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.
Caribbean Coast is a private residential estate in Tung Chung, Hong Kong, with 5,344 flats completed 2002–2005. Saleable prices run HK$8,000–HK$10,500 per sq ft, management fee is HK$3 per sq ft, gross rental yield is about 3.4% and roughly 5.6% of flats change hands each year.
- 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 | 471 ft² | HK$4.90M | HK$13,659 |
| 2-bed | 546 ft² | HK$5.67M | HK$15,834 |
| 3-bed | 636 ft² · Gross area 864 ft² | HK$6.61M | HK$18,444 |
| 3-bed | 757 ft² · Gross area 880 ft² | HK$7.87M | HK$21,953 |
| 3-bed | 930 ft² | HK$9.67M | HK$26,970 |
| 3-bed | 986 ft² · Gross area 1,255 ft² | HK$10.25M | HK$28,594 |
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$236,025 | HK$118,013 |
| 5% | HK$393,375 | HK$196,688 |
| 8% | HK$629,400 | HK$314,700 |
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$9,121–HK$12,527 | HK$10,043 | 12 |
| 中原地產 Centanet | — | HK$10,418 | 19 |
| 美聯物業 Midland | HK$10,342–HK$11,147 | HK$11,003 | 21 |
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 |
|---|---|---|---|---|
| 2026-10-06 | 映灣園 註冊處成交 2房 | 471 ft² | HK$5.40M | HK$11,465 |
| 2026-10-05 | 一期 28樓 F室 | 471 ft² | HK$5.40M | HK$11,465 |
| 2026-10-05 | 映灣園 市場成交 3房 | 971 ft² | HK$10.00M | HK$10,299 |
| 2026-10-04 | 三期 10樓 B室 | 748 ft² | HK$7.30M | HK$9,759 |
| 2026-10-04 | 二期 58樓 E室 | 548 ft² | HK$5.80M | HK$10,584 |
| 2026-10-02 | 映灣園 1期 賞濤軒 1座 41 E | 541 ft² | HK$5.65M | HK$10,444 |
| 2026-10-02 | 映灣園 註冊處成交 2房 | 541 ft² | HK$5.65M | HK$10,444 |
| 2026-10-02 | 映灣園 市場成交 2房 | 471 ft² | HK$5.40M | HK$11,465 |
| 2026-10-01 | 一期 41樓 E室 | 541 ft² | HK$5.65M | HK$10,444 |
| 2026-10-01 | 一期 20樓 H室 | 956 ft² | HK$8.66M | HK$9,059 |
| 2026-09-30 | 映灣園 市場成交 3房 | 956 ft² | HK$8.66M | HK$9,059 |
| 2026-09-28 | 映灣園 2期 映濤軒 7座 51 A | 894 ft² | HK$9.00M | HK$10,067 |
| 2026-09-27 | 二期 51樓 A室 | 894 ft² | HK$9.00M | HK$10,067 |
| 2026-09-25 | 映灣園 4期 聽濤軒 15座 45 H | 930 ft² | HK$10.00M | HK$10,753 |
| 2026-09-25 | 映灣園 2期 映濤軒 6座 45 E | 544 ft² | HK$5.67M | HK$10,414 |
| 2026-09-24 | 二期 45樓 E室 | 544 ft² | HK$5.67M | HK$10,414 |
| 2026-09-24 | 映灣園 2期 映濤軒 6座 50 B | 729 ft² | HK$7.72M | HK$10,590 |
| 2026-09-24 | 映灣園 3期 悅濤軒 10座 30 E | 546 ft² | HK$6.00M | HK$10,989 |
| 2026-09-24 | 四期 45樓 H室 | 930 ft² | HK$10.00M | HK$10,753 |
| 2026-09-23 | 映灣園 3期 悅濤軒 海雲天 (12座) 46 G | 757 ft² | HK$8.33M | HK$11,004 |
| 2026-09-23 | 三期 30樓 E室 | 546 ft² | HK$6.00M | HK$10,989 |
| 2026-09-23 | 二期 50樓 B室 | 729 ft² | HK$7.72M | HK$10,590 |
| 2026-09-23 | 映灣園 1期 賞濤軒 5座 39 H | 986 ft² | HK$9.75M | HK$9,888 |
| 2026-09-23 | 映灣園 4期 聽濤軒 15座 8 A | 912 ft² | HK$8.45M | HK$9,265 |
| 2026-09-23 | 映灣園 註冊處成交 3房 | 986 ft² | HK$9.75M | HK$9,888 |
| 2026-09-18 | 映灣園 註冊處成交 3房 | 809 ft² | HK$8.35M | HK$10,321 |
| 2026-09-18 | 映灣園 1期 賞濤軒 5座 42 G | 809 ft² | HK$8.35M | HK$10,321 |
| 2026-09-17 | 映灣園 註冊處成交 3房 | 710 ft² | HK$7.29M | HK$10,265 |
| 2026-09-17 | 映灣園 1期 賞濤軒 1座 28樓 B室 28 B室 | 710 ft² | HK$7.29M | HK$10,265 |
| 2026-09-16 | 一期 1座 28 B | 710 ft² | HK$7.29M | HK$10,265 |
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 Caribbean Coast's own stored figures and moves with the daily update.
How much is Caribbean Coast per square foot?
Saleable prices at Caribbean Coast currently run HK$8,000–HK$10,500 per sq ft, with a mid-point of HK$9,250. 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 Caribbean Coast cost in total?
A mid-size flat at Caribbean Coast works out at roughly HK$7.87M 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 Caribbean Coast?
The most recent reported deal we hold at Caribbean Coast 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 Caribbean Coast?
Gross rental yield is about 3.4%. After the HK$3 per sq ft management fee, rates and normal upkeep, the net yield we calculate is 2.68%, on a median reported rent of about HK$29,000 a month.
How much is the management fee at Caribbean Coast?
About HK$3 per saleable sq ft per month — roughly HK$1,920 a month for a 600 sq ft flat. Management fee is the largest recurring holding cost after mortgage interest.
How old is Caribbean Coast?
Caribbean Coast was completed in 2002–2005, making it around 21 years old. Age matters for mortgage terms and for the maintenance levies an older building can charge.
How many units does Caribbean Coast have?
5,344 flats. Around 5.6% 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 Caribbean Coast?
About 42 minutes door-to-door from Tung Chung 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 Caribbean Coast?
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 Caribbean Coast. 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 Caribbean Coast?
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 Caribbean Coast
- Stamp duty payable when buying at Caribbean Coast
- Solicitor's fees when buying at Caribbean Coast
- Caribbean Coast management fee against the Hong Kong average
- The yearly cost of holding a flat at Caribbean Coast
- Monthly mortgage payment for Caribbean Coast
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.