City One Shatin: score, psf band and negotiating room
The Pactum Estate Score for City One Shatin (Sha Tin) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
- Total units
- 10,642
- Annual turnover
- 6.6%
- Completed
- 1981–1987
- Management fee
- HK$2.4/sq ft
- Gross yield
- 3.5%
- Net yield
- 2.95%
City One Shatin sits in Sha Tin with about 10,642 units completed 1981–1987. Roughly 6.6% of its stock changes hands each year, the weighted commute to the main employment hubs is about 31 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.95%.
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
- 82/100
- Yield
- 98/100
- Commute
- 57/100
- Age
- 32/100
- Developer
- 80/100
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: 282–854 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| 2-bed | 284 ft² · Gross area 395 ft² | HK$4.06M | HK$13,632 |
| 2-bed | 307 ft² · Gross area 389 ft² | HK$4.38M | HK$14,736 |
| 2-bed | 350 ft² · Gross area 450 ft² | HK$5.00M | HK$16,800 |
| 1-bed | 500 ft² · Gross area 600 ft² | HK$7.14M | HK$24,000 |
| 2-bed | 545 ft² · Gross area 640 ft² | HK$7.78M | HK$26,160 |
| 3-bed | 853 ft² · Gross area 1,018 ft² | HK$12.18M | HK$40,944 |
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$214,191 | HK$107,096 |
| 5% | HK$356,985 | HK$178,493 |
| 8% | HK$571,176 | HK$285,588 |
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. At 39 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$11,942–HK$18,310 | HK$14,375 | 73 |
| 中原地產 Centanet | — | HK$14,385 | 16 |
| 美聯物業 Midland | HK$15,120–HK$15,506 | HK$14,163 | 16 |
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: 4期 43座, asking about 30% 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 |
|---|---|---|---|---|---|---|---|
| 4期 43座 | For sale | 304 ft² | HK$3.22M | HK$3.45M – HK$5.75M | -30% | Below market | 美聯物業 Midland · View |
| 沙田第一城 | For rent | 853 ft² | HK$33,000 | HK$38,078 – HK$43,810 | -19% | Below market | 28Hse 千居 · View |
| 1期 | For sale | 484 ft² | HK$5.60M | HK$4.91M – HK$8.19M | -15% | Below market | 中原地產 Centanet · View |
| 沙田第一城 | For sale | 284 ft² | HK$4.20M | HK$3.29M – HK$5.48M | -4% | In line | 28Hse 千居 · View |
| 沙田第一城 | For rent | 451 ft² | HK$20,800 | HK$20,133 – HK$23,163 | -4% | In line | 28Hse 千居 · View |
| 1期 | For rent | 327 ft² | HK$15,500 | HK$14,597 – HK$16,795 | -1% | In line | 中原地產 Centanet · View |
| 沙田第一城 | For sale | 451 ft² | HK$6.38M | HK$4.67M – HK$7.78M | +2% | In line | 28Hse 千居 · View |
| 沙田第一城 | For sale | 853 ft² | HK$10.80M | HK$7.69M – HK$12.81M | +5% | Above market | 28Hse 千居 · View |
| 5期 | For sale | 284 ft² | HK$4.80M | HK$3.29M – HK$5.48M | +10% | Above market | 中原地產 Centanet · View |
| 5期 | For sale | 284 ft² | HK$4.80M | HK$3.29M – HK$5.48M | +10% | Above market | 中原地產 Centanet · View |
| 沙田第一城 | For rent | 284 ft² | HK$5,200 | HK$12,678 – HK$14,586 | Under review | — | 28Hse 千居 · View |
Listings last confirmed on the portals on 6 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: 48 · Confidence: Indicative ｜ ±25%
Model settings: each deal's influence halves every 6 months; adjusted for size (elasticity 0.28), floor (-0.40% per storey) and deal date (+0.00% per month); variation explained 13%.
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 |
|---|---|---|---|---|
| 2026-09-04 | 沙田第一城 中層 C | 451 ft² | HK$5.90M | HK$13,082 |
| 2026-09-04 | 沙田第一城 中層 B | 304 ft² | HK$4.65M | HK$15,309 |
| 2026-09-02 | 沙田第一城 中層 E | 304 ft² | HK$4.38M | HK$14,401 |
| 2026-09-02 | 沙田第一城 中層 D | 284 ft² | HK$4.83M | HK$17,007 |
| 2026-09-01 | 5期 52座 16 E | 284 ft² | HK$4.83M | HK$17,007 |
| 2026-09-01 | 沙田第一城 中層 F | 853 ft² | HK$10.80M | HK$12,661 |
| 2026-09-01 | 沙田第一城 1期 5座 17樓 C室 17 C | 853 ft² | HK$10.80M | HK$12,661 |
| 2026-08-31 | 沙田第一城 3期 31座 18樓 A室 18 A | 451 ft² | HK$6.38M | HK$14,146 |
| 2026-08-31 | 沙田第一城 中層 G | 451 ft² | HK$6.38M | HK$14,146 |
| 2026-08-31 | 1期 5座 17 C | 853 ft² | HK$10.80M | HK$12,661 |
| 2026-08-30 | 3期 31座 18 A | 451 ft² | HK$6.38M | HK$14,146 |
| 2026-08-26 | 期 1座 高層 A | 284 ft² | HK$4.38M | HK$15,423 |
| 2026-08-26 | 期 2座 高層 B | 304 ft² | HK$4.46M | HK$14,671 |
| 2026-08-26 | 沙田第一城 4期 43座 7樓 D室 7 D | 304 ft² | HK$4.46M | HK$14,671 |
| 2026-08-26 | 沙田第一城 5期 48座 26樓 E室 26 E | 284 ft² | HK$4.38M | HK$15,423 |
| 2026-08-25 | 4期 43座 7 D | 304 ft² | HK$4.46M | HK$14,671 |
| 2026-08-25 | 5期 48座 26 E | 284 ft² | HK$4.38M | HK$15,423 |
| 2026-08-24 | 期 3座 高層 A | 304 ft² | HK$4.72M | HK$15,520 |
| 2026-08-24 | 沙田第一城 5期 52座 29樓 C室 29 C | 304 ft² | HK$4.72M | HK$15,520 |
| 2026-08-23 | 5期 52座 29樓 C室 | 304 ft² | HK$4.72M | HK$15,520 |
| 2026-08-23 | 5期 52座 29 C | 304 ft² | HK$4.72M | HK$15,520 |
| 2026-08-21 | 沙田第一城 4期 42座 27 A室 | 284 ft² | HK$3.22M | HK$11,338 |
| 2026-08-21 | 沙田第一城 4期 42座 27樓 A室 27 A | 284 ft² | HK$3.22M | HK$11,338 |
| 2026-08-20 | 期 5座 高層 D | 451 ft² | HK$6.42M | HK$14,235 |
| 2026-08-20 | 期 4座 高層 C | 307 ft² | HK$4.61M | HK$15,016 |
| 2026-08-20 | 沙田第一城 2期 21座 19 F室 | 451 ft² | HK$6.42M | HK$14,235 |
| 2026-08-20 | 沙田第一城 4期 37座 13 A室 | 284 ft² | HK$4.56M | HK$16,056 |
| 2026-08-20 | 沙田第一城 7期 36座 9 D室 | 307 ft² | HK$4.61M | HK$15,016 |
| 2026-08-20 | 4期 42座 27樓 A室 | 284 ft² | HK$3.22M | HK$11,338 |
| 2026-08-19 | 沙田第一城 7期 36座 6 E室 | 478 ft² | HK$6.15M | HK$12,866 |
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.