Estate score

La Lumiere: score, psf band and negotiating room

The Pactum Estate Score for La Lumiere (Hung Hom) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.

Hung Hom Back to all estate scores

La Lumiere

Hung Hom · 長實

Total units: 216
Annual turnover: 1.4%
Completed: 2016–2016
Management fee: HK$3.4/sq ft
Gross yield: 3.0%
Net yield: 2.51%

Pactum Estate Score

61/100

Saleable psf band

HK$15,597–HK$17,307

Mid psf HK$16,452 per sq ft

Indicative transacted band

HK$6.71M – HK$7.44M

Band midpoint HK$7,074,231

La Lumiere sits in Hung Hom with about 216 units completed 2016–2016. Roughly 1.4% of its stock changes hands each year, the weighted commute to the main employment hubs is about 19 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.51%.

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: 10/100
Yield: 75/100
Commute: 82/100
Age: 90/100
Developer: 88/100

LiquidityWeight 30% · 10/100

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

Net rental yieldWeight 25% · 75/100

What you keep after management fees, rates and vacancy.

Commute (weighted hubs)Weight 20% · 82/100

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

Building ageWeight 15% · 90/100

Drives bank valuation, mortgage tenor and maintenance levies.

Developer & managementWeight 10% · 88/100

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

Where do you actually work?

Central / Admiralty20 min

Causeway Bay / Wan Chai26 min

Tsim Sha Tsui / Kowloon Station12 min

Kwun Tong / Kowloon Bay22 min

Kai Tak / Kowloon City15 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: 423–430 ft²

Est. price at this size

HK$7.07M

Est. monthly rent at this size

HK$22,360

Layout	Saleable area	Est. price	Est. monthly rent
2-bed	423 ft²	HK$6.96M	HK$21,996
2-bed	430 ft²	HK$7.07M	HK$22,360

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$212,227	HK$106,113
5%	HK$353,712	HK$176,856
8%	HK$565,938	HK$282,969

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

Sales are thin, so asking prices and transacted prices drift apart — this is usually where the widest negotiating room sits.

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$16,667–HK$20,979	HK$16,789	1
美聯物業 Midland	HK$16,667–HK$20,979	HK$18,873	1
28Hse 千居	HK$16,233–HK$17,683	HK$16,807	4

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 · 430 ft²

HK$22,360

Rent per saleable sq ft (monthly)

HK$52.0

Estate average monthly rent

HK$21,500/ month

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

2-bed · 423 ft² · HK$21,9962-bed · 430 ft² · HK$22,360

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: 4For rent: 236 reported deals held

Best value on the market now: 悅目, 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
悅目	For rent	423 ft²	HK$19,500	HK$20,456 – HK$23,536	-11%	Below market	28Hse 千居 · View
悅目	For sale	423 ft²	HK$6.98M	HK$6.78M – HK$7.58M	-3%	In line	28Hse 千居 · View
悅目	For sale	—	HK$9.00M	—	+24%	Well above market	美聯物業 Midland · View
悅目	For sale	429 ft²	HK$9.00M	HK$6.87M – HK$7.68M	+24%	Well above market	中原地產 Centanet · View
悅目	For sale	429 ft²	HK$9.00M	HK$6.87M – HK$7.68M	+24%	Well above market	中原地產 Centanet · View
悅目	For rent	—	HK$23,000	—	—	—	美聯物業 Midland · View

Listings last confirmed on the portals on 9 Sept 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%

Negotiation target

HK$7.13M

Potential saving

HK$1.87M

Our fee (half of what we save you)

HK$0.93M

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
2026-08-26	悅目 8 F	429 ft²	HK$7.15M	HK$16,667
2026-08-26	悅目高層 A	430 ft²	HK$7.15M	HK$16,628
2026-08-26	悅目高層 2房	430 ft²	HK$7.15M	HK$16,628
2026-08-25	悅目 8 F	429 ft²	HK$7.15M	HK$16,667
2026-08-12	悅目地下車位1	—	HK$1.05M	—
2026-07-12	悅目 9 J	423 ft²	HK$7.28M	HK$17,210
2026-07-06	悅目高層 2房	430 ft²	HK$6.68M	HK$15,535
2026-07-06	悅目高層 B	430 ft²	HK$6.68M	HK$15,535
2026-07-06	悅目 5 G	429 ft²	HK$6.68M	HK$15,571
2026-07-05	悅目 5 G	429 ft²	HK$6.68M	HK$15,571
2026-07-03	悅目高層 2房	430 ft²	HK$6.92M	HK$16,093
2026-07-03	悅目高層 2房	423 ft²	HK$7.55M	HK$17,849
2026-07-03	悅目高層 D	430 ft²	HK$6.92M	HK$16,093
2026-07-03	悅目 7 B	431 ft²	HK$6.92M	HK$16,056
2026-07-03	悅目 26 C	423 ft²	HK$7.55M	HK$17,849
2026-07-03	悅目高層 C	423 ft²	HK$7.55M	HK$17,849
2026-07-02	悅目 7 B	431 ft²	HK$6.92M	HK$16,056
2026-07-02	悅目 26 C	423 ft²	HK$7.55M	HK$17,849
2026-06-20	悅目中層 E	423 ft²	HK$7.28M	HK$17,210
2026-06-20	悅目高層 2房	423 ft²	HK$7.28M	HK$17,210
2026-06-19	悅目低層 J	423 ft²	HK$7.28M	HK$17,210
2026-06-08	悅目 17 H	429 ft²	HK$7.41M	HK$17,273
2026-06-08	悅目高層 2房	430 ft²	HK$7.41M	HK$17,233
2026-06-08	悅目中層 F	430 ft²	HK$7.41M	HK$17,233
2026-06-07	悅目 17 H	429 ft²	HK$7.41M	HK$17,273
2026-05-29	悅目中層 G	430 ft²	HK$7.50M	HK$17,442
2026-05-29	悅目 22 E	429 ft²	HK$7.50M	HK$17,483
2026-05-28	悅目 22 E	429 ft²	HK$7.50M	HK$17,483
2026-05-15	悅目中層 H	423 ft²	HK$7.00M	HK$16,548
2026-05-15	悅目 17 J	423 ft²	HK$7.00M	HK$16,548

Browse all listings on 中原地產 Centanet Browse all listings on 美聯物業 Midland Browse all listings on 28Hse 千居

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.