De Novo: score, psf band and negotiating room
The Pactum Estate Score for De Novo (Kai Tak) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
De Novo is a private residential estate in Kai Tak, Hong Kong, with 484 flats completed 2015. Saleable prices run HK$15,974–HK$22,928 per sq ft, management fee is HK$3 per sq ft, gross rental yield is about 2.9% and roughly 4.5% of flats change hands each year.
- Total units
- 484
- Annual turnover
- 4.5%
- Completed
- 2015–2015
- Management fee
- HK$3.4/sq ft
- Gross yield
- 2.9%
- Net yield
- 2.43%
De Novo sits in Kai Tak with about 484 units completed 2015–2015. Roughly 4.5% of its stock changes hands each year, the weighted commute to the main employment hubs is about 20 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.43%.
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
- 45/100
- Yield
- 71/100
- Commute
- 81/100
- Age
- 88/100
- Developer
- 76/100
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: 332–675 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| 1-bed | 332 ft² | HK$5.50M | HK$15,604 |
| 1-bed | 463 ft² | HK$7.68M | HK$21,761 |
| 1-bed | 469 ft² | HK$7.78M | HK$22,043 |
| 2-bed | 539 ft² | HK$8.94M | HK$25,333 |
| 2-bed | 567 ft² | HK$9.40M | HK$26,649 |
| 3-bed | 675 ft² | HK$11.19M | HK$31,725 |
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$268,099 | HK$134,049 |
| 5% | HK$446,831 | HK$223,416 |
| 8% | HK$714,930 | HK$357,465 |
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.
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$16,916–HK$18,486 | — | 3 |
| 中原地產 Centanet | HK$16,411–HK$22,928 | — | 0 |
| 美聯物業 Midland | HK$17,656–HK$18,577 | HK$18,114 | 0 |
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: H1座, 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 |
|---|---|---|---|---|---|---|---|
| H2座 | For rent | 539 ft² | HK$21,000 | HK$23,560 – HK$27,106 | -17% | Below market | 中原地產 Centanet · View |
| H1座 | For sale | 471 ft² | HK$7.48M | HK$6.16M – HK$9.69M | -6% | Below market | 中原地產 Centanet · View |
| 煥然壹居 | For rent | 473 ft² | HK$21,000 | HK$20,675 – HK$23,787 | -6% | Below market | 28Hse 千居 · View |
| H1座 | For sale | 667 ft² | HK$11.44M | HK$9.06M – HK$14.26M | -2% | In line | 中原地產 Centanet · View |
| 煥然壹居 | For sale | 473 ft² | HK$7.85M | HK$6.19M – HK$9.73M | -1% | In line | 28Hse 千居 · View |
| H1座 | For sale | 467 ft² | HK$7.80M | HK$6.11M – HK$9.61M | -1% | In line | 美聯物業 Midland · View |
| H2座 | For sale | 554 ft² | HK$11.23M | HK$7.31M – HK$11.51M | +19% | Well above market | 中原地產 Centanet · View |
| H3座 | For sale | 675 ft² | HK$14.16M | HK$9.17M – HK$14.43M | +20% | Well above market | 中原地產 Centanet · View |
| H2座 | For rent | 554 ft² | HK$32,686 | HK$24,215 – HK$27,861 | +26% | Well above market | 美聯物業 Midland · View |
Listings last confirmed on the portals on 22 Oct 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 |
|---|---|---|---|---|
| 2026-10-15 | 煥然壹居 1房 | 473 ft² | HK$7.85M | HK$16,596 |
| 2026-09-25 | 煥然壹居 1房 露台 | 467 ft² | HK$7.80M | HK$16,702 |
| 2026-09-24 | L1座 高層 A室 | 467 ft² | HK$7.80M | HK$16,702 |
| 2026-08-03 | H1座 3 A室 | 667 ft² | HK$11.44M | HK$17,156 |
| 2026-08-03 | H1 3 A | 667 ft² | HK$11.44M | HK$17,156 |
| 2026-08-02 | H1座 3 A室 | 667 ft² | HK$11.44M | HK$17,156 |
| 2026-08-02 | H1座 3樓 A室 | 667 ft² | HK$11.44M | HK$17,156 |
| 2026-06-26 | H1座 4 D室 | 471 ft² | HK$7.48M | HK$15,881 |
| 2026-06-26 | H1 4 D | 471 ft² | HK$7.48M | HK$15,881 |
| 2026-06-25 | H1座 4 D室 | 471 ft² | HK$7.48M | HK$15,881 |
| 2026-06-25 | H1座 4樓 D室 | 471 ft² | HK$7.48M | HK$15,881 |
| 2026-06-16 | H3座 11 E室 | 675 ft² | HK$14.16M | HK$20,978 |
| 2026-06-16 | H3 11 E | 675 ft² | HK$14.16M | HK$20,978 |
| 2026-06-15 | H3座 11樓 E室 | 675 ft² | HK$14.16M | HK$20,978 |
| 2026-06-15 | H3座 11 E室 | 675 ft² | HK$14.16M | HK$20,978 |
| 2026-06-12 | H2 18 F | 554 ft² | HK$11.23M | HK$20,271 |
| 2026-06-12 | H2座 18 F室 | 554 ft² | HK$11.23M | HK$20,271 |
| 2026-06-11 | H2座 18 F室 | 554 ft² | HK$11.23M | HK$20,271 |
| 2026-06-11 | H2座 18樓 F室 | 554 ft² | HK$11.23M | HK$20,271 |
| 2026-05-09 | 煥然壹居 市場成交 1房 | 471 ft² | HK$7.48M | HK$15,881 |
| 2026-05-09 | 煥然壹居 1房 露台 工作平台 | 471 ft² | HK$7.48M | HK$15,881 |
| 2026-05-09 | 煥然壹居 市場成交 露台, 工作平台 | 471 ft² | HK$7.48M | HK$15,881 |
| 2026-05-06 | 煥然壹居 1房 露台 | 449 ft² | HK$14.16M | — |
| 2026-05-06 | 煥然壹居 市場成交 露台 | 449 ft² | HK$14.16M | — |
| 2026-05-06 | 煥然壹居 市場成交 1房 | 449 ft² | HK$14.16M | — |
| 2026-05-01 | 煥然壹居 市場成交 露台 | 554 ft² | HK$11.23M | HK$20,271 |
| 2026-05-01 | 煥然壹居 市場成交 1房 | 554 ft² | HK$11.23M | HK$20,271 |
| 2026-05-01 | 煥然壹居 1房 露台 | 554 ft² | HK$11.23M | HK$20,271 |
| 2026-04-21 | H3座 1 B室 | 457 ft² | HK$6.60M | HK$14,442 |
| 2026-04-21 | H3 1 B | 457 ft² | HK$6.60M | HK$14,442 |
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 De Novo's own stored figures and moves with the daily update.
How much is De Novo per square foot?
Saleable prices at De Novo currently run HK$15,974–HK$22,928 per sq ft, with a mid-point of HK$19,451. 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 De Novo cost in total?
A mid-size flat at De Novo works out at roughly HK$8.94M 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 De Novo?
The most recent reported deal we hold at De Novo 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 De Novo?
Gross rental yield is about 2.9%. After the HK$3 per sq ft management fee, rates and normal upkeep, the net yield we calculate is 2.43%, on a median reported rent of about HK$21,000 a month.
How much is the management fee at De Novo?
About HK$3 per saleable sq ft per month — roughly HK$2,040 a month for a 600 sq ft flat. Management fee is the largest recurring holding cost after mortgage interest.
How old is De Novo?
De Novo was completed in 2015, making it around 11 years old. Age matters for mortgage terms and for the maintenance levies an older building can charge.
How many units does De Novo have?
484 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 De Novo?
About 26 minutes door-to-door from Kai Tak 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 De Novo?
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 De Novo, across the 6 flats currently listed for sale. 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 De Novo?
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 De Novo
- Stamp duty payable when buying at De Novo
- Solicitor's fees when buying at De Novo
- De Novo management fee against the Hong Kong average
- The yearly cost of holding a flat at De Novo
- Monthly mortgage payment for De Novo
Other estates in Kai Tak to compare
Same-district alternatives — compare price per sq ft, size and yield before settling on De Novo.
- De Novo or The Pavilia Forest?The Pavilia Forest · HK$17,939–HK$26,260 · 1,305
- De Novo or One Kai Tak?One Kai Tak · HK$18,135–HK$28,742 · 1,169
- De Novo or One Victoria?One Victoria · HK$18,485–HK$27,980 · 1,059
- De Novo or Kt Marina?Kt Marina · HK$18,446–HK$26,797 · 1,017
- De Novo or K‧Summit?K‧Summit · HK$21,212–HK$28,951 · 1,006
- De Novo or Lung Yu?Lung Yu · HK$19,079–HK$26,034 · 930
- De Novo or The Henley?The Henley · HK$23,456–HK$35,807 · 883
- De Novo or Victoria Skye?Victoria Skye · HK$18,950–HK$26,800 · 822
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.