Baguio Villa: score, psf band and negotiating room
The Pactum Estate Score for Baguio Villa (Pok Fu Lam) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
- Total units
- 1,515
- Annual turnover
- 4.5%
- Completed
- 1975–1979
- Management fee
- HK$2.7/sq ft
- Gross yield
- 2.8%
- Net yield
- 2.32%
Baguio Villa sits in Pok Fu Lam with about 1,515 units completed 1975–1979. Roughly 4.5% of its stock changes hands each year, the weighted commute to the main employment hubs is about 31 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.32%.
The five pillars
The closer to the outer ring, the stronger. High liquidity means easy entry and exit; high yield means rent supports the price; short commute, younger stock and a solid developer hold value better.
- Liquidity
- 56/100
- Yield
- 66/100
- Commute
- 58/100
- Age
- 16/100
- Developer
- 82/100
More trades means more comparables, and harder evidence at the table.
What you keep after management fees, rates and vacancy.
Door-to-door time, weighted across the hubs you selected.
Drives bank valuation, mortgage tenor and maintenance levies.
Management quality explains long-run price gaps within a district.
Where do you actually work?
Actual flat sizes
These are the real saleable areas quoted on the estate's own portal pages — no guessing needed. Pick a size and the value range, negotiation room and monthly rent below all follow it.
Sizes in this estate: 906–2,770 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| 2-bed | 906 ft² | HK$13.44M | HK$37,146 |
| 2-bed | 976 ft² | HK$14.48M | HK$40,016 |
| 3-bed | 1,296 ft² | HK$19.23M | HK$53,136 |
| 3-bed | 1,386 ft² | HK$20.57M | HK$56,826 |
| 4-bed | 2,119 ft² | HK$31.44M | HK$86,879 |
| 4-bed | 2,488 ft² | HK$36.92M | HK$102,008 |
Sizes and rents are crawled daily from the Centanet, Midland and 28Hse estate pages; confirm final figures with a licensed agent.
Price band
Enter saleable area and floor to get this estate's transacted price band and what a negotiation is worth.
| Reduction | Saved | Net of our fee |
|---|---|---|
| 3% | HK$616,964 | HK$308,482 |
| 5% | HK$1,028,273 | HK$514,137 |
| 8% | HK$1,645,237 | HK$822,619 |
Saved = band midpoint × reduction; net = saved ÷ 2. Real room depends on the seller's position, the bank valuation and same-period comparables.
The negotiating read
Transactions are steady but not constant, so a stale listing and a seller with a deadline are where the discount actually appears. At 47 years old, bank valuation and mortgage tenor also come into play, and a valuation shortfall is a legitimate lever on price.
Where these figures come from
Each figure below links to the public page it was read from, so you can check it.
| Source | Saleable psf range | Average psf | Recent deals |
|---|---|---|---|
| 28Hse 千居 | HK$13,104–HK$13,104 | HK$13,104 | 7 |
| 中原地產 Centanet | HK$12,141–HK$21,355 | HK$12,818 | 1 |
| 美聯物業 Midland | — | HK$17,320 | 1 |
Sourced from public pages on the listing portals for comparison only. What any individual flat trades at still depends on aspect, floor, condition and the seller's position.
Data as at August 2026, based on published official and market sources. Price bands are indicative comparisons, not valuations.
Rental levels
Taken from the live rental listings on the major portals — the check on yield, and on how easily the flat lets.
The whole-estate average the portals publish, across all layouts.
Is the asking price fair?
We value each listing against this estate's own reported deals, weighting recent deals more heavily and adjusting for deal date, saleable area, floor level and block, and show the price we would negotiate towards. Where deals are too thin, we fall back to the live asking distribution — the method used is stated below the table.
No listings captured yet — this refreshes daily.
Reported deals
Our own accumulating ledger of reported deals — the evidence behind every estimate and every negotiation. Crawled daily and never overwritten.
| Date | Unit | Saleable area | Price | Saleable psf |
|---|---|---|---|---|
| 2026-08-19 | 碧瑤灣 低層地下1樓 98號(28-31座 | — | HK$1.50M | — |
| 2026-07-29 | 碧瑶湾 高層 露台 | 2,119 ft² | HK$40.89M | HK$19,296 |
| 2026-07-15 | 碧瑶湾 高層 | 976 ft² | HK$12.51M | HK$12,818 |
| 2026-07-15 | 碧瑤灣 26座 12樓 C室 | 976 ft² | HK$12.51M | HK$12,818 |
| 2026-06-22 | 碧瑤灣 22座 8樓 A室 | 906 ft² | HK$13.28M | HK$14,658 |
| 2026-06-22 | 碧瑶湾 高層 | 906 ft² | HK$13.28M | HK$14,658 |
| 2026-06-18 | 碧瑶湾 高層 | 1,386 ft² | HK$22.28M | HK$16,075 |
| 2026-06-18 | 碧瑤灣 16座 9樓 A室 | 1,386 ft² | HK$22.28M | HK$16,075 |
| 2026-06-17 | 碧瑶湾 高層 | 906 ft² | HK$13.38M | HK$14,768 |
| 2026-06-17 | 碧瑤灣 22座 10樓 A室 | 906 ft² | HK$13.38M | HK$14,768 |
| 2026-06-16 | 碧瑶湾 高層 | 906 ft² | HK$13.28M | HK$14,658 |
| 2026-06-09 | 碧瑶湾 高層 | 2,488 ft² | HK$30.00M | HK$12,058 |
| 2026-06-08 | 48座 26 | 2,488 ft² | HK$30.00M | HK$12,058 |
| 2026-06-05 | 碧瑶湾 高層 | 1,363 ft² | HK$20.28M | HK$14,879 |
| 2026-06-04 | 23座 16 D室 | 1,363 ft² | HK$20.28M | HK$14,879 |
| 2026-06-04 | 碧瑶湾 高層 | 1,363 ft² | HK$20.68M | HK$15,172 |
| 2026-06-03 | 21座 18 C室 | 1,363 ft² | HK$20.68M | HK$15,172 |
| 2026-06-01 | 碧瑶湾 高層 | 1,386 ft² | HK$22.28M | HK$16,075 |
| 2026-05-11 | 38座 8 | 1,296 ft² | HK$20.50M | HK$15,818 |
| 2026-04-26 | 19座 6 D室 | 1,363 ft² | HK$19.25M | HK$14,123 |
| — | 26座 12 C室 | 976 ft² | HK$12.51M | HK$12,818 |
| — | 22座 8 A室 | 906 ft² | HK$13.28M | HK$14,658 |
| — | 16座 9 A室 | 1,386 ft² | HK$22.28M | HK$16,075 |
| — | 31座 24 4房2廳 | 車位 | 2,119 ft² | HK$40.89M | HK$19,296 |
| — | 22座 10 A室 | 906 ft² | HK$13.38M | HK$14,768 |
Listings are crawled daily from the public pages of each agency portal; price, area and availability are as published by that portal and its licensed agents. Pactum Advisor is not an estate agency.
Scores and bands on this page are comparative analysis of published information, not a valuation of any individual flat and not investment advice. Pactum Advisor is not an estate agency and not a licensed valuer; the price a specific flat trades at depends on its aspect, floor, condition and the seller's position.