Renting in Beijing: The Basics

Why this page exists. This is the orientation layer: the customs, costs and paperwork that apply to almost every rental in the city. Rents move with the market and individual buildings vary, so treat all figures as reference points — and use the deeper guides linked at the end for district-by-district detail.

1. Finding an apartment: three routes

Most foreigners in Beijing find a home through one of three channels. Each has a different price tag and a different level of hand-holding.

Three expats with cardboard boxes on their heads outside a traditional Beijing courtyard house, playfully pointing in different directions — Apartment hunting in Beijing can feel disorienting at first — a good channel and a clear checklist keep you pointed the right way.

Through a real estate agent

The obvious advantage of an agent is having someone walk you through the process — ideally in your language. The catch is incentives: agents are paid on commission and are motivated to close quickly. Two protections matter. First, get an independent translation of the contract, because only the Chinese-language contract is legally binding and an English version prepared by the landlord is not a reliable safeguard. Second, know who pays the fee: for rents of about ¥6,000 per month and below, the tenant typically pays the agency fee; on higher rents there is often room to negotiate.

The established agency and listing channels include Lianjia (链家), Wo Ai Wo Jia (我爱我家), Ziroom, Danke, Scout Real Estate, Sublet.com and the classifieds on 58.com. For short-term stays and sublets without an agent, Wellcee and Airbnb are the usual starting points.

Without an agent

Skip the fee and you take on the screening yourself. Direct sublets from departing tenants and landlord-listed flats circulate in expat WeChat groups — ask to be added once you are in the city. These informal channels cost nothing and often move fast, but you get less fallback if something goes wrong, so put extra care into the contract step below.

Channel	Typical cost	Best for	Watch out for
Agency (Lianjia, 5i5j, Ziroom…)	Agency fee, often one month's rent or less on bigger budgets	First-timers, curated listings, paperwork help	Fast-close pressure; tenant pays the fee at lower rents
No-agent sublets (Wellcee, Airbnb)	No agency fee	Short stays, sublets, flexibility	Verify who holds the lease before paying anything
Expat WeChat groups	Free	Direct sublets and departures	Informal deals — extra care at contract stage

2. Viewing apartments: what to actually check

Photos flatter. When you visit, spend a few minutes on the things that shape daily life rather than the styling:

Common areas. Look at the hallways and lobby — their condition tells you how the building is actually maintained.
Hot water and bathroom condition. Run the tap, check the shower, and confirm the water heater works.
Laundry and storage. Is there a practical place to hang laundry, and real storage space beyond the wardrobe?
Pests. In large apartment blocks cockroaches can be inevitable in summer. Ask whether the building runs regular treatment, and know that lower floors carry higher risk.

None of these are dealbreakers on their own — but each is much cheaper to check before signing than to live with after.

White apartment building facade in Beijing with rows of glass balconies against a blue sky — Balconies matter more than they look: in many Beijing flats, hanging laundry is a balcony job.

3. Contracts and deposits: the norms

Rental agreements in Beijing vary widely and are more negotiable than they first appear — but most templates are written in the landlord's favour, which leaves unprepared tenants little room when a dispute or an unfair charge shows up. Before signing:

Confirm the property is registered for rental. If the landlord has never registered the flat as a rental property, tenants can end up entangled in fines and paperwork trouble.
Meet the landlord in person before transferring any money, and check that the keys actually work. Never send rent to someone you have not met.
Expect a deposit of one to two months' rent. A common choice is between paying three months' rent plus one month's deposit, or one month's rent plus two months' deposit. The three-months-plus-one structure is generally the safer deal against strict landlords.
The deposit comes back when you move out — that is the norm, not a favour. Note the flat's condition at move-in so the return is not a negotiation.

4. Moving in: registration and bills

Within days of moving in you will need to register your address with the local public security bureau (派出所), bringing your passport and visa. Your landlord usually needs to come along with their ID for the first registration; after that, re-registering when you re-enter China is a quick solo visit. Unless you are subletting from a housemate, you will also need to show your visa when signing the rental contract itself.

Monthly bills. As a tenant you generally pay electricity, water, gas, cable and internet. Costs swing with the seasons (winter heating and summer air-conditioning both bite), but a typical total lands in the region of ¥400 per month. Some compounds add a maintenance fee of up to about ¥200 per month, paid by either the tenant or the landlord depending on the deal.

Repairs. The landlord and building management are normally responsible for appliance repair and fixture maintenance — but confirm in writing who fixes what before you sign, and add a clause for anything essential that is not covered.

Paying rent. Most landlords expect cash or a transfer from a Chinese bank account. If your landlord accepts it, paying from a foreign account by online transfer is sometimes possible — but do not count on it.

5. Common questions

How much is the deposit for an apartment in Beijing?: Typically the equivalent of one to two months' rent. The most common structures are three months' rent plus one month's deposit, or one month's rent plus two months' deposit — and the first option usually gives you slightly better protection.
Do I pay the agency fee, or does the landlord?: On rents of about ¥6,000 per month or less, the tenant generally pays the agency fee. On higher rents the split is negotiable — ask before you invest time in viewings.
Is the English version of the rental contract enough?: No. Only the Chinese-language contract is legally binding. Get an independent translation of the Chinese text rather than relying on a version the landlord prepared.
Do I have to register with the police after moving in?: Yes. Register your address with the local public security bureau within days of moving in, with your passport and visa. Your landlord normally joins the first registration with their ID; later re-registrations after re-entering China are quick.
How much are monthly utilities in Beijing?: Electricity, water, gas, cable and internet together usually total around ¥400 per month, varying with the season. Some buildings add a maintenance fee of up to about ¥200 per month.

A thought to close. The basics above apply to almost every flat in the city; the differences between districts — rent levels, commute, expat density — are where the real decision lives. Our Beijing rental guide and the deeper dives below cover the rest of the picture.