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

Initial costs (one-time):

• Security deposit: 2-3 months’ rent
• First month’s rent
• Agency fee (if using agent): Typically 1 month’s rent or 50% of monthly rent
• Utilities deposit: May be required (varies)

Ongoing costs (monthly):

• Rent: Varies significantly by district (see district guide below)
• Utilities: RMB 300-500/month (electricity, water, gas)
• Internet: RMB 100-300/month
• Property management fee: Usually included in rent, but verify
• Parking: RMB 200-500/month (if applicable)

Finding an apartment

Rental platforms

Online platforms

Lianjia (链家)

• China’s largest real estate brokerage
• Extensive listings with photos and virtual tours
• Professional agents with verification
• Slightly higher fees but more reliable
• English support available at some branches

Centaline (中原)

• Established real estate agency
• Good coverage across Shenzhen
• Professional service
• May have English-speaking agents in expat areas

Ziroom (自如)

• Specialises in renovated, furnished apartments
• Standardised management and contracts
• Lower risk of scams
• All-inclusive pricing (rent + utilities + internet)
• Popular with young professionals

58.com

• Direct listings from landlords
• Often lower prices (no agent fees)
• Requires more independent navigation
• Higher risk - verify listings carefully
• May require Chinese language skills

Other platforms:

• Anjuke (安居客): Another major platform
• Fang.com (房天下): Property listings
• WeChat groups: Community housing groups (ask in HeyShenzhen community)

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 (as of January 2025):

• Studio: RMB 4,000-7,000/month
• 1-bedroom: RMB 6,000-10,000/month
• 2-bedroom: RMB 8,000-15,000/month

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 (as of January 2025):

• Studio: RMB 3,500-6,000/month
• 1-bedroom: RMB 5,000-8,000/month
• 2-bedroom: RMB 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
• Mix of old and new areas
• Less international amenities

Rent range (as of January 2025):

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

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

Longhua (龙华)

Characteristics:

• Affordable option
• Improving infrastructure
• Good metro access
• Newer developments
• Growing area

Rent range (as of January 2025):

• Studio: RMB 2,500-4,000/month
• 1-bedroom: RMB 3,000-5,500/month
• 2-bedroom: RMB 4,000-7,000/month

Best for: Young professionals, those seeking value, commuters

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

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

Rental platforms

• Lianjia (链家) - May require Chinese
• Centaline (中原) - May require Chinese
• Ziroom (自如) - May require Chinese
• 58.com - May require Chinese

Helpful information

• Property management offices (物业管理处) in your building
• Real estate agencies in expat areas
• HeyShenzhen community groups - Ask for recommendations

Related articles

• A Registered Address - Needed after finding apartment
• Moving to Shenzhen - See “Research accommodation options” section
• Cost of living - Understanding housing costs in context

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
• Facebook - For community updates and events
• WeChat: Add me (ID: jayjenxi)