Kornhill: score, psf band and negotiating room
The Pactum Estate Score for Kornhill (Quarry Bay) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
- Total units
- 6,648
- Annual turnover
- 4.5%
- Completed
- 1985–1987
- Management fee
- HK$2.7/sq ft
- Gross yield
- 2.6%
- Net yield
- 2.16%
Kornhill sits in Quarry Bay with about 6,648 units completed 1985–1987. Roughly 4.5% 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 2.16%.
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
- 56/100
- Yield
- 58/100
- Commute
- 86/100
- Age
- 32/100
- Developer
- 82/100
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: 461–1,142 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| 2-bed | 461 ft² · Gross area 582 ft² | HK$6.99M | HK$19,823 |
| 2-bed | 484 ft² · Gross area 590 ft² | HK$7.34M | HK$20,812 |
| 2-bed | 497 ft² · Gross area 610 ft² | HK$7.54M | HK$21,371 |
| 2-bed | 531 ft² · Gross area 648 ft² | HK$8.05M | HK$22,833 |
| 3-bed | 596 ft² · Gross area 620 ft² | HK$9.04M | HK$25,628 |
| 3-bed | 712 ft² · Gross area 844 ft² | HK$10.80M | HK$30,616 |
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$241,563 | HK$120,781 |
| 5% | HK$402,604 | HK$201,302 |
| 8% | HK$644,167 | HK$322,083 |
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. At 39 years old, bank valuation and mortgage tenor also come into play, and a valuation shortfall is a legitimate lever on price.
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$10,727–HK$19,089 | HK$14,530 | 48 |
| 中原地產 Centanet | HK$10,730–HK$19,011 | HK$14,726 | 10 |
| 美聯物業 Midland | HK$15,515–HK$15,673 | HK$15,615 | 8 |
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: E座, asking about 44% 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 |
|---|---|---|---|---|---|---|---|
| E座 | For sale | 461 ft² | HK$4.00M | HK$5.82M – HK$8.44M | -44% | Below market | 28Hse 千居 · View |
| A座 | For sale | 490 ft² | HK$5.00M | HK$6.15M – HK$8.92M | -34% | Below market | 28Hse 千居 · View |
| D座 | For rent | 494 ft² | HK$18,000 | HK$19,755 – HK$22,729 | -15% | Below market | 28Hse 千居 · View |
| D座 | For sale | 524 ft² | HK$7.80M | HK$6.46M – HK$9.38M | -1% | In line | 中原地產 Centanet · View |
| E座 | For sale | 531 ft² | HK$8.50M | HK$6.52M – HK$9.47M | +6% | Above market | 中原地產 Centanet · View |
| Q座 | For sale | 466 ft² | HK$7.88M | HK$5.92M – HK$8.59M | +9% | Above market | 中原地產 Centanet · View |
| C座 | For rent | 600 ft² | HK$30,000 | HK$23,994 – HK$27,606 | +16% | Well above market | 28Hse 千居 · View |
| Q座 | For sale | 466 ft² | HK$8.80M | HK$5.92M – HK$8.59M | +21% | Well above market | 中原地產 Centanet · View |
| B座 | For sale | 685 ft² | HK$13.08M | HK$7.91M – HK$11.49M | +35% | Well above market | 28Hse 千居 · View |
| B座 | For rent | 490 ft² | HK$35,000 | HK$19,595 – HK$22,545 | Under review | — | 中原地產 Centanet · View |
| A座 | For rent | 500 ft² | HK$38,000 | HK$19,995 – HK$23,005 | Under review | — | 中原地產 Centanet · View |
| B座 | For rent | 685 ft² | HK$45,000 | HK$27,393 – HK$31,517 | Under review | — | 28Hse 千居 · View |
Listings last confirmed on the portals on 7 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: 52 · Confidence: Indicative ｜ ±18.4%
Model settings: each deal's influence halves every 6 months; adjusted for size (elasticity 0.26), floor (-0.34% per storey) and deal date (+0.00% per month); variation explained 7%.
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 |
|---|---|---|---|---|
| 2026-09-07 | E座 高層 B | 484 ft² | HK$3.85M | — |
| 2026-09-03 | C座 高層 A | 596 ft² | HK$8.75M | HK$14,681 |
| 2026-09-03 | D座 高層 B | 490 ft² | HK$8.43M | HK$17,200 |
| 2026-09-03 | 康怡花園 P座 22 5室 | 490 ft² | HK$8.43M | HK$17,200 |
| 2026-09-03 | 康怡花園 G座 7 5室 | 596 ft² | HK$8.75M | HK$14,681 |
| 2026-09-02 | G座 7 5室 | 596 ft² | HK$8.75M | HK$14,681 |
| 2026-09-02 | P座 22 5室 | 490 ft² | HK$8.43M | HK$17,200 |
| 2026-09-01 | D座 中層 C | 490 ft² | HK$7.30M | HK$14,898 |
| 2026-08-31 | 康怡花園 A座 22 10室 | 497 ft² | HK$7.34M | HK$14,765 |
| 2026-08-31 | E座 高層 A | 497 ft² | HK$7.34M | HK$14,765 |
| 2026-08-30 | A座 22 10室 | 497 ft² | HK$7.34M | HK$14,765 |
| 2026-08-25 | 康怡花園 高層 3房 | 685 ft² | HK$9.70M | HK$14,161 |
| 2026-08-25 | G 7 1 | 685 ft² | HK$9.70M | HK$14,161 |
| 2026-08-25 | C座 中層 B | 685 ft² | HK$9.70M | HK$14,161 |
| 2026-08-25 | 康怡花園 G座 7 1室 | 685 ft² | HK$9.70M | HK$14,161 |
| 2026-08-24 | G座 7 1室 | 685 ft² | HK$9.70M | HK$14,161 |
| 2026-08-21 | 車位 P1層 242 | — | HK$0.98M | — |
| 2026-08-20 | 康怡花園 高層 3房 | 592 ft² | HK$7.50M | HK$12,669 |
| 2026-08-20 | F座 中層 C | 717 ft² | HK$7.10M | HK$9,902 |
| 2026-08-20 | B座 高層 A | 592 ft² | HK$7.50M | HK$12,669 |
| 2026-08-19 | B座 中層 C | 484 ft² | HK$6.38M | HK$13,182 |
| 2026-08-19 | M 3 7 | 712 ft² | HK$9.70M | HK$13,624 |
| 2026-08-19 | P 18 6 | 461 ft² | HK$7.13M | HK$15,466 |
| 2026-08-19 | D 23 8 | 596 ft² | HK$8.80M | HK$14,765 |
| 2026-08-19 | 康怡花園 高層 2房 | 461 ft² | HK$7.13M | HK$15,466 |
| 2026-08-19 | 康怡花園 高層 2房 | 484 ft² | HK$6.38M | HK$13,182 |
| 2026-08-19 | 康怡花園 高層 3房 | 596 ft² | HK$8.80M | HK$14,765 |
| 2026-08-19 | 康怡花園 高層 3房 | 722 ft² | HK$9.70M | HK$13,435 |
| 2026-08-19 | 康怡花園 M座 3 7室 | 712 ft² | HK$9.70M | HK$13,624 |
| 2026-08-19 | 康怡花園 P座 18 6室 | 461 ft² | HK$7.13M | HK$15,466 |
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.