Frequently asked questions

Most leases run for two years. The usual arrangement is "1 + 1": the first 12 months are fixed, and after that either side can end the lease early by giving notice (commonly one or two months, as written in the agreement). Shorter or longer terms can be agreed.

Set your budget and areas, view flats with us, then make an offer through us. Once terms are agreed you sign the lease, pay the deposit and first month's rent, and the lease is stamped. On the start date you collect the keys and move in.

By market practice, the landlord and tenant each pay half a month's rent, and only once the lease is signed. The amount is set out in writing in the estate agency agreement before we start.

Usually your passport or HKID, a valid Hong Kong visa (work, dependant or student), and proof of income such as an employment contract or recent payslips. If you are newly arriving, an offer letter from your employer usually works — tell us and we'll explain it to the landlord.

A diplomatic clause lets the tenant end the lease early if their employer transfers them out of Hong Kong. It normally applies only after the first 12 months and needs a notice period plus proof of the transfer. Not every landlord accepts it, so raise it before you sign — we can negotiate it for you.

Plan for about three to four months' rent: a security deposit (usually two months' rent — some landlords accept one — returned at the end of the lease less any agreed deductions), the first month's rent in advance, your share of stamp duty on the tenancy agreement, and the agency fee. Use our calculator to get a figure for a specific flat.

Often, yes. How much room there is depends on how long the flat has been empty, the season and how flexible you are on move-in date and lease terms. We know what similar flats in the building have actually let for, and we'll tell you honestly what is a fair offer.

Usually utilities (electricity, water, gas), internet and your share of stamp duty. Management fees, government rates and government rent are normally paid by the landlord, but always check — some listings are quoted "exclusive". Each listing on our site says what is included.

It depends on two things: the building's deed of mutual covenant (some buildings ban dogs or limit pets) and the landlord. Tell us about your pet at the start and we will only show you flats where it is allowed — then make sure it is written into the lease.

Once your offer is accepted you sign a provisional agreement and pay an initial deposit. Lawyers then prepare the formal agreement (usually signed about two weeks later, with a further deposit), check the title, and the deal completes — commonly within one to three months — when the balance is paid and you get the keys.

The down payment (the part the bank does not lend), stamp duty, legal fees, agency commission and any renovation. The amount banks lend depends on the price, your income and whether mortgage insurance applies. Our calculator gives an estimate, and we can introduce you to mortgage specialists.

Stamp duty is set by the Government and the rates change from time to time, so check the Inland Revenue Department for the current scale. Our calculator uses the published scale to give you an estimate for any price.

Yes. A flat sold "with tenancy" comes with the existing lease, so you collect rent from day one but can't move in until the lease ends. Ask for the tenancy agreement and check the rent, expiry date and deposit, which passes to you on completion.

WhatsApp us on 6726 9696 with the address and a few photos. We will tell you honestly what it should let or sell for, then take photos, write the listing and arrange viewings. There is no charge to list.

Only when the flat is let or sold. The commission is agreed and written into the estate agency agreement before we start, as Hong Kong law requires, so there are no surprises.

No. Many owners leave a key with us and we accompany every viewing. You can also choose to be there, or set the times that suit you.