Two sides of the same market

Renting is the most active part of Kathmandu Valley's premium property market, driven by a steady community of diplomatic households, INGO and UN staff, corporate professionals on postings, returning families in transition, and students. This guide is written for both sides of that market — tenants looking for the right home, and landlords looking to let a property well. Each section notes whose perspective it speaks to.

Square Estate represents premium rentals across Kathmandu and Lalitpur, with particular depth in the neighbourhoods that diplomatic and professional tenants favour: Sanepa, Jhamsikhel, Maharajgunj, Baluwatar, Lazimpat, and the wider belts around them.

For tenants — what to check before you sign

A rental that looks right at first viewing can reveal problems after move-in. Before committing, verify:

Water supply — municipal connection, boring, tank storage capacity, and reliability through the dry season. In Kathmandu, water is the single most common source of tenant frustration.
Backup power — inverter or generator capacity, and what it actually runs during an outage.
Parking — that it is dedicated, secure, and genuinely accessible on the lane, not merely promised.
Internet — availability and which providers reach the building.
Condition — fixtures, fittings, bathrooms, kitchen, and any existing damage, documented before move-in.
Security — gates, boundary walls, and arrangements; a particular priority for diplomatic and family tenants.
Noise and surroundings — visit at different times; a quiet lane at noon can be loud at night near cafe or commercial strips.
Landlord and ownership — that you are dealing with the actual owner or their authorised representative.

For tenants — understanding the lease

Rental agreements in Kathmandu Valley vary, so read carefully and clarify:

Term and renewal — the lease length, renewal terms, and notice periods for either side.
Rent and escalation — the amount, payment schedule, and any agreed annual increase.
Deposit — typically a sum held against damage and unpaid rent; confirm the amount and the conditions for its return.
What is included — furnishings, appliances, and which utilities (if any) are bundled.
Responsibilities — who handles repairs, maintenance, and which bills.
Tax and registration — how rent is paid and whether a registered agreement is required, particularly for diplomatic or corporate leases.

Get the agreement in writing. A clear written lease protects the tenant as much as the landlord.

For tenants — the furnished question

Premium rentals divide into furnished, semi-furnished, and bare. Furnished units command a clear premium and suit shorter postings or tenants arriving from abroad without household goods. Bare units cost less and suit longer-term residents who bring or buy their own. Decide which you actually need before viewing; it materially changes the shortlist and the budget.

For landlords — letting a property well

A well-let property generates steady income with minimal friction. The landlords who achieve that prepare deliberately:

Present the property properly — clean, repaired, and working, with water, power backup, and parking sorted. Premium tenants pay premium rent for properties that work.
Price to the evidence — to recent comparable rents in the same neighbourhood and property type, not aspiration. An accurately priced property lets faster and to better tenants.
Meet the standard the segment expects — diplomatic and senior corporate tenants expect modern bathrooms and kitchens, reliable water and power, secure parking, and sound construction. Properties that meet this standard command the strongest, most durable demand.
Be clear on terms — a written lease, a clear deposit arrangement, and defined responsibilities prevent most disputes before they start.

For landlords — finding the right tenant

The best tenant is not always the one offering the most; it is the one who will pay reliably, treat the property well, and stay. Square Estate's approach:

Match the property to the tenant profile it genuinely suits — a family house near a school to a family; a secure compound to a diplomatic household.
Verify the tenant — their standing, the length of posting or stay, and their seriousness.
Structure the agreement to protect the landlord's income and the property's condition while keeping terms fair enough to retain a good tenant.

How the process works

A typical Square Estate rental runs in clear stages:

Brief — tenant requirements or landlord instructions, captured honestly.
Shortlist / marketing — suitable properties shown to suitable tenants.
Viewing and checks — the property inspected and verified.
Negotiation — rent, term, deposit, and conditions agreed.
Agreement — a written lease, reviewed and signed.
Move-in — condition documented, keys handed over, and the tenancy begins.

Square Estate coordinates each stage so neither side is left managing the friction alone.

What Square Estate does

For tenants — translates requirements into a shortlist of genuinely suitable homes, arranges viewings, verifies the property and the landlord, and helps secure fair lease terms.

For landlords — advises on preparation and pricing, reaches and verifies the right tenants, structures the agreement, and manages the let from listing to move-in.

We operate exclusively in Kathmandu and Lalitpur, so the advice is local, current, and specific to the neighbourhood.

A closing principle

A good tenancy is a relationship, not just a transaction. The tenant who finds a home that genuinely works stays longer and treats it better; the landlord who presents a property honestly and prices it fairly attracts exactly that tenant. Square Estate's role is to bring the right two sides together on terms that hold.

This guide is general information, not legal or financial advice. Square Estate is a real estate brokerage; we work alongside qualified professionals and recommend both tenants and landlords do the same for anything requiring legal or tax guidance. To discuss a specific rental, contact our advisory team.

The Renting Guide