An Apartment

Before you begin

Understanding Shenzhen’s housing market

Shenzhen’s housing market moves quickly, with high demand and frequent turnover. The city offers diverse accommodation options, from modern high-rises in central districts to more affordable options in developing areas.

Key characteristics:

• High demand, especially in popular expat areas
• Prices vary dramatically by district
• Most rentals are furnished or semi-furnished
• Security deposits are typically 2-3 months’ rent
• Contracts are usually 1 year, but shorter terms may be negotiable

Prerequisites

Before starting your apartment search, consider:

• Budget: How much can you afford monthly? Remember to include utilities, internet, and management fees
• Location preferences: Which district fits your lifestyle and work location?
• Space requirements: How many bedrooms? Do you need parking?
• Furnishing: Do you need furnished, semi-furnished, or unfurnished?
• Timeline: When do you need to move in?

Estimated costs (2025-2026 Updated)

Initial costs (one-time):

Item	Amount	Notes
Security deposit	2-3 months’ rent	Refundable if no damage
First month’s rent	1 month	Paid before move-in
Agency fee	0.5-1 month’s rent	Typically split between landlord and tenant
Utilities deposit	¥500-1,000	Some communities require
Total to prepare	~4 months’ rent	Budget accordingly

Ongoing costs (monthly):

Item	Amount	Notes
Rent	¥1,500-15,000+	Varies significantly by district (see below)
Utilities	¥100-400/month	Electricity, water, gas (higher in summer with AC)
Internet	¥100-300/month	Depends on bandwidth
Property management fee	Usually included	Verify before signing
Parking	¥200-500/month	If applicable

Example budget (¥2,000/month rent):

• Agency fee: ¥1,000
• Deposit: ¥4,000 (2 months)
• First month: ¥2,000
• Total needed upfront: ~¥7,000

2025-2026 Rent trends

• Shenzhen average rent: 74.2 yuan/m²/month
• Average unit rent: ¥5,583/unit
• Year-over-year change: Futian +1.7%, Nanshan +1.1%
• Most common range: ¥4,000-6,000 (30.8% of market)
• Overall trend: +4.5% compared to 2024

Finding an apartment

Rental platforms (2025-2026 Updated)

Best platforms for foreigners

Platform	English Service	Agent Fee	Best For
Wellcee	✅ Full English	FREE (no agent)	Top pick for foreigners — Direct landlord rentals, verified listings
Lianjia/Beike (链家/贝壳)	⚠️ Some branches	0.5-1 month rent	Largest database, VR tours, professional agents
Ziroom (自如)	⚠️ App has English	10% service fee (included in rent)	Furnished, standardized, move-in ready
Centaline (中原)	⚠️ Expat area branches	0.5-1 month rent	Established agency, good coverage
Xianyu (闲鱼)	❌ Chinese only	FREE (direct transfer)	Short-term, sublets, budget options
HeyShenzhen Community	✅ English	FREE	Community recommendations, verified landlords

Platform details

Wellcee (最推荐 for foreigners)

• ✅ Full English interface
• ✅ No agent fees — Direct landlord rentals
• ✅ Verified listings — Less scam risk
• ✅ Community-focused — Other expats use it
• ⚠️ Smaller database than Lianjia
• Website: www.wellcee.com

Lianjia/Beike (链家/贝壳)

• ✅ Largest property database in China
• ✅ VR tours available for many listings
• ✅ Professional agents with verification
• ✅ Some English support at major branches (Futian, Nanshan, Shekou)
• ⚠️ Agent fees: 0.5-1 month rent
• Tip: Ask for “international rental specialist” (国际租客专员)

Ziroom (自如)

• ✅ Standardized apartments — Same quality across units
• ✅ Fully furnished — Just bring your bags
• ✅ Included services — Cleaning, maintenance, internet
• ✅ English App interface
• ⚠️ 10% service fee on top of rent
• ⚠️ Less flexibility for customization
• Best for: Short-term (1-6 months), young professionals

Xianyu (闲鱼) — For budget/short-term

• ✅ No agent fees — Direct from tenants/landlords
• ✅ Short-term/sublets available
• ✅ Negotiable prices
• ⚠️ Chinese only — Need translation help
• ⚠️ Higher scam risk — Verify carefully
• Best for: Budget renters, short-term transitions

HeyShenzhen Community

• ✅ English-speaking community
• ✅ Verified landlords (by community)
• ✅ Real experiences from other expats
• ✅ No fees
• Where: Discord, Facebook, WeChat groups

Working with real estate agents

When to use an agent:

• First time renting in Shenzhen
• Limited Chinese language skills
• Want professional guidance
• Need help with contract negotiation
• Prefer verified listings

Agent fees:

• Typically 1 month’s rent or 50% of monthly rent
• Sometimes negotiable, especially for higher-end properties
• Usually paid by tenant (verify in contract)

Finding a good agent:

• Look for agents in expat-heavy areas (Shekou, Futian, Nanshan)
• Ask for recommendations in community groups
• Check agent credentials and company affiliation
• Meet in person before committing

Direct from landlord

Advantages:

• No agent fees
• Direct communication
• Potentially lower rent
• More flexible negotiation

Disadvantages:

• Higher risk of scams
• May require Chinese language skills
• Less professional support
• Need to verify everything yourself

How to find:

• WeChat housing groups
• Community bulletin boards
• Word of mouth
• Online platforms (58.com, etc.)

Key districts

Futian (福田)

Characteristics:

• Central business district
• Excellent shopping and dining
• Good public transportation
• High-rise apartments
• Vibrant nightlife

Rent range (as of January 2025):

• Studio: RMB 4,000-6,000/month
• 1-bedroom: RMB 5,000-8,000/month
• 2-bedroom: RMB 7,000-12,000/month

Best for: Professionals working in CBD, those who want central location

Nanshan (南山)

Characteristics:

• Tech hub (home to Tencent, etc.)
• Many international schools
• Coastal areas with good views
• Modern developments
• Popular with expat families

Rent range (2025-2026):

• Studio: ¥4,000-7,000/month
• 1-bedroom: ¥6,000-12,000/month
• 2-bedroom: ¥8,000-18,000/month
• Average: ¥109/m²/month (highest in Shenzhen)

Best for: Tech workers, families with children, those seeking expat community

Shekou (蛇口)

Characteristics:

• Established expat community
• International schools nearby
• Good restaurants and amenities
• Mix of older and newer buildings
• Close to Hong Kong

Rent range (2025-2026):

• Studio: ¥3,500-6,000/month
• 1-bedroom: ¥5,000-8,000/month
• 2-bedroom: ¥7,000-12,000/month

Best for: Long-term expats, families, those wanting established expat community

Baoan (宝安)

Characteristics:

• More affordable
• Rapidly developing
• Good metro connections (Line 11)
• Mix of old and new areas
• Close to airport

Rent range (2025-2026):

• Studio: ¥2,500-4,500/month
• 1-bedroom: ¥3,000-5,000/month
• 2-bedroom: ¥4,000-8,000/month

Best for: Budget-conscious renters, those willing to commute, airport access

Longhua (龙华)

Characteristics:

• Affordable option
• Improving infrastructure
• Good metro access (Line 4/6)
• Newer developments
• Growing area

Rent range (2025-2026):

• Studio: ¥1,800-3,000/month
• 1-bedroom: ¥3,000-4,500/month
• 2-bedroom: ¥4,500-7,000/month
• Commute: ~40 min to Futian/Nanshan

Best for: Young professionals, those seeking value, commuters

Luohu (罗湖)

Characteristics:

• Old commercial district
• Close to Hong Kong border
• Mature amenities
• More affordable than Futian/Nanshan

Rent range (2025-2026):

• Studio: ¥3,000-5,000/month
• 1-bedroom: ¥4,000-7,000/month
• 2-bedroom: ¥6,000-10,000/month

Best for: Frequent HK travelers, budget-conscious CBD workers

Longgang (龙岗) & Guangming (光明)

Characteristics:

• Most affordable districts
• Further from city center
• Newer developments in Guangming
• Line 6/14/16 metro access

Rent range (2025-2026):

District	Studio	1-bedroom	2-bedroom
Longgang	¥1,200-2,500	¥2,500-4,000	¥3,500-6,000
Guangming	¥700-1,300	¥1,200-2,000	¥2,000-3,500

Best for: Budget renters, remote workers, eastern Shenzhen employment

The rental process

Step 1: Search and view properties

Searching:

• Use multiple platforms
• Filter by district, price, size
• Check photos and virtual tours
• Read property descriptions carefully

Viewing properties:

• Schedule viewings through agents or directly with landlords
• View multiple properties to compare
• Check during different times of day
• Test appliances and fixtures
• Check water pressure, internet connectivity
• Verify building security and management

Questions to ask:

• What’s included in the rent? (utilities, internet, management fees)
• What’s the property management like?
• Are there any additional fees?
• What’s the neighborhood like?
• Is the building foreigner-friendly?
• What’s the parking situation?
• Are pets allowed? (if applicable)

Step 2: Negotiate terms

Negotiable items:

• Monthly rent
• Security deposit amount
• Contract duration
• Included utilities/services
• Furnishing additions/removals
• Early termination terms

Tips:

• Research market rates for similar properties
• Be prepared to walk away
• Negotiate respectfully
• Get everything in writing

Step 3: Verify the property and landlord

Critical verifications:

• ✅ Property ownership: Verify landlord owns the property (ask for property certificate - 房产证)
• ✅ Landlord identity: Verify landlord’s ID matches property owner
• ✅ Property condition: Inspect thoroughly, document any existing damage
• ✅ Legal status: Ensure property can legally be rented to foreigners
• ✅ Building management: Check if building accepts foreign tenants

Step 4: Sign the contract

Required documents:

• Valid passport
• Valid visa or residence permit
• Police registration form (may be required)
• Proof of employment (sometimes requested)

Contract should include:

• Rent amount and payment schedule
• Security deposit amount and return conditions
• Contract duration (start and end dates)
• Included utilities and services
• Maintenance responsibilities
• Early termination terms
• Renewal options
• Property condition inventory

Important contract points:

• Read contract carefully (get translation if needed)
• Ensure all verbal agreements are in writing
• Verify all amounts match what was discussed
• Check penalty clauses
• Understand termination terms
• Keep copies of all documents

Step 5: Payment and move-in

Initial payments:

• Security deposit (2-3 months’ rent)
• First month’s rent
• Agency fee (if applicable)
• Utilities deposit (if required)

Payment methods:

• Bank transfer (most common and secure)
• WeChat Pay/Alipay (for smaller amounts)
• Cash (less common, get receipt)

Move-in checklist:

• All payments made and receipts obtained
• Keys received
• Property condition documented (photos/video)
• Utilities accounts set up
• Internet service arranged
• Property management registered
• Emergency contacts noted

Avoiding scams

Common rental scams

Fake listings:

• Property doesn’t exist or isn’t available
• Photos are from different property
• Price is too good to be true

Red flags:

• Landlord asks for money before viewing
• Can’t view actual property
• Pressure to decide immediately
• Unusually low price
• Landlord avoids meeting in person
• Requests payment via unusual methods

How to avoid:

• Always view property in person
• Verify landlord identity and property ownership
• Use reputable platforms and agents
• Never pay before signing contract
• Trust your instincts - if it seems too good to be true, it probably is

Safe practices

• Use verified platforms: Lianjia, Centaline, Ziroom have verification systems
• Work with licensed agents: Check agent credentials
• Verify everything: Property ownership, landlord identity, property condition
• Get everything in writing: All agreements should be in contract
• Keep documentation: Contracts, receipts, communications
• Ask community: Check with HeyShenzhen community for experiences

⚠️ 2025 Policy Update: Contract Filing Required

New regulation: 《住房租赁条例》effective September 15, 2025

What changed:

• Rental contracts MUST be filed (备案) within 15 days of signing
• Unfiled contracts face penalties: Late fees, fines, credit record impact
• Required for: Residence permit, work permit applications

How to file:

Method	Steps
Online (Recommended)	“i Shenzhen” APP → Housing Security → Rental Filing (住房保障→房屋租赁备案)
In-person	Local street政务服务中心 (街道政务服务中心)

Required documents:

• Rental contract (Chinese version)
• Property ownership certificate (房产证)
• Landlord’s ID
• Your passport + visa

Who files: Usually landlord’s responsibility, but tenants can file jointly

Tip: Confirm with landlord before signing — some landlords avoid filing to evade taxes. This is YOUR legal requirement too.

Costs and fees

Initial costs (one-time)

Security deposit: 2-3 months’ rent (returned at end of lease if property in good condition)

First month’s rent: Paid before move-in

Agency fee (if using agent):

• Typically 1 month’s rent or 50% of monthly rent
• Sometimes negotiable
• Verify who pays (usually tenant)

Utilities deposit (if required):

• Varies by property
• Usually RMB 500-1,000
• Returned when you move out

Ongoing costs (monthly)

Rent: Varies by district (see district guide above)

Utilities (if not included):

• Electricity: RMB 100-300/month (varies by usage, especially AC in summer)
• Water: RMB 50-100/month
• Gas: RMB 50-100/month (if applicable)
• Total: Approximately RMB 300-500/month

Internet: RMB 100-300/month (depending on speed and provider)

Property management fee: Usually included in rent, but verify

Parking (if applicable): RMB 200-500/month

Tips and best practices

Before searching

• Set a budget: Include rent, utilities, and other costs
• Research districts: Understand what each area offers
• List priorities: Location, size, amenities, budget
• Prepare documents: Have passport, visa, employment proof ready

During search

• Start early: Good properties go quickly
• View multiple properties: Don’t settle on the first one
• Take notes: Compare properties systematically
• Ask questions: Don’t be afraid to ask about anything
• Check transportation: Verify metro/bus access

When negotiating

• Know market rates: Research similar properties
• Be flexible: Some landlords prefer longer contracts
• Get everything written: Verbal agreements don’t count
• Negotiate respectfully: Maintain good relationship

After moving in

• Document condition: Photos/video of property state
• Set up utilities: Electricity, water, internet
• Register with management: Get to know property management
• Keep records: All receipts, contracts, communications
• Understand garbage sorting: Shenzhen has mandatory sorting rules

Common issues and solutions

Issue: Landlord won’t return security deposit

Solution:

• Document property condition when moving in (photos/video)
• Get written agreement on deposit return conditions
• Keep all receipts and communications
• If dispute arises, contact property management or legal assistance
• Some properties use escrow services for deposits

Issue: Property not as described

Solution:

• Always view property in person before signing
• Take photos during viewing
• Get written description in contract
• If discovered after move-in, negotiate with landlord
• Document discrepancies

Issue: Need to break contract early

Solution:

• Check contract terms for early termination
• Negotiate with landlord (may require finding replacement tenant)
• Some contracts allow early termination with penalty
• Get agreement in writing
• Consider subletting if allowed

Issue: Maintenance problems

Solution:

• Check contract for maintenance responsibilities
• Contact landlord or property management
• Document issues (photos, dates)
• Follow up if not resolved
• Know your rights as tenant

Issue: Building doesn’t accept foreigners

Solution:

• Verify before signing contract
• Ask landlord to confirm with building management
• Some buildings have restrictions
• Consider this when choosing property
• Have backup options

Resources

Official government platforms

Platform	Link	Purpose
Shenzhen Housing & Construction Bureau	https://zjj.sz.gov.cn/	Official rental filing, property verification
Guangdong Government Services	https://www.gdzwfw.gov.cn/	Rental contract filing (备案)
“i Shenzhen” APP	App Store / WeChat	Rental filing, housing services
Shenzhen Government Online (EN)	https://www.sz.gov.cn/en_szgov/	Official English portal

Rental platforms (2025-2026)

Platform	Link	English	Fee
Wellcee	https://www.wellcee.com/	✅ Full	FREE
Lianjia/Beike	https://sz.lianjia.com	⚠️ Partial	0.5-1 month rent
Ziroom	https://www.ziroom.com	⚠️ App only	10% service fee
Centaline	https://sz.centanet.com	⚠️ Partial	0.5-1 month rent
Xianyu	App only	❌ No	FREE
NowShenzhen	https://nowshenzhen.com/apartments/	✅ Full	Varies
SimpleStayChina	https://simplestaychina.com/listings/shenzhen	✅ Full	Service fee

Community resources

Resource	Platform	Notes
HeyShenzhen	Discord / Facebook / WeChat	Community recommendations, verified landlords
ExpatDen China Guide	https://www.expatden.com/zh/china/	Expat community resource
Shekou Management Center	0755-21619120	For Nanshan 11 communities

Related articles

• A Registered Address

  — Required within 24 hours of move-in

• Moving to Shenzhen

  — Complete relocation guide
• Cost of Living — Housing costs in context

• A Phone Number

  — Needed for rental applications

• A Bank Account

  — For rent payments

Need help?

HeyShenzhen Community

Information changes frequently in Shenzhen. While we strive to keep our guides accurate and up-to-date, the latest information is often best found by asking in our community groups.

Join our community to get real-time updates, tips, and suggestions from our members:

• Discord - For general discussions and quick questions
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• WeChat: Add me (ID: jayjenxi)