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Renting in Hong Kong: 10 Differences Mainland Students Should Know

For Mainland Chinese students coming to Hong Kong for a master’s degree, the biggest challenge is not simply the high rent. Many of the assumptions that apply to renting in Mainland China do not work in quite the same way here.
 
From floor-area measurements and building types to deposits, stamp duty and subletting rules, Hong Kong has its own rental practices. Understanding these differences in advance will help you assess listings more accurately and reduce the risk of disputes when signing or ending a lease.
 
Rental practices also vary considerably between cities in Mainland China. This guide mainly compares Hong Kong’s private residential rental market with common long-term rental practices in major Mainland cities.
 
Get to know the city with our Hong Kong City Guide.
 

Floor Area Is Measured in Square Feet — Focus on Saleable Area

Property listings in Mainland China generally use square metres, while Hong Kong listings are usually measured in square feet, or sq. ft.
 
Quick conversions:
  • 100 sq. ft. is approximately 9.3 sq. m.;
  • 300 sq. ft. is approximately 27.9 sq. m.;
  • 500 sq. ft. is approximately 46.5 sq. m.;
  • 1 sq. m. is approximately 10.76 sq. ft.
 
Hong Kong listings may also show both the saleable area and the gross floor area. For tenants, the saleable area is generally the more useful figure because it gives a clearer indication of the space available inside the flat.
 
When reviewing a listing, keep the following in mind:
  • The area shown for a shared flat may refer to the entire property rather than the room being rented;
  • A figure such as 200 or 300 sq. ft. does not tell you whether the space is practical, as the room shape and furniture layout also matter;
  • Check whether the room can comfortably fit a bed, desk, wardrobe and suitcase;
  • If a listing only states the gross floor area, ask the landlord or agent for the saleable area.
 
Learn how renting works in Hong Kong with our Hong Kong Rental Guide.
 
 
 
 
 

Hong Kong Has Its Own Building Types

In Mainland China, renters often compare residential compounds, layouts, building age and interior condition. In Hong Kong, the type of building itself is equally important.
 
Even within the same neighbourhood, building management, security, facilities and overall living conditions can vary considerably.
 

Private Housing Estates

Private housing estates are broadly comparable to well-managed residential compounds in Mainland China. They usually consist of several residential blocks with property management, controlled access, lifts and shared areas. Some also have clubhouses, gyms or podium gardens.
 
They generally offer more reliable management and a stable living environment, but rents tend to be higher. Check whether the management fee is included in the rent.
 

Standalone Residential Buildings

A standalone building is a single private residential block, commonly found in established neighbourhoods on Hong Kong Island and in Kowloon.
 
These buildings are often well located but usually have fewer shared facilities than large housing estates. Conditions can vary widely, so pay attention to the building’s age, lift service, management, corridors and entrance security.
 

Tong Lau

A tong lau is an older, usually low-rise building, many of which do not have lifts. They are commonly found in older districts such as Sham Shui Po, Mong Kok, Yau Ma Tei and Wan Chai.
 
Tong lau flats are often conveniently located and may offer relatively efficient internal layouts. However, the condition of common areas and building maintenance can vary considerably.
 
When viewing one, check the staircases, fire exits, plumbing, ventilation, signs of water leakage and entrance security. For students with heavy luggage or frequent daily travel, living in a walk-up building can make a noticeable difference.
 

Older Buildings with Lifts

In Hong Kong property advertisements, the Chinese term yeung lau is often used informally to describe an older private residential building with a lift. It is not a strictly defined legal category.
 
These buildings are often located in established urban districts and may be more affordable than newer housing estates. However, having a lift does not necessarily mean the building is modern. Check the condition of the pipes, exterior walls, lift maintenance and property management.
 

Village Houses

Village houses are mainly found in the New Territories and outlying islands. They often provide more space and a quieter environment for the same budget, making them an option for some CUHK, HKUST and other New Territories-based students.
 
However, a larger home does not always mean a more convenient one. Transport and access to daily necessities are usually the main considerations.
 
Before renting a village house, check:
  • Whether you need to take a minibus or bus to reach the nearest MTR station;
  • Whether transport remains reliable at night and on weekends;
  • Whether supermarkets, food delivery and parcel delivery are convenient;
  • Whether the property has dampness, pest or water-leakage problems;
  • Whether spaces such as the rooftop or garden are genuinely included in the tenancy agreement.
 

Subdivided Units

A subdivided unit is created when an original residential flat is divided into two or more separate rooms or smaller units.
 
These properties may have a lower entry price, but space, ventilation, fire safety and drainage require closer attention. Poorly executed subdivision work may affect escape routes, fire-resistant structures, drainage and the overall safety of the building.
 
When viewing a subdivided unit, check whether it has an openable window, whether the escape route is clear, how utilities are charged, and whether the person offering the unit has the legal right to rent it out.
 

Student Accommodation and Serviced Residences

These are professionally operated accommodation options that usually come furnished. Some include utilities, internet or cleaning services in the rent.
 
They offer an easier move-in process and more consistent management, but they are generally more expensive. Lease terms and visitor policies may also be stricter. Before signing, confirm exactly what an “all-inclusive” package covers and whether early termination is allowed.
 
Browse real rental listings in Hong Kong.
 
 
 
 
 

In Hong Kong, a Higher Budget Often Buys Location Rather Than Space

In many Mainland cities, increasing your budget can lead to a noticeably larger flat, better interior condition or a more desirable residential compound.
 
In Hong Kong, paying more may instead mean a shorter commute, better building management or a more convenient location. It does not always translate into a significantly larger room.
 
For master’s students, a bedroom may also serve as a place to study, attend online interviews and complete group projects. Attractive decoration does not necessarily mean the room will be comfortable for long-term living.
 
When comparing listings, consider:
  • Natural light and ventilation;
  • Storage space;
  • Whether there is room for a desk;
  • Whether the kitchen and bathroom are practical;
  • Whether the shared areas are overcrowded;
  • The quality and reliability of building management.
 

Transport Connections Matter More Than Straight-Line Distance

Mainland students may be used to judging a property by how many kilometres it is from campus. In Hong Kong, being close to a university on the map does not necessarily mean the commute is easy.
 
Some campuses require an MTR journey followed by a bus or minibus ride. Walking routes may also involve steep slopes.
 
When comparing locations, look at:
  • The number of transfers;
  • Bus and minibus frequency;
  • Whether reliable transport is available at night;
  • The walk between the station and the property;
  • What the commute is like in heavy rain or hot weather.
 
For most students, a reliable one-way commute of around 40 minutes or less is often more practical than simply living as close to campus as possible.
 
Looking for practical housing advice? Read our Hong Kong Rental Guide for Master’s Students.
 
 
 
 
 

Listings Move Quickly, and the Start Date Matters

Many private landlords in Hong Kong prefer tenants who can move in soon. Even if a listing suits you, the landlord may not be willing to hold it for a distant move-in date.
 
Planning ahead therefore does not necessarily mean signing a lease as early as possible. A better approach is to research areas, budgets and accommodation types first, then begin a focused property search closer to your actual move-in date.
 
Listings near universities, along MTR lines and suitable for shared living usually become more competitive around the start of the academic year. Having clear criteria in advance will help you make a faster decision when the right property becomes available.
 

Upfront Costs Are Usually Higher

In Mainland China, arrangements such as one month’s deposit with monthly or quarterly rent payments are common, although practices vary by city and landlord.
 
In Hong Kong’s private rental market, tenants are commonly asked to pay two months’ deposit plus the first month’s rent. Renting through an estate agent may also involve commission.
 
For a property with a monthly rent of HK$10,000, the initial payment may include:
  • Two months’ deposit: HK$20,000;
  • First month’s rent: HK$10,000;
  • Estate agency commission: subject to agreement;
  • Tenancy stamp duty and other fees.
 
When setting your budget, consider not only the monthly rent but also the total amount required before moving in, monthly utility and internet costs, and whether the management fee is included.
 

Hong Kong Tenancy Agreements Need to Be Stamped

Stamp duty on tenancy agreements is a distinctive part of renting in Hong Kong. The process is commonly referred to as stamping the tenancy agreement.
 
It is separate from the stamp duty charged when purchasing property. The amount is generally modest, but stamping is important for the agreement’s use in legal proceedings.
 
A tenancy agreement should generally be stamped within 30 days of signing. The landlord, tenant and any other parties signing the agreement are legally responsible for the duty, although they may agree on who handles the process and how the cost is shared.
 
The stamp duty rate depends on the length of the tenancy:
  • No longer than one year: 0.25% of the total rent payable over the tenancy;
  • More than one year but no longer than three years: 0.5% of the annual or average annual rent;
  • More than three years: 1% of the annual or average annual rent;
  • An uncertain tenancy term: 0.25% of the annual or average annual rent.
 
For example, for a two-year tenancy at HK$10,000 per month, the average annual rent is HK$120,000. The basic stamp duty would be approximately: HK$120,000 × 0.5% = HK$600
 
An unstamped tenancy agreement does not automatically become invalid. However, it generally cannot be admitted directly as evidence in civil proceedings until it has been properly stamped, and late stamping may result in penalties.
 
Before signing, confirm:
  • Who will arrange the stamping;
  • Who will pay the stamp duty;
  • Whether an electronic stamp certificate will be provided;
  • Whether the certificate corresponds to the final signed version of the agreement.
 
 
 
 

CR109 Is Not the Same as Stamp Duty

After a new residential tenancy is created or renewed, the landlord is also required to submit Form CR109 — Notice of New Letting or Renewal Agreement to the Rating and Valuation Department.
 
It should generally be submitted within one month of the tenancy being entered into or renewed. Late submission currently carries an endorsement fee of HK$310.
 
CR109 is primarily the landlord’s responsibility, while stamp duty is a tax matter that both landlord and tenant should be aware of. They are separate procedures and cannot replace one another.
 
As a tenant, you can ask the landlord or agent how these documents will be handled and keep copies for your records.
 

Shared Flats Are More Common, and the Contracting Party Matters

Because of Hong Kong’s high rents, flat-sharing is not only a social choice but also a practical way for many students to manage their budget.
 
Before moving in, it is important to discuss flatmates’ schedules, cleaning habits, cooking routines and visitor preferences. You should also establish whether you are:
  • Signing directly with the landlord;
  • Signing a subletting agreement with the main tenant;
  • Moving in under an informal verbal arrangement.
 
These arrangements offer different levels of protection and responsibility. Confirm who holds your deposit, who is responsible for repairs, whether the main tenancy allows subletting, and what happens if you move out early.
 
When using platforms such as Wellcee to find a flat or flatmates, include your university, budget, move-in date and lifestyle preferences. This allows both the property and the flatmate match to be assessed, rather than making the decision based on rent alone.
 

Lease Takeovers Require the Landlord’s Consent

It is common in Hong Kong to take over the remaining term of another tenant’s lease through student groups or rental platforms. However, holding the original tenancy agreement does not automatically give the tenant the right to transfer the room to someone else.
 
The safer approach is to sign a new agreement directly with the landlord, or to have the landlord, outgoing tenant and incoming tenant enter into a written transfer or subletting agreement.
 
Before taking over a lease, confirm:
  • Whether the landlord has given written consent;
  • The remaining tenancy period and move-out date;
  • Who will return the deposit;
  • Which furniture, fees and services are included;
  • Who is responsible for existing damage;
  • Whether a new agreement is required.
 

When Viewing a Property, Inspect the Whole Building

Mainland students often focus on the layout and interior condition of a flat. In Hong Kong, the common areas and overall condition of the building are just as important.
 
New and old buildings in the same neighbourhood can offer very different living experiences, and listing photos rarely show the full picture.
 
In addition to checking natural light, ventilation, air conditioning, the water heater, kitchen, bathroom and drainage, look at:
  • Whether the building has a lift;
  • The condition of the corridors and staircases;
  • Whether the locks, entrance system and CCTV are working;
  • Whether fire exits are clear;
  • Whether nearby restaurants, bars or wet markets create significant noise;
  • Whether the walk home from the station feels safe at night.
 

Move-In Records and Move-Out Terms Deserve More Attention

The deposit is commonly equivalent to two months’ rent, so any dispute may involve a significant amount of money.
 
On move-in day, take detailed photos and videos of the property. Record the condition of the walls, floors, furniture, appliances, kitchen, bathroom and any existing stains or damage. Send the records to the landlord, agent or main tenant promptly and keep the conversation history.
 
Before moving out, check the tenancy agreement for:
  • The required notice period;
  • Cleaning requirements;
  • How furniture and keys should be returned;
  • How utility bills will be settled;
  • When the deposit will be returned;
  • Which repair costs may be deducted from the deposit.
 
Unless the landlord agrees in writing, do not use the final one or two months’ rent to offset the deposit. A deposit is security for the performance of the tenancy agreement and is not automatically treated as prepaid rent.
 
 
 

Final Thoughts: Renting in Hong Kong Requires a Different Set of Assumptions

The main differences between renting in Hong Kong and Mainland China can be summarised in four points:
  • Floor area is measured in square feet, and the saleable area is the more useful figure;
  • Building types vary widely, and the management and safety of the whole building matter;
  • Upfront costs are higher, while flat-sharing and lease takeovers are more common;
  • Tenancy agreements involve local procedures such as stamp duty and CR109.
 
For Mainland students pursuing a master’s degree in Hong Kong, the ideal home is not necessarily the newest, largest, cheapest or closest to campus. It should be affordable over the full tenancy, well connected, clearly documented and suitable for your day-to-day lifestyle.
 
Once you understand these differences, browsing listings, finding flatmates or posting your own housing needs on platforms such as becomes much easier—and you will be better equipped to decide whether a property is genuinely right for you.
本文来自: Renting in Hong Kong: 10 Differences Mainland Students Should Know