Estate score

Macpherson Place: score, psf band and negotiating room

The Pactum Estate Score for Macpherson Place (Mong Kok) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.

Mong Kok Back to all estate scores

Macpherson Place

Mong Kok · 九龍建業/市建局/香港遊樂場協會

Total units: 293
Annual turnover: 4.4%
Completed: 2012–2012
Management fee: HK$2.7/sq ft
Gross yield: 3.0%
Net yield: 2.54%

Pactum Estate Score

67/100

Saleable psf band

HK$15,119–HK$17,447

Mid psf HK$16,283 per sq ft

Indicative transacted band

HK$8.48M – HK$9.79M

Band midpoint HK$9,134,763

Macpherson Place sits in Mong Kok with about 293 units completed 2012–2012. Roughly 4.4% 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 2.54%.

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: 39/100
Yield: 77/100
Commute: 82/100
Age: 82/100
Developer: 76/100

LiquidityWeight 30% · 39/100

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

Net rental yieldWeight 25% · 77/100

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% · 82/100

Drives bank valuation, mortgage tenor and maintenance levies.

Developer & managementWeight 10% · 76/100

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 Station8 min

Kwun Tong / Kowloon Bay22 min

Kai Tak / Kowloon City20 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: 283–1,806 ft²

Est. price at this size

HK$9.13M

Est. monthly rent at this size

HK$28,611

Layout	Saleable area	Est. price	Est. monthly rent
1-bed	283 ft²	HK$4.61M	HK$14,433
1-bed	380 ft²	HK$6.19M	HK$19,380
1-bed	470 ft²	HK$7.65M	HK$23,970
1-bed	561 ft²	HK$9.13M	HK$28,611
2-bed	755 ft²	HK$12.29M	HK$38,505
3-bed	876 ft²	HK$14.26M	HK$44,676

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$274,043	HK$137,021
5%	HK$456,738	HK$228,369
8%	HK$730,781	HK$365,391

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$17,185	1
美聯物業 Midland	HK$20,129–HK$20,229	HK$20,114	0
28Hse 千居	—	HK$16,513	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 · 561 ft²

HK$28,611

Rent per saleable sq ft (monthly)

HK$51.0

Estate average monthly rent

HK$18,500/ month

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

1-bed · 283 ft² · HK$14,4331-bed · 380 ft² · HK$19,3801-bed · 470 ft² · HK$23,9701-bed · 561 ft² · HK$28,6112-bed · 755 ft² · HK$38,5053-bed · 876 ft² · HK$44,676

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: 15For rent: 230 reported deals held

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
2026-07-23	1房	555 ft²	HK$8.39M	HK$15,114
2026-07-23	麥花臣匯 1B座 8樓 A室	555 ft²	HK$8.39M	HK$15,114
2026-07-22	1B 8 A	555 ft²	HK$8.39M	HK$15,114
2026-06-18	3房	876 ft²	HK$15.38M	HK$17,557
2026-06-17	1B 30 A	876 ft²	HK$15.38M	HK$17,557
2026-06-15	麥花臣匯 1B座 30樓 B室	770 ft²	HK$12.80M	HK$16,623
2026-06-15	2房	769 ft²	HK$12.80M	HK$16,645
2026-06-14	1B 30 B	770 ft²	HK$12.80M	HK$16,623
2026-06-04	麥花臣匯 1B座 18樓 B室	398 ft²	HK$6.30M	HK$15,829
2026-06-04	高層 1房	398 ft²	HK$6.30M	HK$15,829
2026-06-03	1B 18 B	398 ft²	HK$6.30M	HK$15,829
2026-05-28	1房	470 ft²	HK$8.20M	HK$17,447
2026-05-28	麥花臣匯 1B座 22樓 H室	470 ft²	HK$8.20M	HK$17,447
2026-05-27	1B 22 H	470 ft²	HK$8.20M	HK$17,447
2026-05-13	麥花臣匯 1A座 29樓 D室	636 ft²	HK$10.80M	HK$16,981
2026-05-13	1房	636 ft²	HK$10.80M	HK$16,981
2026-05-12	1A 29 D	636 ft²	HK$10.80M	HK$16,981
2026-05-06	1房	380 ft²	HK$6.87M	HK$18,079
2026-05-06	麥花臣匯 1B座 25樓 G室	380 ft²	HK$6.87M	HK$18,079
2026-05-05	1B 25 G	380 ft²	HK$6.87M	HK$18,079
2026-04-18	1房	636 ft²	HK$10.80M	HK$16,981
2026-04-13	麥花臣匯 1B座 22樓 D室	293 ft²	HK$4.88M	HK$16,655
2026-04-13	—	283 ft²	HK$4.88M	HK$17,244
2026-04-12	1B 22 D	293 ft²	HK$4.88M	HK$16,655
2026-02-26	—	283 ft²	HK$4.43M	HK$15,654
2026-02-26	麥花臣匯 1B座 23樓 D室	293 ft²	HK$4.43M	HK$15,119
2026-02-25	1B 23 D	293 ft²	HK$4.43M	HK$15,119
2026-02-20	麥花臣匯 1A座 9樓 C室	755 ft²	HK$10.80M	HK$14,305
2026-02-19	1A 9 C	755 ft²	HK$10.80M	HK$14,305
2026-02-13	麥花臣匯 1B座 23樓 J室	561 ft²	HK$9.20M	HK$16,399

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.