Baker Circle One: score, psf band and negotiating room
The Pactum Estate Score for Baker Circle One (Hung Hom) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
Baker Circle One is a private residential estate in Hung Hom, Hong Kong, with 882 flats completed 2023–2024. Saleable prices run HK$20,370–HK$26,762 per sq ft, management fee is HK$3 per sq ft, gross rental yield is about 3.0% and roughly 1.1% of flats change hands each year.
- Total units
- 882
- Annual turnover
- 1.1%
- Completed
- 2023–2024
- Management fee
- HK$3.4/sq ft
- Gross yield
- 3.0%
- Net yield
- 2.56%
Baker Circle One sits in Hung Hom with about 882 units completed 2023–2024. Roughly 1.1% of its stock changes hands each year, the weighted commute to the main employment hubs is about 19 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.56%.
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
- 9/100
- Yield
- 78/100
- Commute
- 82/100
- Age
- 100/100
- Developer
- 84/100
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: 180–749 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| Studio | 180 ft² | HK$3.95M | HK$12,780 |
| 1-bed | 213 ft² | HK$4.68M | HK$15,123 |
| Studio | 224 ft² | HK$4.92M | HK$15,904 |
| 1-bed | 277 ft² | HK$6.09M | HK$19,667 |
| 1-bed | 339 ft² | HK$7.45M | HK$24,069 |
| 3-bed | 569 ft² | HK$12.50M | HK$40,399 |
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$182,562 | HK$91,281 |
| 5% | HK$304,271 | HK$152,135 |
| 8% | HK$486,833 | HK$243,417 |
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
Sales are thin, so asking prices and transacted prices drift apart — this is usually where the widest negotiating room sits.
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$19,475–HK$30,473 | HK$25,198 | 22 |
| 中原地產 Centanet | HK$21,072–HK$28,414 | HK$21,160 | 2 |
| 美聯物業 Midland | — | — | 20 |
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 |
|---|---|---|---|---|
| 2026-10-13 | 啟岸 7 D8室 | 266 ft² | HK$5.10M | HK$19,173 |
| 2026-10-13 | 聯盛大廈 鳳儀閣 9 15室 | 287 ft² | HK$3.00M | — |
| 2026-10-13 | 必嘉坊 1期 必嘉坊．曦匯 27 F室 | 217 ft² | HK$4.93M | HK$22,716 |
| 2026-10-13 | 薈點 18 B室 | 221 ft² | HK$3.55M | HK$16,063 |
| 2026-10-13 | Baker Circle 高層 A | 218 ft² | HK$4.93M | HK$22,612 |
| 2026-10-13 | 聯盛大廈 鴻運閣 5 6室 | 287 ft² | HK$3.04M | — |
| 2026-10-13 | 寶德大廈 11 B2室 | 399 ft² | HK$3.68M | — |
| 2026-10-12 | Midtown South 映匯 22 C室 | 358 ft² | HK$8.79M | HK$24,545 |
| 2026-10-12 | 明華閣 1 B室 | 400 ft² | HK$4.00M | — |
| 2026-10-12 | Baker Circle 高層 B | 213 ft² | HK$6.77M | HK$31,800 |
| 2026-10-12 | 寶利閣 5 C室 | 276 ft² | HK$3.94M | HK$14,268 |
| 2026-10-12 | Midtown South 必嘉坊．曦匯 27 F室 | 217 ft² | HK$4.93M | HK$22,671 |
| 2026-10-12 | 傲形 27 B室 | 212 ft² | HK$3.63M | HK$17,123 |
| 2026-10-12 | 必嘉坊 1期 必嘉坊．曦匯 5 M室 | 213 ft² | HK$6.77M | HK$31,800 |
| 2026-10-05 | 必嘉坊 2期 必嘉坊 ． 迎匯 6 L室 | 214 ft² | HK$4.25M | HK$19,860 |
| 2026-10-05 | Baker Circle 高層 C | 218 ft² | HK$4.65M | HK$21,335 |
| 2026-10-05 | 必嘉坊 1期 必嘉坊．曦匯 11 F室 | 217 ft² | HK$4.65M | HK$21,433 |
| 2026-10-02 | Baker Circle 高層 D | 202 ft² | HK$4.54M | HK$22,460 |
| 2026-10-02 | 必嘉坊 1期 必嘉坊．曦匯 20 E室 | 202 ft² | HK$4.54M | HK$22,460 |
| 2026-09-30 | Baker Circle 高層 E | 339 ft² | HK$7.25M | HK$21,398 |
| 2026-09-30 | 必嘉坊 1期 必嘉坊．曦匯 16 G室 | 339 ft² | HK$7.25M | HK$21,398 |
| 2026-09-16 | 必嘉坊曦汇 高層 A | 218 ft² | HK$4.90M | HK$22,480 |
| 2026-09-16 | 必嘉坊 1期 必嘉坊．曦匯 25 F | 217 ft² | HK$4.90M | HK$22,584 |
| 2026-09-16 | Baker Circle 高層 F | 218 ft² | HK$4.90M | HK$22,480 |
| 2026-09-15 | 必嘉坊 1期 必嘉坊．曦匯 21 E | 202 ft² | HK$4.55M | HK$22,529 |
| 2026-09-15 | Baker Circle 高層 G | 202 ft² | HK$4.55M | HK$22,529 |
| 2026-09-15 | 必嘉坊曦汇 高層 B | 202 ft² | HK$4.55M | HK$22,529 |
| 2026-09-11 | 必嘉坊曦汇 高層 E | 202 ft² | HK$4.44M | HK$21,974 |
| 2026-09-11 | 必嘉坊曦汇 高層 D | 180 ft² | HK$4.36M | HK$24,020 |
| 2026-09-11 | 必嘉坊曦汇 高層 C | 202 ft² | HK$4.57M | HK$22,598 |
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.
Frequently asked questions
Every answer below is calculated from Baker Circle One's own stored figures and moves with the daily update.
How much is Baker Circle One per square foot?
Saleable prices at Baker Circle One currently run HK$20,370–HK$26,762 per sq ft, with a mid-point of HK$23,566. The band is rebuilt from reported transactions first, then live asking prices, so it tracks what flats actually close at rather than marketing averages.
What does a flat at Baker Circle One cost in total?
A mid-size flat at Baker Circle One works out at roughly HK$6.09M at today's band. Enter the exact saleable area and floor in the price-band tool on this page for a figure specific to the unit you are looking at.
What are the latest transactions at Baker Circle One?
The most recent reported deal we hold at Baker Circle One is from October 2026; the transaction table on this page lists the block, floor band, saleable area, price and price per sq ft for each one.
What is the rental yield at Baker Circle One?
Gross rental yield is about 3.0%. After the HK$3 per sq ft management fee, rates and normal upkeep, the net yield we calculate is 2.56%, on a median reported rent of about HK$18,250 a month.
How much is the management fee at Baker Circle One?
About HK$3 per saleable sq ft per month — roughly HK$2,040 a month for a 600 sq ft flat. Management fee is the largest recurring holding cost after mortgage interest.
How old is Baker Circle One?
Baker Circle One was completed in 2023–2024, making it around 2 years old. Age matters for mortgage terms and for the maintenance levies an older building can charge.
How many units does Baker Circle One have?
882 flats. Around 1.1% of them trade each year, which is what makes comparable evidence available — and that evidence is what a negotiation rests on.
How long does it take to get to Central from Baker Circle One?
About 20 minutes door-to-door from Hung Hom to Central by public transport. Commute times to Causeway Bay, Tsim Sha Tsui, Kwun Tong and Kai Tak are shown in the commute section on this page.
How much room is there to negotiate at Baker Circle One?
It depends on the individual flat, not the estate: we compare the asking price against deals in the same block, floor band and layout. This page shows what a 3%, 5% and 8% reduction is worth in cash at Baker Circle One. Our fee is half of the reduction we secure, payable on signing the provisional agreement — no reduction, no fee.
What else do I pay when buying at Baker Circle One?
Ad valorem stamp duty, solicitor's fees, agency commission and mortgage-related costs. Every dollar off the agreed price also reduces stamp duty, commission and decades of mortgage interest — see the buying-cost guides linked on this page.
The numbers to settle before buying here
- How to negotiate the price at Baker Circle One
- Stamp duty payable when buying at Baker Circle One
- Solicitor's fees when buying at Baker Circle One
- Baker Circle One management fee against the Hong Kong average
- The yearly cost of holding a flat at Baker Circle One
- Monthly mortgage payment for Baker Circle One
Other estates in Hung Hom to compare
Same-district alternatives — compare price per sq ft, size and yield before settling on Baker Circle One.
- Baker Circle One or Whampoa Garden?Whampoa Garden · HK$12,500–HK$15,500 · 10,431
- Baker Circle One or United Building?United Building · HK$10,732–HK$12,125 · 934
- Baker Circle One or Hung Hom Bay Centre?Hung Hom Bay Centre · HK$13,598–HK$14,112 · 814
- Baker Circle One or The Metropolis Residence?The Metropolis Residence · HK$17,587–HK$24,177 · 662
- Baker Circle One or The Vantage?The Vantage · HK$18,284–HK$23,785 · 551
- Baker Circle One or Eresidence?Eresidence · HK$15,845–HK$21,667 · 493
- Baker Circle One or The Haddon?The Haddon · HK$22,137–HK$27,111 · 453
- Baker Circle One or Chatham Gate?Chatham Gate · HK$15,537–HK$22,930 · 334
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.