FF&E, the experience, room by room
Furniture, fixtures and equipment for guest rooms, lobby, restaurant and outdoor, with flooring, soft furnishings and wall panelling supplied and fitted as one package.
Emporia specifies and supplies the fixed and loose elements of a property together, so furniture, flooring and soft finishes are resolved against one drawing set rather than three separate orders.
Because Emporia manufactures under its own brands, including an in-house UAE linen factory, soft finishes can be produced in-house rather than only sourced. Fixed elements are drawn to the room plan and built to the finish schedule.
Guest rooms · Lobby & public areas · Restaurant & bar · Terrace, pool & garden · Ballroom & corridors.
Furniture, fixtures & equipment
Drawn to the room plan and built to the finish schedule.
Guest-room furniture
The complete room, bed and headboard, case goods, desk, seating and the bench at the foot. Drawn to the room plan and built to the finish schedule.
Bed bases, headboards and bed-end benches · Case goods: wardrobe, minibar, bedside and console · Desks, desk chairs and occasional seating · Mirrors, luggage benches and room accessories
Lobby furniture
Lobby furniture takes more use than almost anything else in a hotel. Sofas, lounge chairs, ottomans and the tables that go with them, built to stay in shape under constant use and in materials that clean up well and last.
Sofas, lounge chairs and modular seating · Coffee, side and console tables · Reception and concierge desks · Screens, planters and occasional pieces
Restaurant furniture
Restaurant furniture has to stand up to constant turnover: banquettes, dining chairs, bar and counter stools, and table bases, specified to suit how the room runs and to last through daily service.
Banquettes and booth seating · Dining chairs, bar and counter stools · Table tops and bases, indoor and terrace · Buffet, station and back-of-house units
Outdoor furniture
Terrace, pool and garden. Frames, weaves and textiles are chosen for the coastal and Gulf climates these properties actually sit in.
Lounge seating, daybeds and canopied beds · Sun loungers and side tables · Terrace dining tables and chairs · Parasols, cushions and outdoor textiles
Flooring
Parquet, stone and carpet, supplied and laid as one package so thresholds, levels and transitions are resolved before anything reaches site.
Engineered and Swiss parquet, herringbone and plank · Marble, stone and porcelain · Guest-room, corridor and ballroom carpet · Thresholds, trims and skirting
Headboards and wall panels
Upholstered and panelled surfaces, the part of a room that carries its detail. Made to the joinery drawing and fitted to the wall as found.
Upholstered headboards, channelled and buttoned · Fabric-wrapped and acoustic wall panels · Leather panels, quilted and plain · Trims, beading and brass detailing
Drapery, bedding and cushions, made to your specification
Drapery, sheers, bedding and cushions. Emporia’s own UAE linen factory means a soft specification can be sampled, adjusted and re-run without changing supplier.
Curtains, sheers, blackout linings and tracks · Bed runners, throws and scatter cushions · Loose covers and upholstery fabric · Table linen for restaurant and banqueting
One room is built before the rest are made
On a programme of any size, a single room is built first, not a sample board and not a rendering, but an identical room, at full size, finished to the specification.
Signed off by owner, operator and designer, that room becomes the production reference for the whole floor, so furniture, flooring, soft finishes and panelling are resolved as one specification before the rest of the programme is made.
From a drawing to a delivered room
Most of the range is made to order. This is how a specification on paper becomes a finished room on site, with the approved spec kept on file for every re-order after.
Specification
We work from your drawings, finish schedule and approved samples, separating standard items from custom pieces.
Sample
Finishes, upholstery and soft furnishings are sampled and signed off before any production commitment.
Quotation
Items are priced against the approved specification, lead time and commercial terms.
Production
Made-to-order pieces and stocked lines are coordinated under one procurement calendar.
Delivery
Consolidated delivery to site, so your team receives the room rather than a dozen separate orders.
Re-order
The approved specification stays on file, so an operating property re-orders against it rather than re-specifying.
The rest of the supply programme
Common questions
What does FF&E cover?
Furniture, fixtures and equipment for new-builds, renovations and rolling replacement: guestroom furniture, outdoor and public-area pieces, and soft furnishings.
Do you supply bespoke, made-to-spec furniture?
Yes, pieces are coordinated to the property’s design specification.
Do you handle renovations and phased replacement, not just new-builds?
Yes, new-build, renovation and rolling replacement programmes.
How does FF&E relate to OS&E on a project?
FF&E is the fixed capital layer; OS&E is the operating layer. Running both through one partner keeps specification and delivery aligned.
Send us your drawings
Quotations are prepared against your specification. Send the room plan, the finish schedule or the FF&E list, and we come back with what we make, what we source, and lead times.