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.
- 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 · Gross area 230 ft² | HK$3.95M | HK$12,060 |
| 1-bed | 218 ft² | HK$4.78M | HK$14,606 |
| 1-bed | 270 ft² · Gross area 320 ft² | HK$5.92M | HK$18,090 |
| 1-bed | 339 ft² | HK$7.43M | HK$22,713 |
| 2-bed | 400 ft² | HK$8.77M | HK$26,800 |
| 2-bed | 569 ft² | HK$12.47M | HK$38,123 |
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$222,924 | HK$111,462 |
| 5% | HK$371,541 | HK$185,770 |
| 8% | HK$594,465 | HK$297,232 |
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$21,764–HK$21,764 | HK$21,764 | 32 |
| 中原地產 Centanet | HK$20,000–HK$27,542 | HK$20,481 | 1 |
| 美聯物業 Midland | HK$20,481–HK$22,313 | HK$22,058 | 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.
Best value on the market now: 必嘉坊曦匯, asking about 15% below our estimate. Ask us what it should actually close at before you make an offer.
| Unit | Type | Saleable area | Asking | Estimated value | Gap to asking | Read | Source |
|---|---|---|---|---|---|---|---|
| 必嘉坊曦匯 | For sale | 218 ft² | HK$4.00M | HK$4.28M – HK$5.11M | -15% | Below market | 28Hse 千居 · View |
| 必嘉坊曦匯 | For sale | 339 ft² | HK$6.20M | HK$6.60M – HK$7.88M | -14% | Below market | 28Hse 千居 · View |
| 必嘉坊 迎匯 | For sale | 374 ft² | HK$7.88M | HK$7.28M – HK$8.69M | -1% | In line | 中原地產 Centanet · View |
| 必嘉坊 迎匯 | For sale | 270 ft² | HK$6.00M | HK$5.30M – HK$6.33M | +3% | In line | 中原地產 Centanet · View |
| 必嘉坊曦匯 | For sale | 180 ft² | HK$4.00M | HK$3.48M – HK$4.27M | +3% | In line | 28Hse 千居 · View |
| 必嘉坊曦匯 | For rent | 202 ft² | HK$15,000 | HK$12,587 – HK$14,481 | +11% | Above market | 28Hse 千居 · View |
| 必嘉坊 曦匯 | For sale | 251 ft² | HK$6.20M | HK$4.93M – HK$5.88M | +15% | Above market | 中原地產 Centanet · View |
| 必嘉坊曦匯 | For rent | 218 ft² | HK$17,000 | HK$13,584 – HK$15,628 | +16% | Well above market | 28Hse 千居 · View |
Listings last confirmed on the portals on 11 Sept 2026. Anything sold or withdrawn drops off automatically, and a listing whose price and size do not reconcile is not shown.
Method: Transaction comparables · Evidence used: 49 · Confidence: Medium ｜ ±8.9%
Model settings: each deal's influence halves every 6 months; adjusted for size (elasticity 0.00), floor (0.18% per storey) and deal date (-1.50% per month); variation explained 19%.
These are modelled estimates from public deal and listing data — not a valuation report, and no substitute for a bank valuation or a licensed valuer.
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 |
|---|---|---|---|---|
| 2026-09-08 | 必嘉坊曦匯 註冊處 A | 218 ft² | HK$4.86M | HK$22,277 |
| 2026-09-08 | 必嘉坊 1期 必嘉坊．曦匯 21 F室 | 218 ft² | HK$4.86M | HK$22,277 |
| 2026-09-07 | 必嘉坊 1期 必嘉坊．曦匯 15 G室 | 339 ft² | HK$7.23M | HK$21,334 |
| 2026-09-07 | 必嘉坊曦匯 註冊處 C | 339 ft² | HK$7.23M | HK$21,334 |
| 2026-09-07 | 必嘉坊曦匯 註冊處 B | 218 ft² | HK$4.64M | HK$21,267 |
| 2026-09-07 | 必嘉坊．迎匯 5 E | 233 ft² | HK$5.28M | HK$22,661 |
| 2026-09-07 | 必嘉坊 1期 必嘉坊．曦匯 10 F室 | 217 ft² | HK$4.64M | HK$21,365 |
| 2026-09-03 | 必嘉坊曦匯 註冊處 D | 202 ft² | HK$4.54M | HK$22,452 |
| 2026-09-03 | 必嘉坊 2期 必嘉坊 ． 迎匯 25 F室 | 270 ft² | HK$5.52M | HK$20,444 |
| 2026-09-03 | 必嘉坊 1期 必嘉坊．曦匯 17 D室 | 202 ft² | HK$4.54M | HK$22,452 |
| 2026-09-02 | 必嘉坊 3期 Baker Circle．Greenwich 15 H室 | 256 ft² | HK$5.60M | HK$21,875 |
| 2026-09-02 | 必嘉坊．迎匯 25 F | 270 ft² | HK$5.52M | HK$20,444 |
| 2026-08-30 | 必嘉坊．迎匯 26 F | 270 ft² | HK$5.53M | HK$20,481 |
| 2026-08-20 | 必嘉坊 1期 12 E室 | 202 ft² | HK$4.40M | HK$21,793 |
| 2026-08-20 | 必嘉坊曦匯 高層 A | 202 ft² | HK$4.66M | HK$23,063 |
| 2026-08-20 | 必嘉坊 1期 16 F室 | 217 ft² | HK$4.78M | HK$22,042 |
| 2026-08-20 | 必嘉坊曦匯 註冊處 E | 202 ft² | HK$4.66M | HK$23,063 |
| 2026-08-20 | 必嘉坊曦匯 註冊處 G | 202 ft² | HK$4.40M | HK$21,793 |
| 2026-08-20 | 必嘉坊曦匯 高層 B | 218 ft² | HK$4.78M | HK$21,941 |
| 2026-08-20 | 必嘉坊曦匯 高層 C | 202 ft² | HK$4.40M | HK$21,793 |
| 2026-08-20 | 必嘉坊 1期 27 D室 | 202 ft² | HK$4.66M | HK$23,063 |
| 2026-08-20 | 必嘉坊曦匯 註冊處 F | 218 ft² | HK$4.78M | HK$21,941 |
| 2026-08-13 | 必嘉坊曦匯 註冊處 H | 339 ft² | HK$7.10M | HK$20,944 |
| 2026-08-13 | 必嘉坊曦匯 高層 D | 339 ft² | HK$7.10M | HK$20,944 |
| 2026-08-13 | 必嘉坊 1期 10 G室 | 339 ft² | HK$7.10M | HK$20,944 |
| 2026-08-10 | 必嘉坊曦匯 高層 E | 202 ft² | HK$4.34M | HK$21,500 |
| 2026-08-10 | 必嘉坊 1期 7 D室 | 202 ft² | HK$4.34M | HK$21,500 |
| 2026-08-10 | 必嘉坊曦匯 註冊處 I | 202 ft² | HK$4.34M | HK$21,500 |
| 2026-08-05 | 必嘉坊 1期 11 D室 | 202 ft² | HK$4.40M | HK$21,771 |
| 2026-08-05 | 必嘉坊曦匯 高層 F | 202 ft² | HK$4.40M | HK$21,771 |
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.