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.
Discovery Bay is a private residential estate in Lantau Island, Hong Kong, with 8,000 flats completed 1982–2015. Saleable prices run HK$9,000–HK$13,000 per sq ft, management fee is HK$6 per sq ft, gross rental yield is about 2.9% and roughly 4.1% of flats change hands each year.
- 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 |
|---|---|---|---|
| 1-bed | 344 ft² | HK$3.30M | HK$11,008 |
| 1-bed | 556 ft² | HK$5.33M | HK$17,792 |
| 3-bed | 624 ft² | HK$5.98M | HK$19,968 |
| 2-bed | 689 ft² | HK$6.61M | HK$22,048 |
| 3-bed | 894 ft² | HK$8.57M | HK$28,608 |
| 4-bed | 1,338 ft² · Gross area 1,584 ft² | HK$12.83M | HK$42,816 |
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$198,163 | HK$99,082 |
| 5% | HK$330,272 | HK$165,136 |
| 8% | HK$528,435 | HK$264,218 |
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$8,828 | 105 |
| 中原地產 Centanet | — | HK$9,022 | 35 |
| 美聯物業 Midland | HK$10,156–HK$11,187 | HK$10,682 | 34 |
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 |
|---|---|---|---|---|
| 2026-10-07 | -- N/A 3房 | 1,338 ft² | HK$9.90M | HK$7,399 |
| 2026-10-06 | 畔峰 12 B | 1,157 ft² | HK$9.90M | HK$8,557 |
| 2026-10-06 | 愉景灣 12期 海澄湖畔二段 27 B室 | 601 ft² | HK$5.25M | HK$8,735 |
| 2026-10-06 | -- -- 2房 | 601 ft² | HK$5.25M | HK$8,735 |
| 2026-10-06 | 愉景灣 16期 意堤 6 C室 | — | HK$6.20M | — |
| 2026-10-05 | 愉景灣 12期 海澄湖畔二段 10 A室 | 660 ft² | HK$6.40M | HK$9,697 |
| 2026-10-05 | -- 3房 -- | 999 ft² | HK$7.15M | HK$7,157 |
| 2026-10-05 | -- N/A -- | 690 ft² | HK$7.58M | HK$10,986 |
| 2026-10-05 | 意堤 6 C | 556 ft² | HK$6.20M | HK$11,151 |
| 2026-10-05 | 海澄湖畔2段 27 B | 601 ft² | HK$5.25M | HK$8,735 |
| 2026-10-05 | 愉景灣 14期 津堤 5 E室 | 689 ft² | HK$7.58M | HK$11,001 |
| 2026-10-05 | 愉景灣 5期 頤峰 15 E室 | 870 ft² | HK$7.15M | HK$8,218 |
| 2026-10-04 | 海澄湖畔2段 10 A | 660 ft² | HK$6.40M | HK$9,697 |
| 2026-10-04 | 頤峰 15 E | 870 ft² | HK$7.15M | HK$8,218 |
| 2026-10-04 | 津堤 5 E | 689 ft² | HK$7.58M | HK$11,001 |
| 2026-10-02 | -- -- -- | 624 ft² | HK$5.10M | HK$8,173 |
| 2026-10-02 | 愉景灣 10期 時峰 7 F室 | 624 ft² | HK$5.10M | HK$8,173 |
| 2026-10-01 | 時峰 7 F | 624 ft² | HK$5.10M | HK$8,173 |
| 2026-09-30 | 愉景灣 4期 蘅峰 12 C室 | 771 ft² | HK$6.25M | HK$8,106 |
| 2026-09-30 | -- N/A 1房 | 440 ft² | HK$4.60M | HK$10,455 |
| 2026-09-30 | -- 3房 -- | 771 ft² | HK$6.25M | HK$8,106 |
| 2026-09-30 | 愉景灣 12期 海澄湖畔二段 9 D室 | 440 ft² | HK$4.60M | HK$10,455 |
| 2026-09-29 | 愉景灣 13期 尚堤 6 A室 | 894 ft² | HK$8.38M | HK$9,374 |
| 2026-09-29 | 海澄湖畔2段 9 D | 440 ft² | HK$4.60M | HK$10,455 |
| 2026-09-29 | 4期(蘅峰) 12 C | 771 ft² | HK$6.25M | HK$8,106 |
| 2026-09-29 | -- -- -- | — | HK$8.38M | — |
| 2026-09-28 | 愉景灣 12期 海澄湖畔二段 3 C室 | 825 ft² | HK$6.94M | HK$8,416 |
| 2026-09-28 | -- 3房 -- | 825 ft² | HK$6.94M | HK$8,416 |
| 2026-09-28 | 尚堤 6 A | 894 ft² | HK$8.38M | HK$9,374 |
| 2026-09-17 | 愉景灣 8期海堤居 海堤閣 高層 D室 | 628 ft² | HK$7.10M | HK$11,306 |
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 Discovery Bay's own stored figures and moves with the daily update.
How much is Discovery Bay per square foot?
Saleable prices at Discovery Bay currently run HK$9,000–HK$13,000 per sq ft, with a mid-point of HK$11,000. 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 Discovery Bay cost in total?
A mid-size flat at Discovery Bay works out at roughly HK$6.61M 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 Discovery Bay?
The most recent reported deal we hold at Discovery Bay 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 Discovery Bay?
Gross rental yield is about 2.9%. After the HK$6 per sq ft management fee, rates and normal upkeep, the net yield we calculate is 2.04%, on a median reported rent of about HK$23,000 a month.
How much is the management fee at Discovery Bay?
About HK$6 per saleable sq ft per month — roughly HK$3,300 a month for a 600 sq ft flat. Management fee is the largest recurring holding cost after mortgage interest.
How old is Discovery Bay?
Discovery Bay was completed in 1982–2015, 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 Discovery Bay have?
8,000 flats. Around 4.1% 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 Discovery Bay?
About 38 minutes door-to-door from Lantau Island 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 Discovery Bay?
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 Discovery Bay. 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 Discovery Bay?
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 Discovery Bay
- Stamp duty payable when buying at Discovery Bay
- Solicitor's fees when buying at Discovery Bay
- Discovery Bay management fee against the Hong Kong average
- The yearly cost of holding a flat at Discovery Bay
- Monthly mortgage payment for Discovery Bay
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.