Mangrove: score, psf band and negotiating room
The Pactum Estate Score for Mangrove (Hung Hom) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
- Total units
- 130
- Annual turnover
- 1.5%
- Completed
- 2021–2022
- Management fee
- HK$3.4/sq ft
- Gross yield
- 3.0%
- Net yield
- 2.53%
Mangrove sits in Hung Hom with about 130 units completed 2021–2022. Roughly 1.5% 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 2.53%.
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
- 11/100
- Yield
- 77/100
- Commute
- 82/100
- Age
- 100/100
- 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: 186–334 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| Studio | 186 ft² | HK$3.39M | HK$13,020 |
| Studio | 191 ft² | HK$3.48M | HK$13,370 |
| Studio | 192 ft² | HK$3.50M | HK$13,440 |
| Studio | 233 ft² | HK$4.25M | HK$16,310 |
| 1-bed | 233 ft² | HK$4.25M | HK$16,310 |
| 1-bed | 250 ft² | HK$4.56M | HK$17,500 |
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$127,400 | HK$63,700 |
| 5% | HK$212,333 | HK$106,166 |
| 8% | HK$339,733 | HK$169,866 |
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$18,011–HK$19,828 | HK$18,777 | 3 |
| 中原地產 Centanet | HK$19,355–HK$24,000 | HK$20,780 | 2 |
| 美聯物業 Midland | HK$19,355–HK$20,220 | — | 0 |
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: 曼翹, asking about 10% 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 |
|---|---|---|---|---|---|---|---|
| 曼翹 | For rent | 250 ft² | HK$15,000 | HK$16,275 – HK$18,725 | -14% | Below market | 28Hse 千居 · View |
| 曼翹 | For sale | 233 ft² | HK$3.99M | HK$4.22M – HK$4.66M | -10% | Below market | 中原地產 Centanet · View |
| 曼翹 | For sale | 230 ft² | HK$4.00M | HK$4.17M – HK$4.61M | -9% | Below market | 28Hse 千居 · View |
| 曼翹 | For rent | 180 ft² | HK$12,000 | HK$11,718 – HK$13,482 | -5% | In line | 28Hse 千居 · View |
| 曼翹 | For rent | 240 ft² | HK$16,000 | HK$15,624 – HK$17,976 | -5% | In line | 28Hse 千居 · View |
| 曼翹 | For sale | 200 ft² | HK$3.70M | HK$3.69M – HK$4.08M | -5% | In line | 28Hse 千居 · View |
| 曼翹 | For sale | 250 ft² | HK$4.55M | HK$4.48M – HK$4.96M | -4% | In line | 中原地產 Centanet · View |
| 曼翹 | For rent | 190 ft² | HK$13,000 | HK$12,369 – HK$14,231 | -2% | In line | 28Hse 千居 · View |
| 曼翹 | For sale | 186 ft² | HK$3.60M | HK$3.46M – HK$3.83M | -1% | In line | 中原地產 Centanet · View |
| 曼翹 | For sale | 192 ft² | HK$3.85M | HK$3.56M – HK$3.94M | +3% | In line | 中原地產 Centanet · 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%
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 |
|---|---|---|---|---|
| 2026-07-09 | 曼翹 高層 A | 186 ft² | HK$3.60M | HK$19,355 |
| 2026-07-09 | 曼翹 27 D室 | 186 ft² | HK$3.60M | HK$19,355 |
| 2026-07-08 | 曼翹 27 D | 186 ft² | HK$3.60M | HK$19,355 |
| 2026-07-02 | 曼翹 高層 B | 250 ft² | HK$4.55M | HK$18,200 |
| 2026-07-02 | 曼翹 23 B室 | 250 ft² | HK$4.55M | HK$18,200 |
| 2026-07-01 | 曼翹 23 B | 250 ft² | HK$4.55M | HK$18,200 |
| 2026-06-24 | 曼翹 高層 C | 186 ft² | HK$3.62M | HK$19,462 |
| 2026-06-24 | 曼翹 10 D室 | 186 ft² | HK$3.62M | HK$19,462 |
| 2026-06-23 | 曼翹 10 D | 186 ft² | HK$3.62M | HK$19,462 |
| 2026-06-12 | 曼翹 高層 D | 186 ft² | HK$3.62M | HK$19,462 |
| 2026-05-18 | 曼翹 高層 E | 192 ft² | HK$3.35M | HK$17,448 |
| 2026-05-18 | 曼翹 11 F室 | 192 ft² | HK$3.35M | HK$17,448 |
| 2026-05-17 | 曼翹 11 F | 192 ft² | HK$3.35M | HK$17,448 |
| 2026-04-30 | 曼翹 13 C室 | 186 ft² | HK$3.18M | HK$17,097 |
| 2026-04-30 | 曼翹 高層 F | 186 ft² | HK$3.18M | HK$17,097 |
| 2026-04-29 | 曼翹 13 C | 186 ft² | HK$3.18M | HK$17,097 |
| 2026-04-10 | 曼翹 高層 G | 186 ft² | HK$3.18M | HK$17,097 |
| 2026-03-02 | 曼翹 5 F室 | 191 ft² | HK$3.20M | HK$16,754 |
| 2026-03-02 | 曼翹 高層 H | 190 ft² | HK$3.20M | HK$16,842 |
| 2026-03-01 | 曼翹 5 F | 191 ft² | HK$3.20M | HK$16,754 |
| 2026-02-26 | 曼翹 高層 I | 232 ft² | HK$3.99M | HK$17,215 |
| 2026-02-26 | 曼翹 16 A室 | 233 ft² | HK$3.99M | HK$17,141 |
| 2026-01-23 | 曼翹 高層 J | 186 ft² | HK$3.20M | HK$17,204 |
| 2026-01-23 | 曼翹 16 C室 | 186 ft² | HK$3.20M | HK$17,204 |
| 2025-11-04 | 曼翹 8 B室 | 250 ft² | HK$3.60M | HK$14,400 |
| 2025-10-14 | 曼翹 5 C室 | 186 ft² | HK$3.26M | HK$17,527 |
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.