Hi we're pretty keen on some units at Central Residences at Huashan Rd and would like to get some feedback on that place.

1. Convenient? Is it easy to get a cab during peak hours? Nearest metro?

2. Market rate? What would be the price range for an apt about 170 sqm today? I was quoted 21,000 to 22,000, am thinking is this too high?

3. Amenities - is it convenient to get stuff in this area?

4. The landlord says that the satellite dish is already installed for the whole estate, but is this for the local channels or international?

5. What are the other typical stuff that we shd negotiate for? We made the mistake of appearing too keen on one particular aptm so the landlord said things like ADSL and satellite, utilities are not covered in the rent, altho we have heard otherwise.

6. What's the typical negotiation period? We will be leaving SH in 2 days and I hardly think we can finish negotiation process and sign the contract by then. Would it be ok to tell my relo agent what we want and get him to negotiate the contract on our behalf? Btw my relo agent is not the housing agent, so I suppose I might need to give a token sum for his efforts?

Any feedback is appreciated!

Here are some answers for you. I hope they help.

1. Convenient? Is it easy to get a cab during peak hours? Nearest metro?

The nearest MTR is Jiangsu Rd station. There are plenty of cabs on Huashan Rd/Fuxing Rd and Jiangsu Rd.

2. Market rate? What would be the price range for an apt about 170 sqm today? I was quoted 21,000 to 22,000, am thinking is this too high?

As this is an individual landlord compound then it depends on the fit-out/quality of furnishings/how keen they are to rent out/your requirements/your agent’s ability to negotiate well, etc. etc. It is on the high side for sure.

3. Amenities - is it convenient to get stuff in this area?

A few local supermarkets and some 24 hr convenient stores in the area. The closest large supermarket would be Carrefour at Zhong Shan Park.

4. The landlord says that the satellite dish is already installed for the whole estate, but is this for the local channels or international?

Make sure you get this sorted out 100%. Get the full list of channels available. They can say they have 50 channels but it maybe mainly Chinese/Hong Kong. Put this into the contract so that you don’t get any surprises

5. What are the other typical stuff that we shd negotiate for? We made the mistake of appearing too keen on one particular aptm so the landlord said things like ADSL and satellite, utilities are not covered in the rent, altho we have heard otherwise.

Any agent worth their salt will submit an offer letter to the landlord that covers items like lease term, (1st & 2nd term), monthly rental, deposit (2 mths), payment (rmb/USD), official or unofficial receipt, management fee, connections and utilities fees, satellite TV, tax, insurance, furnishings, any additional items, club membership. Ask for below the market price so that you have room to move and all your terms and conditions. Ensure that you can give up a few if need be. When this is presented to the landlord they have a very clear idea of the deal and can decide accordingly. Make sure that you get a written response on each and every one of these items so that there are no problems when it comes to the contract. If the agent comes back with a very unfavourable reply, drop a few items from your original offer and tell the agent that you don’t want the apartment until you get these. Be prepared to walk away and wait for the landlord to respond. Negotiations do take time and perseverance but stick with it.

6. What's the typical negotiation period? We will be leaving SH in 2 days and I hardly think we can finish negotiation process and sign the contract by then. Would it be ok to tell my relo agent what we want and get him to negotiate the contract on our behalf? Btw my relo agent is not the housing agent, so I suppose I might need to give a token sum for his efforts?

You can do this all by email/fax. Don’t take to long as this is period when lots of families come and you may loose the place. But on the other hand, if you are too eager like before then it can be a disadvantage. The agent will be keen to get the deal so hopefully they won’t let this happen. Your relocation agent will get a cut of the commission so don’t worry, they will be well paid for their efforts!! Very kind of you to think of them

We have lots more “Advice on Leasing” on our website. Please feel free to have a look. I hope it all works out for you.

Cheers,
Adrienne
Shanghai Properties
http://www.shanghaiprops.com

Hi Adrienne

This is very helpful. Thanks loads.

I wonder, are you looking at the ones they just finished ( right next to where we live )? Its a good neighborhood and the units look pretty good. The problem ( we have experienced first hand ) on just recently finished buildings is that they will working on other apartments - interior decoration - for another year or so. You can pretty much count on pounding, drilling, dust and noise going on all around you pretty continously. If the property management is good, they usually limit this work to certain hours - but that is the exception rather than the rule.

there is a large supermarket , legou very close.5 min walking

It should be possible to "hammer" down the prices and remember to get everything put into the contract, including satellite dish, ayi (yes) etc. because if it's not in the contract, bad luck!

Thanks for the replies!

It's phase 1, not phase 2. I think phase 2 prices are much steeper.

To our shock and disappointment, the landlord has now claimed that she asked for 24,000 and not 22,000. And for that price it includes ONLY ADSL and club membership. We've already left Sh and left it to our agent to send the letter of offer, and are feeling quite frustrated right now. If 22,000 is already on the high side, what more 24,000? We checked the market rate for this place and it was never this much (and with so little thrown in). Am frustrate to say the least.

If the agent has misquoted the price then the agent will need to make the deal work somehow. Unfortunately, there are too many stories of agents just sitting on their hands and waiting for the expats to give in. There are a number of creative ways to solve this problem but it really depends on how pro-active and experienced your agent is and on who's team they are batting. If you are tied to this agent then you may sadly have to steer this deal yourself. If you aren't then change agents. If you have some questions then feel free to get in touch. Am happy to give some advice along the way:) Hang on in there!

Adrienne
Shanghai Properties
http://www.shanghaiprops.com