Beacon Heights: score, psf band and negotiating room
The Pactum Estate Score for Beacon Heights (Kowloon Tong) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
Beacon Heights is a private residential estate in Kowloon Tong, Hong Kong, with 642 flats completed 1985. Saleable prices run HK$11,848–HK$16,736 per sq ft, management fee is HK$3 per sq ft, gross rental yield is about 3.6% and roughly 4.5% of flats change hands each year.
- Total units
- 642
- Annual turnover
- 4.5%
- Completed
- 1985–1985
- Management fee
- HK$2.7/sq ft
- Gross yield
- 3.6%
- Net yield
- 3.05%
Beacon Heights sits in Kowloon Tong with about 642 units completed 1985–1985. Roughly 4.5% of its stock changes hands each year, the weighted commute to the main employment hubs is about 21 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 3.05%.
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
- 49/100
- Yield
- 100/100
- Commute
- 78/100
- Age
- 28/100
- Developer
- 95/100
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: 807–1,312 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| 3-bed | 809 ft² | HK$9.99M | HK$29,124 |
| 3-bed | 844 ft² · Gross area 1,022 ft² | HK$10.43M | HK$30,384 |
| 3-bed | 905 ft² · Gross area 1,051 ft² | HK$11.18M | HK$32,580 |
| 3-bed | 1,000 ft² | HK$12.35M | HK$36,000 |
| 3-bed | 1,126 ft² | HK$13.91M | HK$40,536 |
| 3-bed | 1,211 ft² | HK$14.96M | HK$43,596 |
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$370,590 | HK$185,295 |
| 5% | HK$617,650 | HK$308,825 |
| 8% | HK$988,240 | HK$494,120 |
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 41 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 |
|---|---|---|---|
| 中原地產 Centanet | — | — | 0 |
| 美聯物業 Midland | HK$12,906–HK$14,719 | HK$12,906 | 0 |
| 28Hse 千居 | HK$11,951–HK$11,951 | HK$11,951 | 7 |
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.
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 |
|---|---|---|---|---|
| 2026-09-19 | 畢架山花園 市場成交 連車位 | 809 ft² | HK$10.58M | HK$13,078 |
| 2026-09-18 | 四期 高層 F室 | 809 ft² | HK$10.58M | HK$13,078 |
| 2026-08-27 | 畢架山花園 大廈 高層 連車位 | 905 ft² | HK$11.68M | HK$12,906 |
| 2026-08-27 | 畢架山花園 註冊處成交 連車位 | 905 ft² | HK$11.68M | HK$12,906 |
| 2026-08-27 | 2期 3樓 A室 | 905 ft² | HK$11.68M | HK$12,906 |
| 2026-08-27 | 畢架山花園 連車位 | 905 ft² | HK$11.68M | HK$12,906 |
| 2026-08-27 | 2期 3 A室 | 905 ft² | HK$11.68M | HK$12,906 |
| 2026-08-27 | 畢架山花園 2期 19座 3樓 A室 | 905 ft² | HK$11.68M | HK$12,906 |
| 2026-08-26 | 二期 3樓 A室 | 905 ft² | HK$11.68M | HK$12,906 |
| 2026-08-26 | 二期 3 A | 905 ft² | HK$11.68M | HK$12,906 |
| 2026-08-26 | 期二 3樓 A室 | 905 ft² | HK$11.68M | HK$12,906 |
| 2026-08-25 | 畢架山花園 連車位 | 905 ft² | HK$11.38M | HK$12,575 |
| 2026-08-25 | 畢架山花園 大廈 高層 連車位 | 905 ft² | HK$11.38M | HK$12,575 |
| 2026-08-25 | 畢架山花園 註冊處成交 連車位 | 905 ft² | HK$11.38M | HK$12,575 |
| 2026-08-25 | 畢架山花園 2期 17座 3樓 C室 | 905 ft² | HK$11.38M | HK$12,575 |
| 2026-08-25 | 2期 3樓 C室 | 905 ft² | HK$11.38M | HK$12,575 |
| 2026-08-25 | 2期 3 C室 | 905 ft² | HK$11.38M | HK$12,575 |
| 2026-08-24 | 期二 3樓 C室 | 905 ft² | HK$11.38M | HK$12,575 |
| 2026-08-24 | 二期 3 C | 905 ft² | HK$11.38M | HK$12,575 |
| 2026-08-24 | 二期 3樓 C室 | 905 ft² | HK$11.38M | HK$12,575 |
| 2026-07-29 | 畢架山花園 | 978 ft² | HK$15.08M | HK$15,419 |
| 2026-07-29 | 1期 地下 D室 | 978 ft² | HK$15.08M | HK$15,419 |
| 2026-07-29 | 畢架山花園 註冊處成交 | 978 ft² | HK$15.08M | HK$15,419 |
| 2026-07-29 | 畢架山花園 1期 1座 地下 D室 | 978 ft² | HK$15.08M | HK$15,419 |
| 2026-07-29 | 畢架山花園 大廈 高層 | 978 ft² | HK$15.08M | HK$15,419 |
| 2026-07-28 | 一期 G樓 D室 | 978 ft² | HK$15.08M | HK$15,419 |
| 2026-07-28 | 一期 G D | 978 ft² | HK$15.08M | HK$15,419 |
| 2026-07-23 | 畢架山花園 | 844 ft² | HK$10.00M | HK$11,848 |
| 2026-07-23 | 畢架山花園 4期 2座 4樓 C室 | 844 ft² | HK$10.00M | HK$11,848 |
| 2026-07-23 | 畢架山花園 註冊處成交 | 844 ft² | HK$10.00M | HK$11,848 |
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 Beacon Heights's own stored figures and moves with the daily update.
How much is Beacon Heights per square foot?
Saleable prices at Beacon Heights currently run HK$11,848–HK$16,736 per sq ft, with a mid-point of HK$14,292. 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 Beacon Heights cost in total?
A mid-size flat at Beacon Heights works out at roughly HK$12.35M 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 Beacon Heights?
The most recent reported deal we hold at Beacon Heights is from September 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 Beacon Heights?
Gross rental yield is about 3.6%. After the HK$3 per sq ft management fee, rates and normal upkeep, the net yield we calculate is 3.05%.
How much is the management fee at Beacon Heights?
About HK$3 per saleable sq ft per month — roughly HK$1,620 a month for a 600 sq ft flat. Management fee is the largest recurring holding cost after mortgage interest.
How old is Beacon Heights?
Beacon Heights was completed in 1985, making it around 41 years old. Age matters for mortgage terms and for the maintenance levies an older building can charge.
How many units does Beacon Heights have?
642 flats. Around 4.5% 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 Beacon Heights?
About 24 minutes door-to-door from Kowloon Tong 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 Beacon Heights?
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 Beacon Heights. 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 Beacon Heights?
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 Beacon Heights
- Stamp duty payable when buying at Beacon Heights
- Solicitor's fees when buying at Beacon Heights
- Beacon Heights management fee against the Hong Kong average
- The yearly cost of holding a flat at Beacon Heights
- Monthly mortgage payment for Beacon Heights
Other estates in Kowloon Tong to compare
Same-district alternatives — compare price per sq ft, size and yield before settling on Beacon Heights.
- Beacon Heights or Beverly Villa?Beverly Villa · HK$13,614–HK$17,299 · 480
- Beacon Heights or Phoenix Court?Phoenix Court · HK$10,519–HK$16,505 · 269
- Beacon Heights or Boland Court?Boland Court · HK$13,000–HK$14,000 · 160
- Beacon Heights or Merry Court?Merry Court · HK$10,044–HK$15,751 · 144
- Beacon Heights or Chermain Heights?Chermain Heights · HK$9,963–HK$14,878 · 144
- Beacon Heights or Parc Inverness?Parc Inverness · HK$18,007–HK$27,002 · 134
- Beacon Heights or One Mayfair?One Mayfair · HK$20,671–HK$29,449 · 120
- Beacon Heights or Meridian Hill?Meridian Hill · HK$14,746–HK$23,256 · 103
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.