National rules tie a purchase to living and working in China, usually one home for own use, with city checks on top. What the rules say, what changed in 2025 and what is still unclear.
Mainland China is not a market where a foreign buyer simply picks a flat and pays. The national rules tie a purchase to living and working in China, limit most foreigners to one home for their own use, and add city-level checks on top. This guide sets out what the rules say, what changed recently and what is still unclear. It is general information, not legal or tax advice, and the rules change often: confirm the current position with the local housing authority or a lawyer licensed in China before you pay anything. The site has no China listings, and nothing here is an offer.
The short answer
- Foreign individuals who work or study in mainland China can buy a residential unit in the city where they live, generally one home for their own use. A visitor, or someone who lives in another country, usually cannot meet the conditions.
- You do not buy the land. A residential buyer receives a right to use state land for a fixed term, normally 70 years. See what foreigners actually own.
- Money has its own rules: see mortgages and money transfers for foreigners.
- A purchase does not give a right to live in China: see visas and residence permits for foreigners.
Who may buy: the national rules
Two documents are usually cited. A 2006 set of opinions by six ministries allowed foreign individuals who had worked or studied in China for more than one year to buy a home for their own use (China Daily, 2006). A joint circular of the housing ministry and the foreign exchange regulator in December 2010 then limited foreign individuals to one residential unit for self-use. At filing and registration the buyer has to show proof from the relevant authority of at least a year of work in China and give a written statement that he or she owns no other housing in China (summaries of the circular, 2010). Foreign institutions were allowed to buy only non-residential premises for office use, in the city where their branch or representative office is registered.
Sources disagree on how much has loosened since. One law-firm article describes a 2015 easing after which foreign individuals and companies were no longer bound by length of residence or number of units. A 2026 consumer guide still lists one home for own use and about a year of residence on a valid permit as the main conditions, and Beijing's housing authority described the rule in July 2025 as one residential property for self-use for people on a work or journalist visa who work in mainland China. Read older, more generous reports with caution: they are easy to mistake for current rules, and we could not find a current national text that settles the question. The September 2025 changes described below concern payment procedure, not who may buy.
City rules come on top
Eligibility is checked locally. In Beijing the official FAQ of July 2025 says the buyer must be physically in mainland China, must register temporary residence with the police and goes through an online eligibility review on the municipal real-estate registration platform. A foreign-related security review is also part of the signing process, and the inquiry hotline did not offer foreign-language service. Earlier reports mention a joint check by the housing and police authorities within about ten working days; treat that as past practice.
Big cities also run purchase limits for non-local buyers, and these move. Shanghai relaxed its rules for residents without local registration from 26 February 2026, for example allowing holders of a residence permit of more than five years to buy one home, but we did not find whether foreign nationals are covered. Guangzhou lifted its limit for non-locals on homes above 120 square metres in 2024, with foreigners asked to show proof of local work or study (Yicai). Check the city where you plan to buy: the rule may be tighter or looser than the national one.
New-build or resale
For a new development the developer needs a presale permit, and the money you pay before completion is supposed to go into a supervised account. Developers are barred from taking presale money other than a deposit (Beijing government guide). Escrow rules are set locally, so protection differs from city to city, and S&P noted in January 2022 that supervision was inconsistent. Beijing tightened its requirement in 2021. In a resale you deal with the owner, usually through an agent, and the checks on title and charges fall to you and your lawyer: see due diligence and scams.
Contract, registration and certificate
Buyers must use their real name, and the right to use the land and ownership of the building are registered with the local authority, which issues the real-estate certificate. That is the general picture: the exact steps differ by city and were not in the sources we could open. In practice you sign a purchase agreement, the contract is filed with the housing authority and the transfer is registered. We found no reliable timeline, so we give none. A lawyer is not optional in practice: see notary or lawyer: who you need abroad.
Documents
We could not confirm a single official checklist. Guides commonly list a valid passport (one says with Chinese notarization), a valid visa or residence permit, proof of work or study, a marriage certificate if applicable, proof of funds, and the written no-other-housing statement from the 2010 circular. Treat this as a rough list and ask the local housing authority or the developer's bank for the current one.
The September 2025 payment change
On 15 September 2025 the foreign exchange regulator issued a notice on cross-border investment and financing. According to Sixth Tone and Caixin, qualified foreign individuals can now settle foreign currency and pay for a home at a bank with a signed purchase contract and hand in the certificate afterwards; before, many cities wanted the certificate first. The change extends a Greater Bay Area pilot nationwide and also removed a bar on foreign companies using capital-account foreign exchange for non-self-use residential purchases. The sources agree it does not change who may buy. We did not read the notice itself. For capital limits and mortgages see money and capital controls.
Agents and fees
Agents are usually paid a percentage of the price. Lianjia, the largest brokerage, cut its Beijing rate from 2.7% to 2% in 2023 and the cost is often split between the parties, while rates vary by agency (2023 reports, possibly outdated). Regulators have told agents to lower their fees and itemise them. Taxes and registration fees are covered in taxes and fees for foreign buyers.
Who this is for, and who it is not for
It can fit someone who already lives and works in a Chinese city on a work visa, wants a home to live in and accepts that rental income and resale may be restricted. Consumer guides say foreign individuals generally cannot rent out the home; we could not confirm this in an official text. It is a poor fit for an EU or Polish resident who does not live in China, cannot meet the residence and presence conditions and wants an investment abroad. The rules, the capital controls and the weak market described in the 2026 market and developer risks argue for caution. Residents of Hong Kong and Macao have a different and easier route: see Hong Kong property for foreign buyers, the overview of both markets and the best cities for foreign buyers.
FAQ
Can a foreigner who does not live in China buy a flat? Under the rules we found, generally not: the conditions tie the purchase to work or study in China, and Beijing requires the buyer to be present on the spot.
Can I rent the flat out? Consumer guides say no for foreign individuals buying under these rules, but we could not confirm it in an official text, so ask the local housing authority.
Does buying give me a visa? No. See the visa guide linked above.
What this means for a normal buyer
- Check eligibility first, in the city you have in mind: national rules, city rules and your visa all have to line up.
- Plan on one home for your own use, in the city where you live and work.
- Expect a local lawyer, a bank that handles foreign-exchange settlement and, for a new build, a supervised account.
- Do not assume that investment returns, rental income or residence rights come with a purchase.
- Confirm every rule on an official page or with a lawyer licensed in China before you pay.
If you want an independent buyer-side view before you commit, D.H. Realting, an independent consultant based in Warsaw, can help you compare options and find a local lawyer.