Estate score

Chermain Heights: score, psf band and negotiating room

The Pactum Estate Score for Chermain Heights (Kowloon Tong) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.

Kowloon Tong Back to all estate scores

Chermain Heights

Kowloon Tong

Total units: 144
Annual turnover: 4.2%
Completed: 1969–1969
Management fee: HK$2.7/sq ft
Gross yield: 4.4%
Net yield: 3.74%

Pactum Estate Score

58/100

Saleable psf band

HK$9,963–HK$12,152

Mid psf HK$11,057 per sq ft

Indicative transacted band

HK$7.58M – HK$9.25M

Band midpoint HK$8,414,605

Chermain Heights sits in Kowloon Tong with about 144 units completed 1969–1969. Roughly 4.2% 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 3.74%.

The five pillars

The five factors at a glance

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: 32/100
Yield: 100/100
Commute: 78/100
Age: 0/100
Developer: 76/100

LiquidityWeight 30% · 32/100

More trades means more comparables, and harder evidence at the table.

Net rental yieldWeight 25% · 100/100

What you keep after management fees, rates and vacancy.

Commute (weighted hubs)Weight 20% · 78/100

Door-to-door time, weighted across the hubs you selected.

Building ageWeight 15% · 0/100

Drives bank valuation, mortgage tenor and maintenance levies.

Developer & managementWeight 10% · 76/100

Management quality explains long-run price gaps within a district.

Where do you actually work?

Central / Admiralty24 min

Causeway Bay / Wan Chai30 min

Tsim Sha Tsui / Kowloon Station14 min

Kwun Tong / Kowloon Bay20 min

Kai Tak / Kowloon City16 min

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: 758–803 ft²

Est. price at this size

HK$8.41M

Est. monthly rent at this size

HK$32,723

Layout	Saleable area	Est. price	Est. monthly rent
3-bed	758 ft²	HK$8.38M	HK$32,594
3-bed	761 ft²	HK$8.41M	HK$32,723
3-bed	803 ft²	HK$8.88M	HK$34,529

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.

Pick a flat size

Floor

Reduction	Saved	Net of our fee
3%	HK$252,438	HK$126,219
5%	HK$420,730	HK$210,365
8%	HK$673,168	HK$336,584

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 57 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
28Hse 千居	HK$11,827–HK$11,827	HK$11,827	1
中原地產 Centanet	HK$9,963–HK$14,880	HK$12,877	1
美聯物業 Midland	HK$13,652–HK$13,652	HK$11,827	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.

Est. monthly rent at this size · 761 ft²

HK$32,723

Rent per saleable sq ft (monthly)

HK$43.0

Estate average monthly rent

HK$30,000/ month

The whole-estate average the portals publish, across all layouts.

3-bed · 758 ft² · HK$32,5943-bed · 761 ft² · HK$32,7233-bed · 803 ft² · HK$34,529

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.

For sale: 5For rent: 125 reported deals held

Best value on the market now: C座, asking about 3% 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
霞明閣	For rent	803 ft²	HK$30,000	HK$32,112 – HK$36,946	-13%	Below market	28Hse 千居 · View
C座	For sale	803 ft²	HK$9.80M	HK$8.31M – HK$11.84M	-3%	In line	中原地產 Centanet · View
霞明閣	For sale	761 ft²	HK$10.00M	HK$8.02M – HK$11.43M	+3%	In line	28Hse 千居 · View
B座	For sale	761 ft²	HK$10.00M	HK$7.46M – HK$10.63M	+11%	Above market	中原地產 Centanet · View
B座	For sale	758 ft²	HK$10.20M	HK$7.44M – HK$10.60M	+13%	Above market	中原地產 Centanet · View
A座	For sale	761 ft²	HK$11.00M	HK$8.02M – HK$11.43M	+13%	Above market	中原地產 Centanet · View

Listings last confirmed on the portals on 8 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%

Negotiation target

HK$9.39M

Potential saving

HK$1.61M

Our fee (half of what we save you)

HK$0.81M

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
2026-08-26	2座 5 C3室	803 ft²	HK$10.80M	HK$13,450
2026-08-24	霞明閣連車位 N/A	761 ft²	HK$9.00M	HK$11,827
2026-08-23	1座 8 B1室	761 ft²	HK$9.00M	HK$11,827
2026-08-21	霞明閣市場成交 N/A	803 ft²	HK$10.80M	HK$13,450
2025-06-17	C座 5 C2	803 ft²	HK$8.00M	HK$9,963
2025-06-17	霞明閣連車位 N/A	1,050 ft²	HK$8.00M	HK$7,619
2025-06-16	2座 5 C2室	803 ft²	HK$8.00M	HK$9,963
2025-04-25	霞明閣連車位 N/A	803 ft²	HK$8.88M	HK$11,059
2025-04-24	1座 2 A3室	803 ft²	HK$8.88M	HK$11,059
2025-04-11	霞明閣連車位 N/A	803 ft²	HK$8.88M	HK$11,059
2024-06-20	霞明閣連車位 N/A	758 ft²	HK$9.08M	HK$11,979
2024-06-19	1座 10 B2室	758 ft²	HK$9.08M	HK$11,979
2023-12-28	A座 6 A1	761 ft²	HK$9.30M	HK$12,221
2023-12-28	霞明閣連車位 N/A	761 ft²	HK$9.30M	HK$12,221
2023-12-27	1座 6 A1室	761 ft²	HK$9.30M	HK$12,221
2023-08-03	A座 11 A1	761 ft²	HK$11.00M	HK$14,555
2023-08-03	霞明閣連車位 N/A	761 ft²	HK$11.00M	HK$14,455
2023-08-02	1座 11 A1室	761 ft²	HK$11.00M	HK$14,455
2023-06-15	霞明閣連車位 N/A	1,050 ft²	HK$10.50M	HK$10,000
2023-06-15	B座 7 B3	758 ft²	HK$10.50M	HK$13,852
2023-06-14	1座 7 B3室	758 ft²	HK$10.50M	HK$13,852
2023-06-09	霞明閣連車位 N/A	758 ft²	HK$10.50M	HK$13,852
2023-03-10	B座 3 B2	758 ft²	HK$9.58M	HK$12,639
2023-03-09	1座 3 B2室	758 ft²	HK$9.58M	HK$12,639
2023-02-26	2座 5 C2室	803 ft²	HK$10.00M	HK$12,453

Browse all listings on 28Hse 千居 Browse all listings on 中原地產 Centanet Browse all listings on 美聯物業 Midland

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.