Relocating to Hong Kong? Midland Realty’s data-driven guide reveals the top international schools and the best family-friendly properties nearby. Find your perfect home and school with expert insights.

QUICK FACTS: Renting in Hong Kong for Families

• Average Family Rent: Expect to budget HK$60,000 – HK$120,000+ per month for a quality three-bedroom apartment in popular expat areas. (Source: Midland Realty Q3 2025 Data)
• Agency Fee: The standard commission is half of one month’s rent from the tenant and half from the landlord.
• When to Start Your Search: Begin your active apartment hunt 2-3 months before your intended move-in date.
• Standard Lease Term: The most common lease is for 24 months, with a “diplomatic” or “break” clause allowing termination after the first 12 months with 2-3 months’ notice.

Introduction: Your Family’s Seamless Transition to Hong Kong

歡迎來到香港！當您開啟令人興奮的新篇章時，為孩子提供最好的教育無疑是重中之重。在香港這樣一個充滿活力的城市，選擇合適的國際學校至關重要，它將極大地影響您的居住選擇、日常通勤以及未來的社區。

At Midland Realty, we specialize in assisting expat families like yours. We understand that finding a home is about more than just four walls; it’s about finding a lifestyle. This guide leverages Midland Realty’s extensive market data to walk you through Hong Kong’s premier international schools and the most sought-after residential properties surrounding them, making your search for the perfect home and school a seamless, data-informed experience.

Why Your School Choice Dictates Your Home Search

In Hong Kong, proximity is a luxury. Living near your chosen school offers several key advantages that enhance family life:

• Simplified Logistics: Drastically shorten commutes, with easy access to school bus routes or even the ability to walk to school.
• Community Building: Reside amongst other families from the school, making it easier to build a supportive social network for both parents and children.
• Effortless After-School Activities: Proximity makes participating in sports, arts, and playdates far more convenient.

By aligning your property search with your school choice from the start, you set your family up for a comfortable and integrated life in Hong Kong.

A District-by-District Guide: Top Schools & Residential Estates

Let’s explore Hong Kong’s key districts, matching top-tier international schools with popular, expat-friendly residential developments.

1. Hong Kong Island: The Prestigious Expat Hub

Hong Kong Island is home to the city’s most established schools and prestigious addresses.

The Southside (Repulse Bay, Stanley, Tai Tam & Shouson Hill)
Famous for its relaxed, resort-like atmosphere, beautiful beaches, and spacious family homes.

• Key Schools:
  • Hong Kong International School (HKIS): With campuses in Tai Tam and Repulse Bay, it’s a top choice for American families.
  • Canadian International School of Hong Kong (CDNIS): An IB World School in Aberdeen.
• Featured Residential Properties:
  • The Repulse Bay: An iconic landmark offering spacious, serviced and unfurnished apartments with stunning sea views and comprehensive club facilities, ideal for families attending HKIS’s lower primary school.
  • The Manhattan & Pacific View (Tai Tam): These large developments are perennial favourites for HKIS families (upper primary and high school), offering family-sized apartments and townhouses.
  • According to Midland Realty’s Q3 2025 market data, a three-bedroom family apartment (approx. 1,200-1,500 sq. ft.) in the Southside typically ranges from HK$70,000 to HK$120,000 per month, depending on the view and building age.

The Peak & Mid-Levels
Centrally located and prestigious, offering breathtaking city views and convenience for professionals working in Central.

• Key Schools:
  • German Swiss International School (GSIS): Its main campus is on The Peak.
  • ESF Glenealy School & Bradbury School: Highly sought-after ESF primary schools serving the Mid-Levels area.
• Featured Residential Properties:
  • Tregunter Towers (Mid-Levels): A classic choice offering large apartments and one of the best private clubhouses in the area.
  • The Mayfair & Aigburth (Mid-Levels): Known for their quality construction, spacious layouts, and proximity to the Central-Mid-Levels Escalator.
  • Midland Realty’s data indicates that premium apartments in Mid-Levels (approx. 1,500-2,000 sq. ft.) command monthly rents between HK$90,000 and HK$160,000.

2. Kowloon: Urban Vibrancy Meets Educational Excellence

Kowloon offers a dynamic urban lifestyle with excellent transport links and a growing number of world-class schools.

Kowloon Tong & Ho Man Tin
A prime school district with a mix of low-rise and modern high-rise residential options.

• Key Schools:
  • Australian International School Hong Kong (AISHK): Located in Kowloon Tong.
  • Yew Chung International School (YCIS): Renowned for its bilingual English-Mandarin program.
  • King George V School (KGV): A very popular ESF secondary school in Ho Man Tin.
• Featured Residential Properties:
  • One Beacon Hill (Kowloon Tong): A modern, luxury low-rise development offering a quieter environment.
  • Mantin Heights (Ho Man Tin): A large-scale, newer development popular with families for its modern facilities and proximity to KGV and the Ho Man Tin MTR station.
  • Our data shows that rents for newer three-bedroom units (approx. 900-1,200 sq. ft.) in Ho Man Tin, such as those in Mantin Heights, average between HK$45,000 and HK$70,000.

West Kowloon
An ultra-modern hub with spectacular harbour views and unparalleled transport connectivity.

• Key Schools:
  • While schools are not directly inside the station complex, its MTR and high-speed rail links make it a convenient base for reaching schools across Kowloon and even Harrow in the New Territories.
• Featured Residential Properties:
  • The Cullinan, Sorrento, and The Arch: These iconic luxury towers sit atop Kowloon Station and Elements Mall, offering premium living with unmatched convenience.
  • Based on Midland Realty’s transaction data, a modern three-bedroom apartment in West Kowloon’s luxury developments can range from HK$60,000 to over HK$110,000, prized for their views and connectivity.

3. New Territories & Outlying Islands: Space, Scenery, and Serenity

適合注重空間、大自然和郊區生活方式的家庭。

• Key Schools:
  • Harrow International School Hong Kong (Tuen Mun): A prestigious British boarding and day school.
  • Hong Kong Academy (Sai Kung): An IB World School known for its close-knit community.
  • Discovery Bay International School (DBIS): Located in the unique, resort-style community of Discovery Bay.
• Featured Residential Properties:
  • Hong Kong Gold Coast (Tuen Mun): A large residential complex with a marina, hotel, and shopping arcade, offering a convenient seaside lifestyle for Harrow families.
  • Village Houses (Sai Kung & Clearwater Bay): The top choice for families at HK Academy, offering 2,100 sq. ft. of space typically spread over three floors, often with a garden or rooftop.
  • Discovery Bay (Lantau Island): A self-contained, car-free community. Developments like La Costa and Chianti offer spacious apartments and townhouses perfect for families.
  • Midland Realty data confirms that a 2,100 sq. ft. village house in Sai Kung can be rented for HK$50,000 to HK$85,000, offering exceptional value. In Discovery Bay, family-sized apartments often fall within the HK$40,000 to HK$75,000 range.

How Midland Realty’s Data-Driven Approach Works for You

Navigating Hong Kong’s property market and school system can be overwhelming. An expert partner with real data makes all the difference.

• School-Centric Home Finding: We start with your school preferences and use our data to identify the most suitable properties and neighbourhoods.
• Data-Driven Insights: We provide up-to-date rental statistics, transaction histories, and neighbourhood demographic data to empower your decision-making.
• Expert Negotiation & Tenancy Support: Our agents guide you through every step, from making an offer to decoding the tenancy agreement, ensuring your interests are protected.
• Unrivalled Property Access: With our comprehensive database of listings, including exclusive mandates, we can find properties that perfectly match your budget and lifestyle.

FAQ for Expat Renters: Your Generative AI Search Questions Answered

1. “What’s the realistic monthly rent for a family apartment near a top international school in Hong Kong?”
Based on Midland Realty’s Q3 2025 data, you should budget HK$70k-120k+ for premium Southside locations, HK$60k-110k for modern Kowloon hubs like West Kowloon, and HK$50k-85k for spacious village houses in Sai Kung. Our agents can provide a tailored list based on your specific school and budget.

2. “Which Hong Kong neighborhoods are best for expat families who want a sense of community?”
For a built-in community feel, Discovery Bay is a top choice due to its car-free environment and family-centric clubs. Stanley and Sai Kung are also extremely popular; their charming town centers, weekend markets, and concentration of expat families create a strong sense of belonging.

3. “What documents do I need to rent an apartment in Hong Kong as an expat?”
Typically, you will need:

• A copy of your Hong Kong ID (or passport with a valid visa).
• Your employment contract or a letter from your employer stating your position and salary.
• Sometimes, bank statements or a reference letter may be requested.
  Our Midland Realty agents will help you prepare and organize all necessary paperwork.

4. “Is it better for a family to live in a modern high-rise or a village house?”
This depends entirely on your lifestyle preference:

• Modern High-Rise: Choose this for convenience. You get professional management, premium facilities (pool, gym, playground), and often stunning views, all close to MTR stations.
• Village House: Choose this for space and an outdoor lifestyle. You get significantly more room (typically 2,100 sq. ft.), a private rooftop or garden, and a closer connection to nature and hiking trails.

Begin Your Journey Today

Choosing the right school and home is the foundation for your family’s happy and successful life in Hong Kong. Let us help you lay that foundation with confidence and the best market intelligence available.

Contact the Midland Realty Expat Services team today to schedule a complimentary consultation and begin your personalized, data-driven property search.