The legal frame
China’s Civil Code caps a lease term at 20 years. A lease longer than six months should be in writing. Rural homestead rights do not transfer to the tenant through a house lease.
Before price
Confirm who owns the house, whether all relevant rights holders consent, how the building sits within village planning and whether your intended residential or business use is accepted.
- Owner identity and authority to lease
- House and homestead records
- Co-owner and household consent
- Boundary and included structures
- Water, drainage, power, internet and access
- Structural and fire-safety review
- Repair, compensation and early-termination terms
Renovation is not a blank cheque
Beijing guidance says rural house construction must follow village planning and obtain approval before building. Rebuilding, expansion or change of use may require several permissions. Put approval responsibility and reimbursement logic in the lease before spending.
For substantial work in Miyun, the rural owner normally applies through the village committee. After review and a public-notice period, the proposal goes to the township for an on-site check and decision. The tenant may fund a project, but should not be treated as the holder of the rural building right.
Talk before you transact
Visit the village committee or township with the owner, a one-page project description, photographs and a simple plan. Ask which version of the proposal is lawful before finalizing the lease.
Local government is both regulator and service infrastructure. Staff may help identify the right office, coordinate a question or reshape a proposal into a lawful form. That assistance is not a waiver, guarantee or informal permission to build.
Price evidence
Published numbers are snapshots, not a live market index. A 2022 Xiayuan report cited roughly RMB 60,000–70,000 per year for some courtyards. Official transaction notices and project tenders can show specific assets, but they are not comparable without condition, term and use details.