for real-estate projects, with a first payment taken before production is scheduled. Apartments appear only as hotel and apartment channels it is building out, so the honest reading is a kitchen-and-wardrobe project supplier whose apartment work is newer than Suofeiya’s or Zbom’s.
Nanjing OLO Home Furnishing Co., Ltd. (SSE: 603326)
OLO Home reports whole kitchen cabinets and whole-house custom as its product lines, and dealer, direct, bulk and other as sales modes. Its 2025 report states that the bulk business was deliberately scaled back and that the customer base was shifted towards state-owned developers and local government platforms, while extending into rental apartments and institutional customers. It is listed here because rental apartments are named in the report, but its bulk channel is now a small share of its business.
These four are named for the fixed joinery only: their product tables contain kitchens, wardrobes and doors, not beds, sofas or dining sets.
Pricing a furniture package for a build-to-rent or multifamily scheme?
Send the unit-type schedule, quantities per type and the destination. FBM Sourcing returns one consolidated quotation covering the fixed joinery and the loose furniture, with lead time.
Why Are the Loose-Furniture Factories Not Named?
Because the listed companies that make loose furniture at scale do not report a project channel. Jason Furniture (Hangzhou) Co., Ltd. (SSE: 603816), a listed sofa and bedroom-furniture manufacturer, reports its 2025 revenue by sofas, bedroom products, integrated products and custom furniture, with no apartment, bulk or project channel line and no mention of apartments anywhere in the report. A BTR sofa order therefore goes to an unlisted contract factory, and the useful way to describe that supply base is by factory type and cluster, with the evidence a project team should ask for.
1. Panel-furniture factories (flat-pack and assembled)
These make bed frames, bedside tables, chests, TV units, desks and wardrobe carcasses from melamine-faced particleboard or MDF on the same line. One factory can supply most of the bedroom and living casegoods for every unit type. Evidence to request: board emission certificate to the destination market, hardware brand and a knock-down assembly sample.
2. Upholstery factories
Sofas and armchairs come from factories organised around frame, foam and cover. For a rental unit the frame section and foam density decide how the sofa looks after three tenancies, and the fire report decides whether it can be installed at all. Evidence to request: frame construction drawing, foam density and a fire test report against the destination market’s requirement (see the standards section below), plus a fabric abrasion result.
3. Dining and chair factories
Dining tables and chairs are usually a separate factory from the panel casegoods, because chairs need a different line (solid wood, bent plywood or metal frame). Chairs are the item most often replaced in a rental unit, so a strength and stability test report matters more than finish samples.
4. Metal-frame bed and bunk factories
Where a scheme uses metal bed frames or bunks (co-living, student-style BTR), the factory is a tube-and-powder-coat plant rather than a wood factory. Evidence to request: weld and coating samples, static and fatigue load reports.
5. Contract mattress factories
Mattresses are covered in the mattress list linked above; the specification points are the fire report to the destination market and roll-pack confirmation.
Where Does the Loose-Furniture Supply Base Sit?
Three cluster facts can be checked against government pages. Longjiang town in Shunde district, Foshan, holds the titles “China furniture manufacturing town” and, since 2018, “China furniture design and manufacturing town”, both awarded by the China National Light Industry Council and the China National Furniture Association and recorded on the Shunde district government site. Houjie town in Dongguan is recorded on the Dongguan municipal government site as a Guangdong provincial furniture specialist town. Nankang district in Ganzhou, Jiangxi, is described on the Ganzhou municipal government site in September 2025 as building a modern furniture industry cluster around the “Nankang furniture” collective trademark. Beyond Guangdong and Jiangxi, Zbom’s Chengdu production base appears on the Chongzhou (Sichuan) 2026 major projects list, which shows one of the listed cabinet groups adding western-China capacity.
FBM Sourcing is based in Guangzhou, one hour from Foshan, which is why the Guangdong clusters are the default starting point on a scheme we handle as sourcing partner.
What Should the Specification Say About Boards, Emissions and Fire?
A furnished BTR unit is a dwelling, so several rules that do not apply to hotel furniture do apply here. The specification should name the destination-market requirement for each package line, and the factory should return the matching report. The standards below were checked against the issuing bodies’ own texts on 22 September 2026.
- United States, composite wood: TSCA Title VI (40 CFR Part 770) sets formaldehyde emission limits for hardwood plywood, medium-density fiberboard and particleboard, and for finished goods containing them. Since 22 March 2019, regulated products must be certified and labelled TSCA Title VI compliant by an EPA-recognised third-party certifier. Every panel item in the package, fixed or loose, falls under it.
- United States, upholstered furniture: California Technical Bulletin 117-2013 (June 2013) is a smolder-resistance test for cover fabrics, barrier materials, filling materials and decking used in upholstered furniture. Sofas and upholstered chairs for US schemes are normally specified to it.
- United Kingdom, upholstered furniture: The Furniture and Furnishings (Fire) (Safety) Regulations 1988 (SI 1988/1324) define furniture as “furniture of any description which is ordinarily intended for private use in a dwelling”, including beds, sofa-beds and mattresses. A let apartment is a dwelling, so a UK BTR sofa or bed is specified to these regulations rather than to the contract-furniture standards used for hotel public areas. The regulations carry display-label and permanent-label requirements, and the permanent label should be checked on the goods before shipment.
- China, factory-side board control: GB 18580-2025, the mandatory Chinese standard for formaldehyde release from wood-based panels and their products in interior decoration, was issued on 30 May 2025 and took effect on 1 June 2026, replacing GB 18580-2017. It is the reference a Chinese factory works to internally; it does not substitute for the destination-market certificate.
The building-materials side of a BTR scheme (doors, tile, sanitaryware, windows) has its own procurement logic, covered in building materials procurement for build-to-rent developments.
How Does FBM Sourcing Handle a Multifamily Unit Package?
We start from the unit-type schedule, not from a supplier list. The developer or its FF&E contractor sends the schedule per unit type with quantities per type and the destination; we split it into the factory-type lines above, quote each line from factories we have worked with, and return one consolidated quotation for the whole package with lead time. The step-by-step sequence for an apartment scheme, from schedule to container, is set out in apartment project procurement from China, package by package, and the way a package cost is built up, line by line, is explained in how the cost to furnish a 50-unit apartment building is structured.
Before bulk production, one complete unit of each type is made up as a mock-up so the developer signs off finishes, dimensions and assembly method once. After bulk production is finished, our own team inspects the goods at the factory before shipment, with photo and video records, and the inspection report goes to the client before the balance is paid. Sometimes, on a large project, the apartment furniture packages alone fill full containers; sometimes the apartment furniture packages 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. All quotations, invoices and shipping documents are issued by FBM Sourcing, and sea freight is quoted to you before shipment.
Pricing a furniture package for a build-to-rent or multifamily scheme?
Send the unit-type schedule, quantities per type and the destination. FBM Sourcing returns one consolidated quotation covering the fixed joinery and the loose furniture, with lead time.
FBM Furniture
If your package is mainly apartment and student accommodation furniture, see apartment and student accommodation furniture on fbmfurniture.com, the site of FBM Furniture, the furniture sourcing line of FBM Sourcing Limited.
Frequently Asked Questions
Which Chinese manufacturers make complete apartment furniture packages for build-to-rent developers?
No listed Chinese manufacturer reports a complete unit package as a product line. The fixed joinery is made by listed custom-cabinet groups with a bulk project channel (Suofeiya, Zbom, GoldenHome and OLO Home name apartment or rental-apartment customers in their 2025 annual reports); the loose furniture is made by unlisted panel-furniture, upholstery, dining and metal-frame factories in the Guangdong and Jiangxi clusters.
Is an apartment furniture package from China the same as a tenant furniture rental package?
No. A developer-owned unit package is specified per unit type, bought once, installed before the first letting and owned by the scheme; a tenant rental package is leased by a resident for the length of a tenancy. This article covers only the developer-owned package sourced from Chinese factories.
Should the loose furniture for a BTR scheme be ordered flat-pack or assembled?
Flat-pack reduces container count and suits schemes where the site team is set up to assemble hundreds of identical items; assembled furniture costs more container space but arrives ready to place. Most schemes mix the two, flat-pack casegoods and assembled sofas and chairs, and decide per package line on the mock-up unit.
Which fire and emission rules apply to furniture in a rented apartment?
Because a let apartment is a dwelling, domestic rules apply: in the United States, TSCA Title VI for composite wood and California TB 117-2013 for upholstered furniture; in the United Kingdom, the Furniture and Furnishings (Fire) (Safety) Regulations 1988, which cover furniture intended for private use in a dwelling. The specification should name the rule for each package line and the factory should return the matching test report before the order is confirmed.
How is quality checked on a repeated apartment furniture order?
One complete unit of each type is made up as a mock-up for sign-off before bulk production, and after bulk production is finished the goods are inspected at the factory by FBM Sourcing’s own team before shipment, with photo and video records, and the inspection report goes to the client before the balance is paid.
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 build-to-rent or multifamily furniture package to price, start at China building materials and FF&E procurement.
