Discovery Bay: score, psf band and negotiating room
The Pactum Estate Score for Discovery Bay (Lantau Island) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
- Total units
- 8,000
- Annual turnover
- 4.1%
- Completed
- 1982–2015
- Management fee
- HK$5.5/sq ft
- Gross yield
- 2.9%
- Net yield
- 2.04%
Discovery Bay sits in Lantau Island with about 8,000 units completed 1982–2015. Roughly 4.1% of its stock changes hands each year, the weighted commute to the main employment hubs is about 47 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.04%.
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
- 52/100
- Yield
- 52/100
- Commute
- 26/100
- Age
- 88/100
- 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: 344–4,853 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| 2-bed | 439 ft² | HK$4.40M | HK$12,731 |
| 2-bed | 593 ft² · Gross area 792 ft² | HK$5.95M | HK$17,197 |
| 2-bed | 649 ft² · Gross area 776 ft² | HK$6.51M | HK$18,821 |
| 3-bed | 977 ft² · Gross area 1,265 ft² | HK$9.80M | HK$28,333 |
| 2-bed | 1,270 ft² · Gross area 1,500 ft² | HK$12.74M | HK$36,830 |
| 4-bed | 2,023 ft² · Gross area 2,500 ft² | HK$20.29M | HK$58,667 |
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$293,932 | HK$146,966 |
| 5% | HK$489,887 | HK$244,944 |
| 8% | HK$783,820 | HK$391,910 |
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$9,652 | 1 |
| 中原地產 Centanet | — | HK$10,096 | 37 |
| 美聯物業 Midland | HK$10,091–HK$10,973 | HK$10,091 | 33 |
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: 愉景灣, asking about 18% 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 |
|---|---|---|---|---|---|---|---|
| 愉景灣 | For sale | 610 ft² | HK$4.80M | HK$4.44M – HK$7.24M | -18% | Below market | 中原地產 Centanet · View |
| 愉景灣 | For sale | 610 ft² | HK$5.80M | HK$4.44M – HK$7.24M | -1% | In line | 中原地產 Centanet · View |
| 愉景灣 | For sale | 977 ft² | HK$9.80M | HK$7.12M – HK$11.61M | +5% | In line | 中原地產 Centanet · View |
| 愉景灣 | For sale | 629 ft² | HK$7.00M | HK$4.58M – HK$7.47M | +16% | Well above market | 中原地產 Centanet · 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: Transaction comparables · Evidence used: 36 · Confidence: Indicative ｜ ±24%
Model settings: each deal's influence halves every 6 months; adjusted for size (elasticity 0.00), floor (0.42% per storey) and deal date (+0.16% per month); variation explained 64%.
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 |
|---|---|---|---|---|
| 2026-09-02 | 海澄湖畔 L42座 1樓 A室 A室 | 1,020 ft² | HK$11.70M | HK$11,471 |
| 2026-09-02 | 愉景灣 1期碧濤海馬徑 海馬徑5號 高層 F室 | 1,626 ft² | HK$26.30M | HK$16,175 |
| 2026-09-02 | 愉景灣 4期蘅峰倚濤軒 蘅欣徑32號 高層 G室 | 1,108 ft² | HK$13.00M | HK$11,733 |
| 2026-09-01 | 愉景灣 5期頤峰 濤山閣 (9座) 13樓 G室 13 G室 | 757 ft² | HK$5.72M | HK$7,556 |
| 2026-09-01 | 1期(碧濤)海馬徑 LG樓 A室 A室 | 1,626 ft² | HK$26.30M | HK$16,175 |
| 2026-09-01 | 4期(蘅峰)倚濤軒 G樓 B室 B室 | 1,108 ft² | HK$13.00M | HK$11,733 |
| 2026-09-01 | 愉景灣 5期頤峰 濤山閣 (9座) 13樓 H室 13 H室 | 649 ft² | HK$5.00M | HK$7,704 |
| 2026-08-31 | 愉景灣 4期蘅峰蘅安徑 彩暉閣 12樓 C室 12 C室 | 757 ft² | HK$6.42M | HK$8,481 |
| 2026-08-31 | 頤峰 H室 H室 | 649 ft² | HK$5.00M | HK$7,704 |
| 2026-08-31 | 頤峰 G室 G室 | 757 ft² | HK$5.72M | HK$7,556 |
| 2026-08-31 | 愉景灣 18期意峰 洋房22 N/A N/A | 2,023 ft² | HK$46.00M | — |
| 2026-08-31 | 愉景灣 12期海澄湖畔二段 42座 3樓 A室 3 A室 | 593 ft² | HK$5.68M | HK$9,578 |
| 2026-08-31 | 愉景灣 1期明翠台 觀星樓 1樓 B室 1 B室 | 588 ft² | HK$3.70M | — |
| 2026-08-30 | 意峰 22號屋 | 2,017 ft² | HK$46.00M | — |
| 2026-08-30 | 海澄湖畔2段 42座 3樓 A室 A室 | 593 ft² | HK$5.68M | HK$9,578 |
| 2026-08-30 | 明翠台 H1座 (觀星樓) 1樓 B室 B室 | 588 ft² | HK$3.70M | — |
| 2026-08-30 | 4期(蘅峰)蘅安徑 蘅峰3座 (彩暉閣) 12樓 C室 C室 | 757 ft² | HK$6.42M | HK$8,481 |
| 2026-08-28 | 愉景灣 13期尚堤 映蘆 (6座) 16樓 E室 16 E室 | 977 ft² | HK$10.38M | HK$10,624 |
| 2026-08-28 | 愉景灣 1期明翠台 明蔚徑1號 N/A N/A | 1,270 ft² | HK$15.20M | HK$11,969 |
| 2026-08-27 | 尚堤 6座 (映蘆) 16樓 E室 E室 | 977 ft² | HK$10.38M | HK$10,624 |
| 2026-08-21 | 愉景灣 1期碧濤海燕徑 海燕徑27號 E室 | 962 ft² | HK$9.75M | HK$10,135 |
| 2026-08-20 | 愉景灣 8期海堤居 12座 | 927 ft² | HK$12.28M | HK$13,247 |
| 2026-08-20 | 愉景灣 4期蘅峰蘅安徑 霞暉閣 9樓 E室 | 755 ft² | HK$6.10M | HK$8,079 |
| 2026-08-20 | 愉景灣 9期海藍居 3座 | 1,013 ft² | HK$9.60M | HK$9,477 |
| 2026-08-19 | 愉景灣 3期康慧台 康寧閣 15樓 F室 | 776 ft² | HK$7.85M | HK$10,116 |
| 2026-08-18 | 第6期 愉景廣場 高層 A | 439 ft² | HK$4.20M | HK$9,567 |
| 2026-08-18 | 愉景灣 3期寶峰 寶晶閣 9樓 C室 | 624 ft² | HK$6.00M | HK$9,615 |
| 2026-08-18 | 愉景灣 6期愉景廣場 愉景廣場 5樓 4室 | 439 ft² | HK$4.20M | HK$9,567 |
| 2026-08-17 | 愉景灣 10期 時峰 時峰l 21樓 B室 | 603 ft² | HK$5.45M | HK$9,038 |
| 2026-08-13 | 愉景灣 12期海澄湖畔二段 38座 5樓 B室 | 457 ft² | HK$4.61M | HK$10,088 |
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.