How can I find a home in Shanghai?

When speaking with new clients for the first time, many express confusion about where to start and when searching for a suitable home in Shanghai. The Shanghai real estate market is quite different from those in other regions.

With over 15 years’ experience as an agent for expats and as a local Shanghainese, I’d like to share my insights to help you navigate this process effectively.

Types of properties in Shanghai

Shanghai has various types of properties, such as Lane houses, colonial apartments, serviced apartments, high-rise building compounds and villas.

For more details, please visit our home search page:

Home Search | Ciao Space Shanghai

Roughly define your budget and preferences

Budget: Rentals in Shanghai vary widely depending on your needs. Start by defining an initial budget and conducting a first-round viewing. Adjust your expectations and budget accordingly after this first-round viewing. Keep in mind that it's normal to revise your budget based on your findings.

Preferences: Consider factors such as location, size, layout and commute time.

We'll send you a questionnaire or have a quick call by Wechat or WhatsApp once we receive your contact details to better understand your needs.

Choose a well experienced and good reputation agent/agency

Choosing a well experienced and good reputation agent can save your valued time

Firstly, Shanghai's rental market is complicated market with thousands of sublet/secondary landlords. These landlords often take over the properties from the owner( lots of owners are living abroad), design/renovated them and rent them out for a profit.

Without prior experience with these landlords, you may face some of following challenges and issues.

Deposit issues:

Security deposits (typically two months' rent) are often at risk, especially with landlords who go bankrupt. We NEVER work with any secondary landlords who are new to the business and come without a good reputation.

We make sure all the landlords background and documents are fully checked. Such as housing deed, landlord ID card/passport, or power of attorney.

Apartment issues:

Serious problems like leaks and mold may persist despite attempts to fix them. We make sure all those issues are fully checked and rectified before signing the contract.

Fapiao(taxes invoice) issues:

Many sublet landlords cannot issue valid invoices, which can be problematic if your company requires a fapiao for reimbursement.

At Ciao Space Shanghai, we thoroughly vet landlords by checking their credentials and avoid working with landlords who lack a proven track record.

How many things need to be checked during the tour?

1. Location

Is the location convenient for your life and work? Assess the proximity to metro stations, amenities, and your workplace.

2. Apartment condition

Consider how you feel about the property. What is you first feeling when you go in? Check for issues such as construction noise, poor renovation quality, leaks, and mold.

3. Condition of Furniture and Appliances

Furnished or unfurnished:

We understand it's common to rent an unfurnished apartment/house in western countries. However, in Shanghai's rental market, landlords often provide furniture and if they don't have any other space to storage them, it's hard to ask them remove all of them.

So please note unfurnished apartment could be very challenging to be found.

List any changes you’d like and ask your agent to negotiate with the landlord.

4. Utilities

Utility bills (electricity, gas, water, Wi-Fi) are separate from the rent. Verify whether utilities are charged at commercial or residential rates, as this can significantly affect costs.

5. Always need a second viewing when you decide to take it

Always conduct a second viewing before making a decision to ensure the property meets your needs. Don’t make any rushed decisions even if you really like it on the first viewing.

6. Always have at least 2-3 options/offers after viewing

Always have at least 2–3 properties as backup options in case your top choice doesn’t work out.

How many things need to be checked when signing the contract?

1.Documents

Ensure you verify the housing deed, landlord’s ID/passport, and a valid power of attorney (if applicable). Also make sure the power of attorney is valid until after the expiration of your lease date.

2.Agreement Clauses

Any unfair agreement clauses for this agreement? Like Penalty, sublet, offset if needs are fully checked.

3.Deposits

Holding deposit : Some landlords request a holding deposit to secure the apartment, typically ranging from 5,000–10,000 RMB, which is fair. However, this deposit is non-refundable if you change your mind. If the landlord changes their mind, they will normally pay you double.

Security deposit: This is usually equivalent to two months’ rent, payable after signing the contract or before the move-in date.

Q &A :

1. How much commission shall I pay ?

If your budget exceeds 15,000 RMB, there’s no commission.

2. If my budget is lower than 15,000 RMB, how does it work ?

If your budget exceeds 15,000 RMB, there’s no commission.

3. If my budget is lower than 10,000 RMB, how does it work ?

We will charge some consulting fee by hours when we go the viewing tour with you and your local agent. If you find somethings on local app such as Lianjia, we can also help to arrange the tour with them directly . We will be a third party to assist with you

Looking for a reliable and experienced agent ?

Contact us via email, WeChat, or WhatsApp.

Searching for a home in Shanghai is like enjoying an omakase meal at a Japanese restaurant—it’s all about trusting your agent to guide you. While no home is 100% perfect, with our expertise, we’ll help you find a property that meets your needs and preferences.

Happy Home Hunting in Shanghai !