Madison Park: score, psf band and negotiating room
The Pactum Estate Score for Madison Park (Cheung Sha Wan) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
Madison Park is a private residential estate in Cheung Sha Wan, Hong Kong, with 100 flats completed 2020. Saleable prices run HK$16,760–HK$21,296 per sq ft, management fee is HK$3 per sq ft, gross rental yield is about 3.2% and roughly 1.0% of flats change hands each year.
- Total units
- 100
- Annual turnover
- 1.0%
- Completed
- 2020–2020
- Management fee
- HK$3.4/sq ft
- Gross yield
- 3.2%
- Net yield
- 2.70%
Madison Park sits in Cheung Sha Wan with about 100 units completed 2020–2020. Roughly 1.0% of its stock changes hands each year, the weighted commute to the main employment hubs is about 26 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.70%.
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
- 7/100
- Yield
- 85/100
- Commute
- 68/100
- Age
- 98/100
- 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: 301–443 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| 1-bed | 301 ft² | HK$5.44M | HK$16,254 |
| 2-bed | 438 ft² | HK$7.92M | HK$23,652 |
| 2-bed | 443 ft² | HK$8.01M | HK$23,922 |
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$237,550 | HK$118,775 |
| 5% | HK$395,917 | HK$197,958 |
| 8% | HK$633,467 | HK$316,734 |
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 |
|---|---|---|---|
| 28Hse 千居 | HK$16,923–HK$19,406 | HK$19,361 | 1 |
| 中原地產 Centanet | HK$15,008–HK$19,361 | HK$17,190 | 1 |
| 美聯物業 Midland | HK$18,446–HK$19,361 | HK$18,946 | 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.
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.
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 |
|---|---|---|---|---|
| 2026-09-18 | 一號九龍道 27 A | 438 ft² | HK$8.48M | HK$19,361 |
| 2026-09-18 | 一號九龍道 高層 2房 | 438 ft² | HK$8.48M | HK$19,361 |
| 2026-06-02 | 一號九龍道 高層 1房 | 302 ft² | HK$4.85M | HK$16,060 |
| 2026-06-02 | 一號九龍道 12 B | 302 ft² | HK$4.85M | HK$16,060 |
| 2026-06-01 | 一號九龍道 12 B | 302 ft² | HK$4.85M | HK$16,060 |
| 2026-03-31 | 一號九龍道 高層 1房 | 302 ft² | HK$4.80M | HK$15,894 |
| 2026-03-31 | 一號九龍道 15 B | 302 ft² | HK$4.80M | HK$15,894 |
| 2026-03-30 | 一號九龍道 15 B | 302 ft² | HK$4.80M | HK$15,894 |
| 2026-01-06 | 一號九龍道 高層 1房 | 301 ft² | HK$4.67M | HK$15,508 |
| 2026-01-06 | 一號九龍道 7 C | 301 ft² | HK$4.67M | HK$15,508 |
| 2026-01-05 | 一號九龍道 7 C | 301 ft² | HK$4.67M | HK$15,508 |
| 2024-09-24 | 一號九龍道 高層 1房 | 302 ft² | HK$5.20M | HK$17,219 |
| 2024-09-24 | 一號九龍道 19 B | 302 ft² | HK$5.20M | HK$17,219 |
| 2024-09-23 | 一號九龍道 19 B | 302 ft² | HK$5.20M | HK$17,219 |
| 2024-05-17 | 一號九龍道 17 D | 442 ft² | HK$6.80M | HK$15,380 |
| 2024-05-17 | 一號九龍道 高層 2房 | 442 ft² | HK$6.80M | HK$15,380 |
| 2024-05-16 | 一號九龍道 17 D | 442 ft² | HK$6.80M | HK$15,380 |
| 2023-12-19 | 一號九龍道 22 A | 438 ft² | HK$8.00M | HK$18,265 |
| 2023-12-19 | 一號九龍道 高層 2房 | 438 ft² | HK$8.00M | HK$18,265 |
| 2023-09-26 | 一號九龍道 27 A | 438 ft² | HK$8.48M | HK$19,361 |
| 2022-08-12 | 一號九龍道 19 C | 301 ft² | HK$6.42M | HK$21,329 |
| 2022-08-12 | 一號九龍道 高層 1房 | 301 ft² | HK$6.42M | HK$21,329 |
| — | 一號九龍道 18 D | 443 ft² | HK$9.46M | HK$21,358 |
| — | 一號九龍道 19 D | 443 ft² | HK$9.01M | HK$20,340 |
| — | 一號九龍道 高層 2房 | 442 ft² | HK$9.46M | HK$21,406 |
| — | 一號九龍道 高層 2房 | 443 ft² | HK$9.01M | HK$20,340 |
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 Madison Park's own stored figures and moves with the daily update.
How much is Madison Park per square foot?
Saleable prices at Madison Park currently run HK$16,760–HK$21,296 per sq ft, with a mid-point of HK$19,028. 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 Madison Park cost in total?
A mid-size flat at Madison Park works out at roughly HK$7.92M 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 Madison Park?
The most recent reported deal we hold at Madison Park is from September 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 Madison Park?
Gross rental yield is about 3.2%. After the HK$3 per sq ft management fee, rates and normal upkeep, the net yield we calculate is 2.70%, on a median reported rent of about HK$17,000 a month.
How much is the management fee at Madison Park?
About HK$3 per saleable sq ft per month — roughly HK$2,040 a month for a 600 sq ft flat. Management fee is the largest recurring holding cost after mortgage interest.
How old is Madison Park?
Madison Park was completed in 2020, making it around 6 years old. Age matters for mortgage terms and for the maintenance levies an older building can charge.
How many units does Madison Park have?
100 flats. Around 1.0% 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 Madison Park?
About 26 minutes door-to-door from Cheung Sha Wan 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 Madison 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 Madison Park. 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 Madison 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 Madison Park
- Stamp duty payable when buying at Madison Park
- Solicitor's fees when buying at Madison Park
- Madison Park management fee against the Hong Kong average
- The yearly cost of holding a flat at Madison Park
- Monthly mortgage payment for Madison Park
Other estates in Cheung Sha Wan to compare
Same-district alternatives — compare price per sq ft, size and yield before settling on Madison Park.
- Madison Park or The Campton?The Campton · HK$14,430–HK$20,973 · 467
- Madison Park or The Vertex?The Vertex · HK$15,660–HK$23,901 · 414
- Madison Park or Hong Fai Building?Hong Fai Building · HK$12,500–HK$15,659 · 392
- Madison Park or Bondlane II?Bondlane II · HK$18,284–HK$26,743 · 378
- Madison Park or Heya Crystal?Heya Crystal · HK$13,973–HK$15,560 · 350
- Madison Park or The Harmonie?The Harmonie · HK$18,160–HK$25,762 · 337
- Madison Park or Heya Aqua?Heya Aqua · HK$15,560–HK$20,331 · 275
- Madison Park or The Addition?The Addition · HK$16,387–HK$22,124 · 200
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.