Caribbean Coast: score, psf band and negotiating room
The Pactum Estate Score for Caribbean Coast (Tung Chung) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
- Total units
- 5,344
- Annual turnover
- 5.6%
- Completed
- 2002–2005
- Management fee
- HK$3.2/sq ft
- Gross yield
- 3.4%
- Net yield
- 2.68%
Caribbean Coast sits in Tung Chung with about 5,344 units completed 2002–2005. Roughly 5.6% of its stock changes hands each year, the weighted commute to the main employment hubs is about 44 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.68%.
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
- 70/100
- Yield
- 84/100
- Commute
- 32/100
- Age
- 68/100
- 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: 463–2,470 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| 2-bed | 518 ft² | HK$5.33M | HK$16,058 |
| 2-bed | 563 ft² | HK$5.80M | HK$17,453 |
| 3-bed | 700 ft² · Gross area 950 ft² | HK$7.21M | HK$21,700 |
| 2-bed | 736 ft² | HK$7.58M | HK$22,816 |
| 3-bed | 800 ft² · Gross area 1,050 ft² | HK$8.23M | HK$24,800 |
| 4-bed | 1,000 ft² · Gross area 1,300 ft² | HK$10.29M | HK$31,000 |
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$227,280 | HK$113,640 |
| 5% | HK$378,801 | HK$189,400 |
| 8% | HK$606,081 | HK$303,041 |
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
Comparables are plentiful here and the seller knows the going rate, so the win comes from pricing the specific block, floor and view rather than arguing the market.
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$9,079–HK$12,527 | HK$10,254 | 9 |
| 中原地產 Centanet | — | HK$10,763 | 5 |
| 美聯物業 Midland | HK$10,549–HK$11,230 | HK$11,000 | 6 |
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: 映灣園, asking about 6% 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 |
|---|---|---|---|---|---|---|---|
| 映灣園 | For rent | 540 ft² | HK$15,000 | HK$15,568 – HK$17,912 | -10% | Below market | 28Hse 千居 · View |
| 映灣園 | For sale | 894 ft² | HK$9.00M | HK$7.21M – HK$12.02M | -6% | Below market | 28Hse 千居 · View |
| 映灣園 | For sale | 709 ft² | HK$7.60M | HK$5.72M – HK$9.53M | 0% | In line | 28Hse 千居 · View |
| 映灣園 | For sale | 550 ft² | HK$5.90M | HK$4.44M – HK$7.40M | 0% | In line | 中原地產 Centanet · View |
| 映灣園 | For rent | 543 ft² | HK$17,000 | HK$15,655 – HK$18,011 | +1% | In line | 中原地產 Centanet · View |
| 映灣園 | For rent | 636 ft² | HK$20,000 | HK$18,336 – HK$21,096 | +1% | In line | 中原地產 Centanet · View |
| 映灣園 | For sale | 2,400 ft² | HK$31.80M | HK$19.35M – HK$32.26M | +23% | Well above market | 中原地產 Centanet · View |
| 映灣園 | For rent | 709 ft² | HK$29,000 | HK$20,440 – HK$23,518 | +32% | Well above market | 28Hse 千居 · View |
| 映灣園 | For sale | 540 ft² | HK$2.00M | HK$4.36M – HK$7.26M | Under review | — | 28Hse 千居 · View |
Listings last confirmed on the portals on 5 Sept 2026. Anything sold or withdrawn drops off automatically, and a listing whose price and size do not reconcile is not shown.
Method: Live asking distribution · Evidence used: 0 · Confidence: Indicative ｜ ±0%
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 |
|---|---|---|---|---|
| 2026-09-01 | 映灣園 1期 賞濤軒 5座 7 E室 | 518 ft² | HK$5.07M | HK$9,788 |
| 2026-09-01 | 映灣園 N/A 3房 | 709 ft² | HK$7.60M | HK$10,719 |
| 2026-09-01 | 映灣園 2期 映濤軒 6座 56 D室 | 709 ft² | HK$7.60M | HK$10,719 |
| 2026-08-31 | 映灣園 N/A 3房 | 894 ft² | HK$9.00M | HK$10,067 |
| 2026-08-31 | 一期 7樓 E室 | 518 ft² | HK$5.07M | HK$9,788 |
| 2026-08-31 | 二期 56樓 D室 | 709 ft² | HK$7.60M | HK$10,719 |
| 2026-08-26 | 映灣園 6期 車位 地庫1 C212號 | — | HK$1.10M | — |
| 2026-08-24 | 映灣園 高層 市場成交 | 709 ft² | HK$7.60M | HK$10,719 |
| 2026-08-24 | 映灣園 N/A 3房 | 709 ft² | HK$7.60M | HK$10,719 |
| 2026-08-20 | 四期 10 A | 912 ft² | HK$9.00M | HK$9,868 |
| 2026-08-20 | 四期 10樓 A室 | 912 ft² | HK$9.00M | HK$9,868 |
| 2026-08-13 | 三期 高層 G室 | 757 ft² | HK$8.00M | HK$10,568 |
| 2026-08-13 | 映灣園 4期 聽濤軒 16座 41 F室 | 563 ft² | HK$6.35M | HK$11,279 |
| 2026-08-12 | 四期 41樓 F室 | 563 ft² | HK$6.35M | HK$11,279 |
| 2026-08-12 | 四期 41 F | 563 ft² | HK$6.35M | HK$11,279 |
| 2026-08-07 | 映灣園 N/A 3房 | 736 ft² | HK$7.77M | HK$10,557 |
| 2026-08-07 | 映灣園 2期 映濤軒 8座 25 G室 | 736 ft² | HK$7.77M | HK$10,557 |
| 2026-08-07 | 映灣園 高層 註冊處成交 | 736 ft² | HK$7.77M | HK$10,557 |
| 2026-08-07 | 一期 中層 G室 | 809 ft² | HK$8.35M | HK$10,321 |
| 2026-08-06 | 映灣園 1期 賞濤軒 2座 56 C室 | 520 ft² | HK$5.30M | HK$10,188 |
| 2026-08-06 | 二期 25 G | 736 ft² | HK$7.77M | HK$10,557 |
| 2026-08-06 | 映灣園 3期 悅濤軒 11座 8 F室 | 563 ft² | HK$5.99M | HK$10,639 |
| 2026-08-05 | 一期 56 C | 520 ft² | HK$5.30M | HK$10,188 |
| 2026-08-05 | 三期 8 F | 563 ft² | HK$5.99M | HK$10,639 |
| 2026-08-03 | 映灣園 4期 聽濤軒 15座 60 C室 | 565 ft² | HK$6.30M | HK$11,150 |
| 2026-08-02 | 四期 60 C | 565 ft² | HK$6.30M | HK$11,150 |
| 2026-07-30 | 映灣園 3期 悅濤軒 9座 12 B室 | — | HK$7.68M | — |
| 2026-07-30 | 映灣園 3期 悅濤軒 9座 12 B室 | 748 ft² | HK$6.00M | HK$8,021 |
| 2026-07-29 | 三期 12 B | 748 ft² | HK$7.68M | HK$10,267 |
| 2026-07-28 | 映灣園 1期 賞濤軒 5座 9 E室 | 518 ft² | HK$5.32M | HK$10,270 |
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.