Moving to China: Housing, office, bills and children's school
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Renting an apartment in China is surprisingly simple: you visit, present your passport with a valid visa, pay two months' deposit and one month's rent, and you get the keys. There's no paperwork to complete, no guarantor to find, no payslips to provide, and no waiting list of twenty applicants for the same property that you might know about in Europe.
What takes time, however, is everything that comes after — the mandatory registration with the police within twenty-four hours, the gas that needs to be recharged in advance, the wifi that requires a permanent Chinese number, and above all the schooling of the children, which is by far the most complicated subject of the whole installation.
I live in Guangzhou and I did this whole process myself. Here's how it really went, with my own invoices.
Renting an apartment: what to really expect
The procedure, in three steps
You visit, you agree on the terms, you sign. You need your passport with a valid visa, two months' deposit, and one month's rent in advance. That's all.
The leases are for one year. And there's one point you need to be very clear about with yourself before signing: If you leave before the end of the lease, the deposit will not be refunded. This is not negotiable afterwards, it's the rule of the market, so don't sign for a year if you know you'll only stay for six months — you'll lose two months' rent outright.
Everything is negotiable, absolutely everything.
This is the point that newcomers do not exploit enough, because they assume that the price displayed is the price.
Some apartments are already furnished, others are empty. Some have appliances, others don't. And in all cases, you can negotiate with the landlord: the furniture they add, the appliances they install, and the rent itself. It's not uncommon for a landlord to agree to buy a washing machine or a sofa to secure a one-year lease, because an empty apartment doesn't generate any income for them.
The price varies according to three factors: location, number of bedrooms, and whether or not furniture is included.
My apartment, figures to back it up
To give you a concrete idea, here's what I pay in Guangzhou:
| Rent | €269 per month |
| Management fees (the equivalent of condominium fees) | €40 per month |
| Surface | 100 m² |
| Configuration | 3 bedrooms, 2 bathrooms, one of which is en-suite to my bedroom |
| Included | Household appliances |
| Not included | The furniture |
And that includes access to the residence's facilities.
Gated communities: an underestimated advantage
Many resorts offer free amenities that you would pay a lot for elsewhere: swimming pool, ping-pong tables, football pitch, playgrounds, and much more. For children, this completely changes daily life, because they get to go outside, play, and make friends without you having to take them anywhere.
The second advantage is security. Each complex has guards who constantly monitor entrances and exits.
And the third one, the one that surprised me the most: maintenance. If you have a problem—a leak, a broken water heater, a faulty lock, a power outage—the workers will come, no matter the time, and it's free. It's included in the management fees you pay each month. After living elsewhere, it's the kind of detail that makes you realize where the money from the utilities really goes.
Registering with the police: 24 hours, not a minute more
This is the point I want to emphasize most in this entire article, because it is easy to forget and it is costly.
You must register with the police within 24 hours of signing the lease. Without it, you are breaking the law. And believe me, having experienced it myself, the fine is hefty.
The easiest thing to do is to go there immediately after signing, accompanied by your landlordHe knows the procedure and has the necessary documents. Take advantage of the fact that he's with you that day rather than trying to call him back three days later.
The procedure varies from district to district: some require no travel and accept remote registration by telephone. The format is not important. What matters is that it gets done.
This document will also be useful for other procedures, particularly if you are setting up a company: it's the well-known residence declaration. [Internal link → "Opening a business in China"]
Water, gas, electricity: what to expect on your bills
This is probably the pleasant surprise of the installation, provided you understand how each station works.
The water is free. What you pay for is the gas, which is used for cooking and heating water, and it is regulated in advance, via top-ups, like a prepaid credit. To give you an idea, I pay around 200 yuan, or about €30, and it lasts me about six months — knowing that we use a lot of hot water.
Electricity is paid for every monthAnd that's where seasonal variations appear:
| Period | Monthly amount | For what |
|---|---|---|
| July, August, September | ~€50 | The air conditioning runs continuously |
| January | ~€50 | The heating |
| The rest of the year | ~15 € | No air conditioning or heating, it's nice and warm. |
In other words, over a full year, you have eight months at around fifteen euros for electricity. What costs money are the extremes, and that's the only area worth paying attention to.
Wi-Fi: fast, very cheap, but one condition
To subscribe to a home internet plan, you need a permanent Chinese phone numberThis is a classic problem: if you arrived with a tourist SIM card, it won't work, and you'll have to change your number. The process costs around 100 yuan.
Once you've subscribed with your provider, you schedule an appointment and a technician will come to install the modem at your home. The modem is not free.
I paid approximately 600 yuan, or nearly €70, for the modem, installation and one year of wifi. Not per month—for the entire year. And the connection is extremely fast, without any interruptions or slowdowns. It's significantly cheaper than what you pay in Europe for a service that's often less reliable, and frankly, it's one of the little everyday pleasures here.
Remember to keep a working VPN after installation: Chinese fiber optic internet is excellent, but the services you usually use will still be filtered. [Internal link → “Traveling to China: The Essentials”]
Rent an office or premises
The basic principle is the same as for an apartment: One month's rent, two months' deposit, and your passport are all you need. Furniture may or may not be included, and again, everything is negotiable.
Two points of vigilance, however.
The first one is geography. Not all landlords offer these flexible conditions, and you'll find them more easily. in the suburbs as well as in the city centerwhere landlords are more demanding and significantly more expensive.
Finally, add to your budget the costs of wifi and electricity, which are not usually included in the rent. This is the second point of vigilance : in a professional setting, these costs weigh much more heavily than in an apartment, especially if you are air conditioning an open space all day in summer.
If your goal is to register a company, be aware that the office address is subject to an annual police check. [Internal link → “Opening a business in China”]
Children's school: the real headache
Let's be honest, it's a whole story, and it's the issue that often decides whether a family stays or leaves.
The language barrier
The starting point is simple and brutal: If your children do not speak Chinese, they will not be able to access public schools. Teaching is done entirely in Mandarin and there is no support system for non-Chinese speakers.
Note that among public schools, some are free and others charge tuition for foreign students—this depends entirely on the neighborhood where you live. Check district by district, as the situation varies considerably from one area to another within the same city.
Chinese private schools
One might think that private Chinese schools are a good way to immerse a child in the language, but in reality, if your children do not speak Chinese, it is pointless: there are no catch-up courses for foreign students, so they are not in a position to learn the language, they are simply lost in a class they do not understand.
International schools
It's the solution that works pedagogically, but it's also the one that costs an arm and a leg for one child, two for two children, and then there's the added expense for any more. In short, for most families, it's simply out of their budget.
A trick that some expats use Becoming a teacher in one of these schools is possible because schooling for staff children is free. If you have a suitable profile, this completely transforms the financial equation of your move.
The school affiliated with your country of origin
There is another, much less well-known option: applying through the institution affiliated with your country. Simply contact the school in question and your embassy, submit your application, and they will guide you on the required documents. [TO BE VERIFIED: For French families, access is generally through the network of French schools abroad, with a system of means-tested scholarships rather than automatic tuition-free tuition—clarify this point before publication, as it represents a significant financial commitment for your readers.]
Online courses
Personally, this is the method I prefer, and for good reason: you choose the program, you choose the teachers, and progress is much faster than in a classroom setting. You adapt the pace to the child rather than the other way around.
It is also the most flexible solution if you are not sure you will stay in the same place for several years, since it follows you everywhere and does not depend on the district, the neighborhood, or the availability of places.
Frequently Asked Questions
What documents are needed to rent an apartment in China? Your passport with a valid visa is all you need, along with two months' rent as a security deposit and one month's rent upfront. No application, guarantor, or proof of income is required. However, the lease is for one year, and the security deposit is non-refundable if you leave before the end of the term.
How much does an apartment cost in Guangzhou? It depends on the location, the number of bedrooms, and the furniture included. As a personal example: €269 rent plus €40 management fees for a 100 m² apartment with 3 bedrooms and 2 bathrooms, appliances included, furniture not included, with access to the residence's facilities.
Do you really need to register with the police after signing a lease? Yes, within 24 hours of signing, without exception. Otherwise, you are in violation and the fine is substantial. The easiest solution is to go there immediately with your landlord. Some districts accept remote registration by phone.
How much does water, gas, and electricity cost in China? Water is free. Gas is recharged in advance: approximately 200 yuan (€30) for six months. Electricity is billed monthly, around €15 for most of the year, rising to approximately €50 in July, August, and September due to air conditioning, as well as in January for heating.
How can I get internet access at home in China if I am a foreigner? You need a permanent Chinese phone number, which means replacing a tourist SIM card—expect to pay around 100 yuan for the change. Then you sign up with a mobile operator, and a technician comes to install the modem. The modem, installation, and a full year's subscription cost approximately 600 yuan (€70).
Can a foreigner rent an office in their own name in China? Often yes, with one month's rent, two months' deposit, and a passport, just like for a regular apartment. However, not all landlords offer these flexible conditions, and they're easier to find in the suburbs than in the city center. Remember to budget separately for Wi-Fi and electricity, which are rarely included in the rent.
Can foreign children attend Chinese public schools? Only if they already speak Chinese, as no remedial programs exist for non-native speakers. Depending on the neighborhood, public schools are either free or fee-paying for foreigners. Alternatives include international schools (very expensive), schools affiliated with your home country, or online courses.
Are you preparing to move to China and don't know where to start? We're based in Guangzhou and have been through all these steps ourselves. For practical advice tailored to your specific situation—neighborhood, office, schooling—contact us on WhatsApp at [phone number]. +33 7 55 97 34 49.