Apartment search and setup

The right Shenzhen apartment is a working system: right district, sensible commute, livable compound, responsive landlord, acceptable furnishing, working internet, reliable appliances, a clean move-in, and a way to solve issues after you arrive.

We find the apartment, negotiate the lease, manage move-in, and stay with you for the first 30 days while the system settles.

Who it is for

• Foreigners moving to Shenzhen for a 6–24 month role and signing their first Chinese lease.
• Founders staying 3–12 months who want a functional base, not a hotel.
• Executives and senior hires who want a premium, low-friction setup and have no time to coordinate agents in Mandarin.
• Households who do not want to negotiate with landlords, manage cleaners, schedule furniture deliveries, install internet, and verify utilities themselves.

What you get

A managed apartment search and move-in, start to finish.

• 60–90 minute intake call covering budget, commute, household, lifestyle, must-haves, and deal-breakers.
• Written brief and district shortlist (typically 2–3 districts) for your approval.
• 8–15 vetted listings with photos, floor plans, monthly cost, deposit, commute time, and our written notes on each.
• 1–2 days of in-person viewings. We walk the compound, test the lift, check the appliances, photograph the unit, and meet the landlord or agent.
• Lease negotiation in Chinese, in person and in writing: rent, deposit, break clause, repair responsibilities, appliance condition, and English translation of the signed contract.
• Deposit guidance: how much to pay, what to insist on in writing, what to refuse.
• Move-in coordination: deep cleaning, internet installation, utilities verification, appliance test, lock change if needed, and key handover.
• 30-day post-move support: landlord communication, repair coordination, missing-item resolution, and complaints to property management on your behalf.

How it works

Six steps, with a written milestone at each one.

1. Intake call (Day 0, 60–90 minutes). We map your brief: monthly rent target, commute origin, household composition, school proximity if applicable, gym and grocery preferences, furniture status, pets, and visa timeline. You receive a written quote within 24 hours.
2. District shortlist (Day 1–3). We deliver a written brief recommending 2–3 districts and explaining the trade-offs (e.g. Shekou vs Houhai vs Coastal City). You approve the shortlist before we search.
3. Listings sweep (Day 4–9). We pull 8–15 vetted listings across the approved districts using local agents, compound managers, and our own contacts. You see each listing with photos, video walkthroughs where possible, and our written notes on the landlord, building, and likely friction points.
4. In-person viewings (Day 8–12). We schedule 4–8 viewings across 1–2 days. We attend each viewing, walk the compound, test water pressure, run the AC, check the wifi situation, and photograph everything. You attend in person or join by video.
5. Negotiation and signing (Day 12–16). We negotiate rent, deposit, lease length, break clause, and repair responsibilities in Chinese. You sign an English-translated version alongside the Chinese original. Deposit is wired through your account, not ours.
6. Move-in and 30-day window (Day 16–46). Deep cleaning before move-in. Internet and utilities verified. Appliance test. Lock change if requested. Then 30 days of post-move support: any apartment issue, you message us, we handle it.

Pricing

Fixed service fee, plus pass-through at cost. All prices in USD.

Pass-through costs are billed at cost with receipts, typically including: agent commission where unavoidable (often half a month’s rent), deep cleaning (US$150–400), internet installation (US$50–150 plus monthly), furniture (US$4,000–12,000 for a 2-bedroom), lock change (US$80–150), and small move-in supplies (US$100–300).

Sample timeline

Case studies

British senior engineer, family of four

A British engineer was relocating with his wife and two school-age children for a 24-month role at a Shenzhen-based EV company. His employer’s relocation agent had quoted a four-week timeline and produced three listings, none in the right school catchment.

We took over with a brief built around the international school commute (under 25 minutes door to door) and the wife’s preference for a green compound with a swimming pool. District shortlist was Shekou and Houhai. Listings sweep delivered 11 candidates inside 6 days. Viewings ran across one Friday and one Saturday, eight units in total.

The family signed on a 4-bedroom in a Shekou compound 18 minutes from school. We negotiated the rent down 8% by pointing out the previous tenant’s complaint thread on the property management WeChat group, and inserted a 3-month break clause in case the school admission did not come through. Move-in day included a deep clean, lock change, internet activation, and a furnished children’s bedroom delivered by 4pm. Total elapsed time from intake to keys: 19 days.

Solo founder, 12-month base

A US-based founder was relocating solo for a 12-month hardware build. Budget was tight by Shekou standards (US$1,400/month rent ceiling) but she wanted to be in Nanshan close to the Huaqiangbei metro line for sourcing days.

We focused the brief on Houhai and Keyuan, looking for a 1-bedroom or large studio in a serviced or semi-serviced compound with foreigner-friendly landlords. Listings sweep produced 9 candidates; viewings narrowed to three. She signed on a 55 m² unit in Keyuan at RMB 9,800/month (about US$1,360), with a 6-month break clause and a clause requiring the landlord to replace the broken AC within 14 days of move-in.

Move-in coordination included deep clean, mesh Wi-Fi setup (bundled with Internet and Phone Setup), and a furniture top-up of US$2,800 to upgrade the bed and add a proper desk. Total service fee: US$2,500. She extended Concierge for 6 months to handle landlord communication while she focused on suppliers.

What is NOT included

• Visa, work permit, or police registration filings. Referrals only.
• The pass-through cost of furniture, appliances, or the apartment itself. Billed at cost with receipts.
• Legal disputes after lease signing. Referred to a Chinese real estate lawyer.
• Major appliance failure more than 30 days after move-in. Covered under your lease with the landlord; we can coordinate as a Concierge task.
• Police registration in person, signing on your behalf. You go in person within 24 hours of move-in; we book the slot and translate.
• Mortgage, property purchase, or any transaction involving title. We do not handle purchases.

Refund policy

• Before kickoff: full refund.
• Within 48 hours of kickoff: 80% refund.
• After district shortlist delivered: prorated refund against milestones not yet delivered.
• After listings sweep delivered: 50% retained.
• After lease signed: no refund of service fee. Pass-through deposits with landlords or agents follow the landlord’s contract terms, not ours.
• All refunds processed within 10 business days in the original currency.

Add-ons

Next step

Book a 30-minute intake call. Within 24 hours you have a written quote and a proposed timeline. If you have a hard arrival date, say so on the form, and we structure the search backwards from the day you need keys in hand.