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I would ring-fence the emergency fund first, together with the first mortgage payment and any service charges due soon after completion. Moving and inspection-related safety or maintenance work come next. Furniture would be last: equip the rooms you will actually use, then wait a few months...

Likewise for insurance: identify what the building policy covers and whether you need anything additional for the letting. Avoid inserting a made-up percentage when the actual documents should reveal the arrangement.

“Needs work” may be too broad as well. Cosmetic updating, unresolved building issues and poor presentation can produce very different buyer reactions. Unless condition is classified consistently, that side of the comparison may become a catch-all for slow listings.