Hibiscus Park: score, psf band and negotiating room
The Pactum Estate Score for Hibiscus Park (Kwai Chung) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
Hibiscus Park is a private residential estate in Kwai Chung, Hong Kong, with 420 flats completed 1998. Saleable prices run HK$14,151–HK$14,575 per sq ft, management fee is HK$3 per sq ft, gross rental yield is about 3.7% and roughly 4.5% of flats change hands each year.
- Total units
- 420
- Annual turnover
- 4.5%
- Completed
- 1998–1998
- Management fee
- HK$2.7/sq ft
- Gross yield
- 3.7%
- Net yield
- 3.14%
Hibiscus Park sits in Kwai Chung with about 420 units completed 1998–1998. Roughly 4.5% of its stock changes hands each year, the weighted commute to the main employment hubs is about 32 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 3.14%.
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
- 43/100
- Yield
- 100/100
- Commute
- 57/100
- Age
- 54/100
- 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: 424–595 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| 2-bed | 424 ft² · Gross area 563 ft² | HK$5.28M | HK$16,536 |
| 2-bed | 440 ft² · Gross area 591 ft² | HK$5.48M | HK$17,160 |
| 3-bed | 563 ft² | HK$7.02M | HK$21,957 |
| 3-bed | 595 ft² · Gross area 801 ft² | HK$7.41M | HK$23,205 |
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$210,483 | HK$105,242 |
| 5% | HK$350,805 | HK$175,403 |
| 8% | HK$561,288 | HK$280,644 |
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 |
|---|---|---|---|
| 中原地產 Centanet | HK$14,151–HK$14,575 | — | 0 |
| 美聯物業 Midland | HK$13,000–HK$14,000 | HK$14,057 | 0 |
| 28Hse 千居 | HK$12,359–HK$14,475 | HK$12,359 | 3 |
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: 1座, asking about 2% 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 |
|---|---|---|---|---|---|---|---|
| 2座 | For rent | 595 ft² | HK$18,500 | HK$21,581 – HK$24,829 | -20% | Below market | 28Hse 千居 · View |
| 1座 | For rent | 424 ft² | HK$14,300 | HK$15,378 – HK$17,694 | -14% | Below market | 28Hse 千居 · View |
| 1座 | For sale | 424 ft² | HK$6.00M | HK$5.46M – HK$6.76M | -2% | In line | 28Hse 千居 · View |
| 芊紅居 2座 | For sale | 424 ft² | HK$6.00M | HK$5.46M – HK$6.76M | -2% | In line | 中原地產 Centanet · View |
| 芊紅居 1座 | For sale | 595 ft² | HK$7.60M | HK$6.84M – HK$8.45M | -1% | In line | 中原地產 Centanet · View |
| 芊紅居 2座 | For sale | 424 ft² | HK$6.18M | HK$5.46M – HK$6.76M | +1% | In line | 中原地產 Centanet · View |
| 2座 | For sale | 563 ft² | HK$8.00M | HK$6.59M – HK$8.15M | +9% | Above market | 28Hse 千居 · View |
| 芊紅居 1座 | For sale | 595 ft² | HK$8.58M | HK$6.84M – HK$8.45M | +12% | Above market | 中原地產 Centanet · View |
Listings last confirmed on the portals on 3 Nov 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 |
|---|---|---|---|---|
| 2026-10-20 | 2座 高層 B室 | 424 ft² | HK$5.94M | HK$14,005 |
| 2026-06-22 | 芊紅居 1座 26樓 A室 | 595 ft² | HK$7.60M | HK$12,773 |
| 2026-06-22 | 1座 高層 3房 | 801 ft² | HK$7.60M | — |
| 2026-06-21 | 1座 26樓 A室 | 595 ft² | HK$7.60M | HK$12,773 |
| 2026-05-19 | 1座 高層 2房 | 563 ft² | HK$5.96M | HK$10,586 |
| 2026-05-19 | 芊紅居 2座 31樓 E室 | 424 ft² | HK$5.96M | HK$14,057 |
| 2026-05-18 | 2座 31樓 E室 | 424 ft² | HK$5.96M | HK$14,057 |
| 2026-04-11 | 2座 市場成交 2房 | 424 ft² | HK$5.96M | HK$14,057 |
| 2026-02-26 | 2座 註冊處成交 2房 | 424 ft² | HK$5.20M | HK$12,264 |
| 2026-02-26 | 芊紅居 2座 2樓 E室 | 424 ft² | HK$5.20M | HK$12,264 |
| 2026-02-25 | 2座 2樓 E室 | 424 ft² | HK$5.20M | HK$12,264 |
| 2026-02-11 | 1座 註冊處成交 3房 | 595 ft² | HK$7.23M | HK$12,151 |
| 2026-02-11 | 芊紅居 1座 28樓 A室 | 595 ft² | HK$7.23M | HK$12,151 |
| 2026-02-10 | 1座 28樓 A室 | 595 ft² | HK$7.23M | HK$12,151 |
| 2026-02-02 | 2座 市場成交 2房 | 424 ft² | HK$5.20M | HK$12,264 |
| 2026-01-23 | 2座 市場成交 2房 | 595 ft² | HK$7.23M | HK$12,151 |
| 2026-01-06 | 芊紅居 2座 14樓 B室 | 424 ft² | HK$5.37M | HK$12,660 |
| 2026-01-06 | 2座 註冊處成交 2房 | 424 ft² | HK$5.37M | HK$12,660 |
| 2026-01-05 | 2座 14樓 B室 | 424 ft² | HK$5.37M | HK$12,660 |
| 2025-12-14 | 2座 市場成交 2房 | 424 ft² | HK$5.37M | HK$12,660 |
| 2025-11-28 | 1座 註冊處成交 2房 | 563 ft² | HK$5.30M | — |
| 2025-11-28 | 芊紅居 2座 12樓 E室 | 424 ft² | HK$5.30M | HK$12,500 |
| 2025-11-27 | 2座 12樓 E室 | 424 ft² | HK$5.30M | HK$12,500 |
| 2025-08-31 | 2座 23樓 B室 | 424 ft² | HK$4.50M | HK$10,613 |
| 2025-08-14 | 2座 7樓 A室 | 595 ft² | HK$6.33M | HK$10,639 |
| 2025-06-23 | 1座 5樓 D室 | 433 ft² | HK$4.60M | HK$10,624 |
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 Hibiscus Park's own stored figures and moves with the daily update.
How much is Hibiscus Park per square foot?
Saleable prices at Hibiscus Park currently run HK$14,151–HK$14,575 per sq ft, with a mid-point of HK$14,363. 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 Hibiscus Park cost in total?
A mid-size flat at Hibiscus Park works out at roughly HK$7.02M 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 Hibiscus Park?
The most recent reported deal we hold at Hibiscus Park 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 Hibiscus Park?
Gross rental yield is about 3.7%. After the HK$3 per sq ft management fee, rates and normal upkeep, the net yield we calculate is 3.14%, on a median reported rent of about HK$17,300 a month.
How much is the management fee at Hibiscus Park?
About HK$3 per saleable sq ft per month — roughly HK$1,620 a month for a 600 sq ft flat. Management fee is the largest recurring holding cost after mortgage interest.
How old is Hibiscus Park?
Hibiscus Park was completed in 1998, making it around 28 years old. Age matters for mortgage terms and for the maintenance levies an older building can charge.
How many units does Hibiscus Park have?
420 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 Hibiscus Park?
About 30 minutes door-to-door from Kwai Chung 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 Hibiscus Park?
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 Hibiscus Park, 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 Hibiscus Park?
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 Hibiscus Park
- Stamp duty payable when buying at Hibiscus Park
- Solicitor's fees when buying at Hibiscus Park
- Hibiscus Park management fee against the Hong Kong average
- The yearly cost of holding a flat at Hibiscus Park
- Monthly mortgage payment for Hibiscus Park
Other estates in Kwai Chung to compare
Same-district alternatives — compare price per sq ft, size and yield before settling on Hibiscus Park.
- Hibiscus Park or Kwai Hing Estate?Kwai Hing Estate · HK$5,650–HK$6,650 · 1,528
- Hibiscus Park or Ning Fung Court?Ning Fung Court · HK$7,707–HK$9,923 · 1,280
- Hibiscus Park or New Kwai Fong Gardens?New Kwai Fong Gardens · HK$12,132–HK$15,663 · 1,264
- Hibiscus Park or Kwai Chun Court?Kwai Chun Court · HK$8,754–HK$9,928 · 1,050
- Hibiscus Park or Po Sing Centre?Po Sing Centre · HK$11,348–HK$13,009 · 968
- Hibiscus Park or The Apex?The Apex · HK$11,123–HK$13,822 · 924
- Hibiscus Park or Kwai Chung Plaza?Kwai Chung Plaza · HK$15,172–HK$17,233 · 640
- Hibiscus Park or Sun Kwai Hing Gardens?Sun Kwai Hing Gardens · HK$11,875–HK$13,421 · 600
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.