Living in Shanghai, finding a place you love that is also affordable is crucial to your overall Shanghai living experience. It’s the place you call home, where you host dinner parties and game nights, and perhaps where you’ll raise your children.
However, living in a city like Shanghai requires adjusting your perception of comfortable living conditions and prices. Initially, the city may seem relatively affordable (hey, you can still buy a basket of xiaolongbao for around 20 RMB), but this illusion quickly dissipates when you start looking for housing. Rents here average 150 RMB per square meter, with some prime locations exceeding 250 RMB, and wages don’t always match these high prices.
Fortunately, there are still some deals to be found if you know where to look, and the post-pandemic market has left plenty of vacancies and prices have dropped a bit. So take a deep breath as we dive into the Shanghai rental market. We’ll walk you through the basics of finding and renting a home, while keeping things sensible and budget-conscious.
List your requirements: Define your standards
A good apartment needs to suit your lifestyle. Are you part of an international school and a family with a private driver, or a single person on a budget?
Do you have children or pets living with you? Are you sensitive to noise? These are all things to consider when you decide to take the big step of moving to China and start looking for housing once you ‘ve moved there .
Choose your location
Jing’an, Xuhui, Huangpu, and Putuo districts, all located in the city center, are the most popular residential areas for expatriates. These areas are all within the Puxi region. Unsurprisingly, rents here are higher than in other parts of the city. The former French concessions in Xuhui and Huangpu districts are among the most expensive, thanks to their dreamlike tree-lined pedestrian streets and alleyway houses.
If rents in these densely populated downtown areas are exceeding your budget, you can consider moving to the outskirts and saving 20% to 30%. Head to Changning Road, Jiangsu Road, and the western section of Yueyang Road for the best deals.
While most expatriates choose to live in the city center, there are other areas in the city to consider. Below is a general overview of the distribution of districts in Shanghai.
Jing’an
Boasting stunning views of the Bund and Suzhou Creek, Jing’an is a high-end neighbor north of Xuhui. It offers convenient subway access, beautiful architecture, and a wide selection of bars and restaurants.
New Jing’an (formerly known as Zhabei)
In 2015, the municipal government merged the economically lagging Zhabei District into the now larger and more art-loving Jing’an District. Although now part of Jing’an, the southern part of the Suzhou Creek retains its unique character. Some neighborhoods almost have a Brooklyn feel.
Xuhui
Luxurious architecture, stunning alleyway houses, and a plethora of bars and restaurants – Xuhui is a highlight of Puxi. This area, with its large expatriate population, is located right in the heart of the city. However, don’t expect to find many bargains along its tree-lined walkways.
Minhang
Minhang is a melting pot of students studying at numerous universities in the area and factory managers commuting from this ideal southwestern highland to distant workplaces. For Puxi, in particular, it offers excellent deals.
Gubei
This semi-suburban area is one of Shanghai’s newest and most affluent neighborhoods. Brand-new residential buildings are located near Hongqiao Airport and the railway station, attracting expatriates from South Korea and Japan.
Xintiandi
Xintiandi is all glitz and glamour. Between tourists and Teslas, there’s absolutely no sign of bargains. Expect exorbitant rents, designer furniture, and one-bedroom apartments here.
Putuo, Changning, Hongkou
These suburbs are located on the edge of Puxi, the city center. The further out you go, the more localized the neighbors and buildings become, but prices don’t always drop as a result. However, you’ll save some money compared to the central Puxi area, making them a popular choice for expats.
Pudong
While most expats prefer to live north of the river, Pudong, located to the southeast, offers a vast and diverse range of alternatives. The areas near international schools contrast so sharply with the Puxi city center that it can be confusing. You might mistake it for being in the United States, given the detached family homes and suburban setting.
Upscale areas like Jinqiao and Lujiazui are filled with luxurious high-rise buildings. The further you are from the river and Century Park, the better the value for money you get.
Considering traffic
The subway is a fast and reliable mode of transportation, especially in Shanghai where heavy rains are frequent. Your bicycle or electric scooter will quickly become useless in the rain, and ride- hailing services like Didi or taxis often become scarce when you need them most.
The subway is very fast, cheap, and punctual, but it can be a bit crowded. Look for apartments near a subway station, ideally on the same line as your workplace or school.
Consider the child’s needs
Many large international schools in Shanghai are located on the outskirts of the city, and it is not uncommon for children to spend more than an hour commuting to school each way.
The Rainbow Bridge and Minghe areas are great places for families with a budget looking for villa-style homes, private gardens, and sometimes even facilities such as swimming pools and playgrounds.
Pet planning
Allowing pets is at the landlord’s discretion, and you will need to obtain explicit permission from your furry friend.
China has a “one dog policy,” which requires dogs in cities to weigh less than 20 kilograms. However, once you arrive here, you’ll see many people completely ignoring this rule.
“Aggressive breeds” such as German Shepherds, Pit Bulls, and Doberman Pinschers are completely banned. Please check all requirements before bringing your pet to China. By law, all dogs must be registered with the local police.
Even if the landlord agrees, they may still be cautious about pets. They will usually charge an additional pet deposit for any potential damage your pet may cause (including furniture).
You should also check nearby walking areas. Most parks in Shanghai are not suitable for dogs.
Property Types
In Shanghai, apartments, lane houses, and residential complexes are the three main types of properties you’ll see. Each has its advantages and disadvantages, and it might be worthwhile to spend time having a real estate agent show you a range of different properties.
Lane houses (alleyways)
Every new expatriate dreams of living in one of Shanghai’s iconic alleyway houses, the largest concentration of which is located on the tree-lined streets of the French Concession. These houses, with their charming antique details and wooden floors, are not cheap and often suffer from all the problems of old houses.
Due to the continued rise in demand for these charming residences, lane houses are priced about 25% higher per square foot than comparable apartments. You’ll find many wealthy expatriates in Europe living in lane house communities, but many locals have also maintained their family lane houses for generations. Living in a lane house means you’ll have close relationships with your neighbors because the walls are usually thinner, allowing sound to travel easily through the old buildings.
Dampness and mold can also be a major problem in these houses. This is a significant issue in itself given Shanghai’s frequent rain, high humidity, and poor construction quality, but it’s especially pronounced in lane houses that are over a hundred years old. Low water pressure, aging pipes, and pests can also make you question whether these places are truly as glamorous as they seem.
Old apartment building (old apartment)
Many residents of Puxi and Shanghai live in this type of functional apartment. These concrete block buildings with staircases are usually 6-7 stories high and have no aesthetic appeal from the outside. However, the interiors vary greatly because landlords often decorate according to their own tastes and budgets. Generally, kitchens and bathrooms are often small, and the architectural design is square and functional.
These apartment buildings first appeared in Shanghai in the 1930s and were widely used until the 1990s, when high-rise buildings began to rise throughout the city. This means that the older apartment buildings are 50-90 years old, with a few featuring rare Art Deco details, antique tiled floors, and exquisite staircases not found in modern high-rises. In some cases, these older apartment buildings share a kitchen or entrance, so it’s best to carefully examine the layout before visiting in person.
If you are interested in these charming old apartment buildings, you can ask a real estate agent to look for them in the old city areas of Huangpu, Xuhui and Jing’an.
High-rise buildings
Shanghai’s skyline is dominated by high-rise residential buildings, typically 30 stories or more, with ample rental options.
When considering renting in a high-rise building, an important factor to consider is your wait time for the elevator. Many buildings only have two elevators serving the entire building, and things can quickly become congested. If it’s a 30-story building with only 4-5 units per floor, then two elevators might be sufficient, but if there are more units and floors, you should consider looking elsewhere.
You should also carefully inspect for mold and mildew. How damp does the apartment feel? Is there a noticeable odor? Avoid ground-floor apartments and look for signs of poor construction. Check the ceilings and walls for visible or covered water damage. Check the bathroom corners for signs of mold. Landlords are responsible for fixing damage, but cleaning methods are not always thorough, and problems may recur.
Don’t forget to carefully inspect the common areas of high-rise buildings and the surrounding area, especially if you have children or pets. Shanghai’s neighborhoods aren’t always safe for children or dog-friendly, so you’ll need to plan your route accordingly. The building’s lobby and management offices can also reflect its overall condition.
Subletting and shared apartments
If you’re planning a short stay in Shanghai or don’t want to spend 10,000 RMB to rent a one-bedroom apartment, here are some alternative options.
Many expats and locals list subletting options on the English-language rental websites mentioned earlier. You’ll typically negotiate these subletting agreements directly with the current tenants, just like renting an apartment yourself. You’ll need to ensure everything is in writing to avoid any unforeseen issues. You’ll also need to check the original apartment rental and landlord information to confirm it’s a legal residence.
Roommates are also an option; English-language rental websites have listings posted directly by potential roommates. Avoid arranging shared accommodation through agents. Some have reported that finding roommates through agents can lead to unsafe and unhygienic outcomes, and you may at least not get along with other tenants.
Find roommates who are compatible with your lifestyle and easy to communicate with. You also need to ensure everything is compliant in the shared apartment. Check the main tenant’s lease agreement and request your own written agreement.
Luxury apartments
Shanghai has many luxury apartments, especially in areas popular with expatriates, such as the former French Concession, Huangpu, or Lujiazui.
You can rent a two-bedroom apartment in the former French concession for about 45,000 RMB. However, a villa in the same area can cost as much as 150,000 RMB. These villas are like “palaces,” with an area of 400-500 square meters, many bedrooms, and huge gardens.
The advantage of renting a luxury apartment is that they are usually in a superb location and have amenities such as a swimming pool and gym. You can always negotiate memberships to these facilities when discussing rent with the landlord.
In addition, these apartments typically offer on-site cleaning services as well as many other additional features such as serviced apartments.
Biggest decision factor: Budget
Regardless of the type of housing you find—lane houses, apartment buildings, or high-rise residences—the rule of thumb is that apartments in Shanghai average around 150 RMB per square meter. This means that a one-bedroom apartment would rent for approximately 10,000 RMB, and a two-bedroom apartment would average 15,000 RMB.
Before moving to Shanghai, you should thoroughly research the cost of living to determine if this expensive city is right for you and your family.
If this exceeds your budget, landlords sometimes lower the price, and there are still cheaper neighborhoods further from the city center in Xuhui and Jing’an districts. Alternatively, consider sharing housing costs with one or more roommates.
There are also many options at the higher end of the market. There are historic lane houses, semi-suburban detached homes, and luxurious high-rise apartments, catering to those on a budget. Within the 30,000 RMB price range, you can find 3-bedroom homes in the city center; while within the 50,000 RMB range, you can enjoy amenities such as balcony views.
Please note that location plays a significant role in rental prices. For example, a one-bedroom apartment in the former French Concession might cost you 15,000 RMB per month, while a similar room in Minhang District would only cost 10,000 RMB.
Remember, ideally, 30% of your monthly income should be allocated to rent, making sure it’s within your means. Unlike some Western countries, China has virtually no credit checks, so you need to be clear about how much you can afford.
Find your home
Before talking to a real estate agent, it’s helpful to familiarize yourself with the land and scroll through the currently available images.
Here are some recommendations for getting started.
Online
In Shanghai, you can find rental properties online through multiple channels.
WeChat group
WeChat is a widely used source of knowledge in China, and finding apartments is no exception. There are many WeChat groups about renting apartments in Shanghai, where agents, landlords, and expatriates post their current listings, sometimes including sublets or short-term rentals.
Facebook groups can hold up to 500 people, making them incredibly useful for crowdsourcing all the consultations you need. Unfortunately, there’s no way to link to these groups or even search for them on WeChat ; you have to be invited by members, which can only be done through word of mouth after you arrive in Shanghai.
Ask your colleagues, friends, or even neighbors if there are any local groups that can help you find a place to live, or just get some neighborhood advice, buy second-hand furniture, or find other information about your new life in Shanghai.
English website
Check out the latest apartment, sublet, and roommate listings on these English websites.
- SmartShanghai Classifieds . The top choice for most expats looking for apartments. You can even find landlords directly here, bypassing agents. Shared accommodations and short-term rentals are also available.
- Flat in China is an easy-to-use website targeting expatriates with generous company packages. Prices are generally high, but the places are truly beautiful and well worth browsing.
- Wellcee takes a “lifestyle” approach to real estate, offering features like roommate search, city guides, and even offline event interaction in your area. It’s great for making friends or finding roommates.
Chinese Applications and Websites
These large housing websites are popular among locals looking for apartments. If you can use Chinese or have your browser’s automatic translation function, these websites offer a wide variety of listings throughout the city.
- Ganji.com Shanghai – China’s most popular Chinese real estate search website.
- 58.com – As the name suggests, 58.com is popular not only for real estate but also for job searching and secondhand goods.
- Lianjia – One of China ’s largest residential real estate brokerage companies, with thousands of physical locations and agents across the country.
- Ziroom – Certified apartments, roommate services, and even other concierge services.
Online property warning
It’s important to remember that photos posted on WeChat and online are not always “what you see is what you get.” You might contact an agent to inquire about an apartment only to find it “just got rented,” or go to see an apartment only to discover you’ve been misled by a property completely different from the photos. Try not to invest too much emotion too early and avoid working with agents who don’t provide accurate information.
Most online listings are posted by agents, but in rare cases you may find listings posted directly by the landlord, thus avoiding any agent fees (more information about fees will be mentioned below). Even so, many of these listings are posted by agents posing as landlords.
Smart Shanghai has a complete list of common apartment rental scams that you should definitely read before doing your own online research to avoid falling into traps and failing to find your perfect home.
Go and see for yourself
Alternatively, you can choose to visit the potential neighborhood in person. Look for buildings that catch your eye, visit the management offices, or contact a local real estate agent.
Ask them if they know of any apartments available for rent in the building you’re interested in, as well as general prices in the area and other buildings you could consider. They might even take you to see a property on the same day.
Find an agent
Finding a good real estate agent is key to a pleasant rental experience in Shanghai. Your agent will act as a bridge between you and the landlord throughout the lease term, and they will have access to information on various types of apartments that suit your needs.
Many agents speak English and can help negotiate with landlords, handle paperwork, and even register with the police and arrange utilities. Finding the right agent can truly help you throughout the rental process.
Find a suitable intermediary
Real estate agents are everywhere in Shanghai. Most of the properties you see on WeChat, online, and real estate apps are posted by agents. Contacting these agents will prompt them to actively show you properties in their database.
You can also visit a real estate agency office in the neighborhood, or ask a friend who recently moved for a referral.
It can also be helpful to talk to more than one agent to see which one you would like to continue working with.
They work on commission, so you should respect their time, but having access to multiple databases is advantageous. Choose an agent you can communicate well with, one who is willing to take the time to answer your questions, and most importantly, one who shows you houses that match your criteria and budget.
agency fee
The standard brokerage fee is 35% of the monthly rent (70%, split equally between the tenant and the landlord), but it is essential to discuss the brokerage fee before you start viewing properties to avoid unexpected charges when signing the contract.
Landlords used to pay agency commissions in the form of a full month’s rent, but this is no longer the norm.
If they tell you a figure higher than 35%, remember that this price is negotiable. In some cases (usually for higher-priced properties), the landlord may be willing to pay the full brokerage fee.
Making a major decision: house hunting
Once you’ve narrowed down the best locations for your new home and set a strict budget, you’ll be able to view some potential apartments and houses. Here are some things to keep in mind to avoid being blinded by attractive views or big-screen TVs.
furniture
Unlike many Western countries, most apartments in Shanghai are fully furnished, with everything you need. From sofas to curtains, the landlord includes everything in the monthly rent. If you don’t like the furniture or have your own, you can discuss it with the landlord or have it removed or replaced at their suggestion.
Savvy tenants and their agents can also negotiate upgrades such as a better TV or a new bed.
Home appliances and facilities
Most apartments come with basic appliances, including a refrigerator and stove in the kitchen, air conditioning/heating throughout the house, a washing machine, and usually a television. Some landlords may even provide appliances such as a microwave or DVD player, but the quality varies greatly. Be sure to check all items and keep a copy of the checklist, which lists the items you must return to the landlord when you move out.
While Chinese apartments are fully equipped with appliances that will be very familiar to Western renters, there are still some significant differences. In the kitchen, you’ll find that the refrigerator is typically only half the size of a Western household refrigerator. However, this isn’t necessarily the case in high-standard apartments. Some even have two refrigerators.
Ovens are rare in apartments; instead, open-flame stovetops are more common. Dishwashers are almost nonexistent, and Western-style open-plan kitchen layouts are uncommon. Long hallway kitchens are the most prevalent. Luxury apartments may feature open-plan kitchens.
In the bathroom, you’ll notice that most apartments don’t have a bathtub, and sometimes the shower space is very small. Chinese people consider the bathroom a “wet area,” so it’s not uncommon to have a showerhead installed above the toilet to save space. The water pressure in the shower and sink should also be checked.
Many apartments have aging pipes, and shower water may only drip slowly. You can buy a booster pump to slightly improve the problem, but it requires professional installation and the effect cannot be guaranteed.
Each apartment unit typically comes with a washer, but dryers are very rare. Even in higher-end apartments, there is usually a clothesline next to a small, sunny window for hanging wet clothes.
When viewing an apartment, you should also check the air conditioner. The brand can tell you how much the landlord has invested in it. Gree is the highest-priced and highest-quality brand, followed by Midea, Panasonic, and Hisense. Be sure to check that each unit is fully functional to avoid renting an apartment with a poor-quality air conditioner. They will be used frequently.
You’ll also notice some differences in the buildings. Public areas are often just simple lobbies, and outdoor areas are small. Playgrounds, swimming pools, and gyms are not common; if these features are important to you, please inform your agent in advance.
Construction noise
Construction noise is a common complaint among apartment residents in Shanghai. Look for obvious signs such as scaffolding and garbage bins filled with construction debris on the streets.
When viewing a property, pay special attention to the soundproofing. Can you hear your neighbors watching TV? What about street noise? Are there any schools nearby that might be noisy during morning exercises or drop-off/pick-up times?
If you are sensitive to noise, choosing a higher floor may at least protect you from street noise, but it cannot guarantee that you will not be disturbed by your neighbors.
You’ll also want to avoid lower floors, especially the ground floor, as they are most susceptible to dampness and humidity. If you do prefer a ground-floor house, plan to place dehumidifiers in the bedrooms and living room to prevent mold and mildew from seeping into the plaster walls.
Final Stage: Legal Documents and Bureaucratic Procedures
Once you find your ideal apartment, things can move quickly. You’ll meet the landlord, negotiate the final lease agreement, prepare all the paperwork, move in, and register! While signing an apartment lease is exciting, it’s crucial to understand what you’ll be involved in and any potential pitfalls.
Things to consider when entering the final stage of the leasing process.
landlord
Landlords are an important but often mysterious factor in the Shanghai rental process. You usually won’t meet them until you sign the lease, a crucial moment for building a face-to-face relationship. They expect you to be respectful and grateful for having the apartment, but if you feel the landlord is uncomfortable with foreigners or shows other signs of being difficult, it might be best to reconsider signing the lease. A hostile landlord can mean a lot of trouble later on.
Request to see the landlord’s ID card and property ownership certificate to verify that they are indeed the owners of the apartment. If these documents cannot be provided, you should not sign for the apartment.
Subletting is a unique phenomenon in Shanghai’s rental market. Some landlords sign ten-year leases for dilapidated properties and renovate them to earn rental income. For tenants, this means higher prices because two landlords profit from your rent, and these two landlords, who sometimes compete with each other, don’t always prioritize the tenant’s best interests. To avoid unnecessary trouble, try to avoid subletting.
negotiation
Rent, like many things in China, is negotiable. You might be able to lower the asking price of an apartment from “12,000 yuan” to 8,000 or 9,000 yuan if the landlord wants it rented out quickly. The longer the apartment is on the market, the more likely the landlord is to try to negotiate a lower price.
You’re not limited to negotiating just rent. You can request the addition or removal of furniture, and renovations or repairs if something in the apartment is in disrepair. Additionally, you can negotiate move-in fees, management fees, and brokerage fees. In some cases, landlords will offer a one-month deposit instead of the traditional two months and waive or cover management and brokerage fees. You can also negotiate longer lease terms to lock in the current rent. Two- or even three-year leases are not uncommon.
Work with your agent to come up with terms that are suitable for both you and your landlord.
Lease Agreement
In China, unless it’s a sublet or a monthly lease, lease agreements are almost always for at least one year. The most common type of contract is one month’s rent as a deposit, with two months’ rent paid in advance.
After the initial two months, rent will be collected in three-month installments. At the end of the contract, your landlord may allow you to re-sign, move out, and wish to return your deposit. All terms should be clearly understood by both parties before signing.
You should also ensure you have enough time to consider things before entering into an agreement, and avoid being pressured by agents or landlords to make unprepared decisions. Nobody wants to encounter any unexpected problems after signing a contract.
You’ll also want to see both the English and Chinese versions of the contract. Have an experienced Chinese friend review the agreement, looking for any potential pitfalls, as this will be the final legal document. Carefully examine the details on the document, including the size of the apartment, rent payment dates, monthly rent, contract term, and any other details negotiated with the landlord.
Moving-in fees
New tenants are generally required to pay the first month’s rent plus two months’ rent as a deposit, plus any agency fees and the cost of utilities that need to be installed.
For a 10,000 yuan apartment, these costs could exceed 35,000 yuan. Companies typically provide new employees with advance cash to cover these upfront expenses, or you may need to consider sending money from your home country to China .
In addition to the security deposit, landlords in Shanghai may require an additional deposit of 2,000 to 4,000 yuan in advance to reserve the apartment for you. This amount is negotiable.
Do not pay this fee unless you are certain you want to rent this place. If you change your mind later, you will lose this month’s rent.
Invoices and rent reimbursement
If rent reimbursement is part of your company’s employment package, you will need to obtain an “invoice” from your landlord. However, many landlords cannot provide these receipts, so you should inquire early in the negotiation about their ability to provide this service. If they do provide an invoice, expect to pay 3% to 5% of the amount of the service you are requesting as a fee, as landlords hope to offset rent taxes with these official tax receipts.
Residence registration
After moving in, you will need to register your residence with the local police station to reflect your visa status. You will actually need to go through the registration process every time you return to the country, every time you obtain a new visa, or every time you move, so it’s helpful to familiarize yourself with the process.
Ask your real estate agent where the nearest police station is near your new home. You can also do this online.
To become a legal resident, you must live in a house you have registered, and your name must be on the contract.
For you to register correctly at that address, your landlord must also be the legal owner of the apartment. Make sure they know your registration intentions and flag any issues immediately.
Water and electricity costs
Your agent will be able to explain the bills and utility systems for your chosen home. Usually, everything can be paid online via WeChat Pay or Alipay . In some cases, you may receive a water or gas card, which you’ll need to “top up” at your building management office each month.
You will receive utility bills every month throughout the year, so please make sure to set aside some funds as costs can be high. Apartments in Shanghai are notoriously poorly insulated, and Shanghai is located south of the national north-south dividing line in China where central heating is subsidized. This means that heating costs in winter and air conditioning costs in summer will be very high.
- Electricity costs can range from 300 to 600 RMB per month, depending on how much you use your air conditioner, washing machine, dryer, and other appliances.
- Water and gas are usually inexpensive, costing around 100 to 200 RMB per month.
- An internet connection costs approximately 2,000 RMB per year, but this is usually paid in advance when broadband is installed.
- You might want to hire a cleaner to help you maintain your house. The fee is approximately 50 RMB per hour, and you’ll need to decide how often she comes and how long she stays based on the size of your house. This could be an extra expense of 1000 to 5000 RMB per month for your household.
Now, it’s your turn.
Living in Shanghai offers expats a unique blend of modern convenience and rich cultural experience. From high-rise apartments in bustling downtown districts to quieter neighborhoods with a more local feel, the city provides a wide range of rental options to suit different lifestyles and budgets.
Understanding lease terms, pricing structures, and neighborhood characteristics can make a significant difference in securing the right home. With proper preparation and the right resources, navigating the Shanghai rental market becomes far less daunting.
Whether you’re relocating for work, study, or a new adventure, Shanghai remains one of the most dynamic and rewarding cities to call home in China.