Estate score

Fleur Pavilia: score, psf band and negotiating room

The Pactum Estate Score for Fleur Pavilia (North Point) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.

North Point Back to all estate scores

Fleur Pavilia

North Point · New World

Total units: 611
Annual turnover: 4.4%
Completed: 2018–2018
Management fee: HK$3.4/sq ft
Gross yield: 2.7%
Net yield: 2.28%

Pactum Estate Score

70/100

Saleable psf band

HK$20,248–HK$26,843

Mid psf HK$23,546 per sq ft

Indicative transacted band

HK$18.47M – HK$24.48M

Band midpoint HK$21,473,496

Fleur Pavilia sits in North Point with about 611 units completed 2018–2018. Roughly 4.4% of its stock changes hands each year, the weighted commute to the main employment hubs is about 17 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.28%.

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: 47/100
Yield: 64/100
Commute: 86/100
Age: 94/100
Developer: 82/100

LiquidityWeight 30% · 47/100

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

Net rental yieldWeight 25% · 64/100

What you keep after management fees, rates and vacancy.

Commute (weighted hubs)Weight 20% · 86/100

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

Building ageWeight 15% · 94/100

Drives bank valuation, mortgage tenor and maintenance levies.

Developer & managementWeight 10% · 82/100

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

Where do you actually work?

Central / Admiralty14 min

Causeway Bay / Wan Chai10 min

Tsim Sha Tsui / Kowloon Station22 min

Kwun Tong / Kowloon Bay18 min

Kai Tak / Kowloon City24 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: 519–3,221 ft²

Est. price at this size

HK$21.47M

Est. monthly rent at this size

HK$51,072

Layout	Saleable area	Est. price	Est. monthly rent
1-bed	519 ft²	HK$12.22M	HK$29,064
2-bed	617 ft²	HK$14.53M	HK$34,552
2-bed	700 ft²	HK$16.48M	HK$39,200
3-bed	912 ft²	HK$21.47M	HK$51,072
3-bed	1,066 ft²	HK$25.10M	HK$59,696
4-bed	3,221 ft²	HK$75.84M	HK$180,376

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$644,205	HK$322,102
5%	HK$1,073,675	HK$536,837
8%	HK$1,717,880	HK$858,940

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$22,795	11
中原地產 Centanet	—	HK$21,183	3
美聯物業 Midland	HK$22,002–HK$25,366	HK$22,306	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 · 912 ft²

HK$51,072

Rent per saleable sq ft (monthly)

HK$56.0

Estate average monthly rent

HK$33,000/ month

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

1-bed · 519 ft² · HK$29,0642-bed · 617 ft² · HK$34,5522-bed · 700 ft² · HK$39,2003-bed · 912 ft² · HK$51,0723-bed · 1,066 ft² · HK$59,6964-bed · 3,221 ft² · HK$180,376

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: 34For rent: 1146 reported deals held

Best value on the market now: 3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
3座	For sale	605 ft²	HK$12.25M	HK$11.32M – HK$13.89M	-3%	In line	28Hse 千居 · View
2座	For sale	605 ft²	HK$12.50M	HK$11.32M – HK$13.89M	-1%	In line	中原地產 Centanet · View
1座	For sale	519 ft²	HK$11.00M	HK$9.48M – HK$12.15M	+2%	In line	中原地產 Centanet · View
3座	For sale	879 ft²	HK$18.70M	HK$16.47M – HK$20.20M	+2%	In line	28Hse 千居 · View
2座	For rent	1,066 ft²	HK$61,000	HK$55,517 – HK$63,875	+2%	In line	28Hse 千居 · View
3座	For rent	519 ft²	HK$30,000	HK$27,030 – HK$31,098	+3%	In line	28Hse 千居 · View
2座	For rent	570 ft²	HK$33,000	HK$29,686 – HK$34,154	+3%	In line	中原地產 Centanet · View
1座	For sale	1,271 ft²	HK$36.94M	HK$23.93M – HK$29.35M	+39%	Well above market	28Hse 千居 · View
2座	For rent	678 ft²	HK$55,000	HK$35,310 – HK$40,626	+45%	Well above market	28Hse 千居 · View
3座	For sale	832 ft²	HK$30.00M	HK$15.59M – HK$19.12M	Under review	—	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: Transaction comparables · Evidence used: 46 · Confidence: Medium ｜ ±10.2%

Model settings: each deal's influence halves every 6 months; adjusted for size (elasticity 0.00), floor (0.24% per storey) and deal date (-1.50% per month); variation explained 65%.

Negotiation target

HK$25.69M

Potential saving

HK$11.25M

Our fee (half of what we save you)

HK$5.62M

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
2026-09-08	1座高層	1,271 ft²	HK$36.94M	HK$29,066
2026-08-31	1座高層	1,271 ft²	HK$34.12M	HK$26,843
2026-08-31	柏蔚山 2座 28樓 A室	1,271 ft²	HK$34.12M	HK$26,843
2026-08-30	2座 28 A	1,271 ft²	HK$34.12M	HK$26,843
2026-08-18	1座	909 ft²	HK$20.00M	HK$22,002
2026-08-18	1座高層 3房	909 ft²	HK$20.00M	HK$22,002
2026-08-18	柏蔚山 2座 11樓 G室	908 ft²	HK$20.00M	HK$22,026
2026-08-17	2座 11 G	909 ft²	HK$20.00M	HK$22,002
2026-08-17	2座 11 G室	909 ft²	HK$20.00M	HK$22,002
2026-08-11	2座 31 A室	1,271 ft²	HK$36.94M	HK$29,066
2026-08-11	2座 31 A	1,271 ft²	HK$36.94M	HK$29,066
2026-08-07	1座	908 ft²	HK$20.00M	HK$22,026
2026-08-07	1座市場 3房	908 ft²	HK$20.00M	HK$22,026
2026-08-06	2座 28 A室	1,271 ft²	HK$34.12M	HK$26,843
2026-08-04	1座	605 ft²	HK$12.25M	HK$20,248
2026-08-04	1座高層 2房	605 ft²	HK$12.25M	HK$20,248
2026-08-04	柏蔚山 2座 16樓 C室	605 ft²	HK$12.25M	HK$20,248
2026-08-03	柏蔚山 3座 21樓 J室	879 ft²	HK$18.70M	HK$21,274
2026-08-03	2座 16 C室	605 ft²	HK$12.25M	HK$20,248
2026-08-03	2座 16 C	605 ft²	HK$12.25M	HK$20,248
2026-08-03	1座	879 ft²	HK$18.70M	HK$21,274
2026-08-03	1座高層 3房	879 ft²	HK$18.70M	HK$21,274
2026-08-02	3座 21 J室	879 ft²	HK$18.70M	HK$21,274
2026-08-02	3座 21 J	879 ft²	HK$18.70M	HK$21,274
2026-07-17	1座高層 2房	678 ft²	HK$14.00M	HK$20,649
2026-07-17	柏蔚山 2座 31樓 C室	1,066 ft²	HK$23.00M	HK$21,576
2026-07-17	柏蔚山 2座 12樓 E室	677 ft²	HK$14.00M	HK$20,679
2026-07-17	1座	1,066 ft²	HK$23.00M	HK$21,576
2026-07-17	1座高層 3房	1,066 ft²	HK$23.00M	HK$21,576
2026-07-17	1座	678 ft²	HK$14.00M	HK$20,649

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.