Meridian Hill: score, psf band and negotiating room
The Pactum Estate Score for Meridian Hill (Kowloon Tong) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
- Total units
- 103
- Annual turnover
- 4.9%
- Completed
- 2011–2011
- Management fee
- HK$3.4/sq ft
- Gross yield
- 2.9%
- Net yield
- 2.42%
Meridian Hill sits in Kowloon Tong with about 103 units completed 2011–2011. Roughly 4.9% of its stock changes hands each year, the weighted commute to the main employment hubs is about 21 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.42%.
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
- 37/100
- Yield
- 71/100
- Commute
- 78/100
- Age
- 80/100
- Developer
- 85/100
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: 981–1,614 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| 3-bed | 981 ft² | HK$15.50M | HK$42,183 |
| 3-bed | 989 ft² | HK$15.63M | HK$42,527 |
| 4-bed | 1,355 ft² | HK$21.41M | HK$58,265 |
| 4-bed | 1,557 ft² | HK$24.60M | HK$66,951 |
| 4-bed | 1,600 ft² | HK$25.28M | HK$68,800 |
| 4-bed | 1,614 ft² | HK$25.50M | HK$69,402 |
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$738,111 | HK$369,056 |
| 5% | HK$1,230,186 | HK$615,093 |
| 8% | HK$1,968,297 | HK$984,149 |
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$14,746–HK$23,256 | — | 0 |
| 美聯物業 Midland | HK$16,800–HK$20,300 | HK$19,900 | 0 |
| 28Hse 千居 | HK$14,250–HK$22,245 | HK$16,991 | 2 |
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: 2座, asking about 16% 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 |
|---|---|---|---|---|---|---|---|
| 2座 | For sale | 990 ft² | HK$16.80M | HK$17.11M – HK$23.01M | -16% | Below market | 中原地產 Centanet · View |
| 1座 | For sale | 1,614 ft² | HK$23.80M | HK$23.44M – HK$31.66M | -14% | Below market | 中原地產 Centanet · View |
| 3座 | For rent | 989 ft² | HK$41,000 | HK$39,550 – HK$45,504 | -4% | In line | 美聯物業 Midland · View |
| 3座 | For sale | 989 ft² | HK$19.50M | HK$17.09M – HK$23.00M | -3% | In line | 美聯物業 Midland · View |
| 1座 | For sale | 1,542 ft² | HK$26.20M | HK$22.81M – HK$30.69M | -2% | In line | 28Hse 千居 · View |
| 1座 | For sale | 981 ft² | HK$19.85M | HK$17.00M – HK$22.87M | 0% | In line | 28Hse 千居 · View |
| 2座 | For sale | 1,542 ft² | HK$28.00M | HK$22.81M – HK$30.69M | +5% | In line | 中原地產 Centanet · View |
| 2座 | For sale | 981 ft² | HK$21.00M | HK$17.00M – HK$22.88M | +5% | Above market | 中原地產 Centanet · View |
| 2座 | For rent | 981 ft² | HK$45,000 | HK$39,230 – HK$45,136 | +7% | Above market | 28Hse 千居 · View |
Listings last confirmed on the portals on 10 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: 17 · Confidence: Medium ｜ ±14.7%
Model settings: each deal's influence halves every 6 months; adjusted for size (elasticity 0.35), floor (0.48% per storey) and deal date (+1.02% per month); variation explained 51%.
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 |
|---|---|---|---|---|
| 2026-07-27 | 尚御 地庫1 P42號 | — | HK$2.60M | — |
| 2026-07-14 | 1座 高層 連車位 | 1,542 ft² | HK$26.20M | HK$16,991 |
| 2026-07-14 | 尚御 8樓 D室 | 1,542 ft² | HK$26.20M | HK$16,991 |
| 2026-07-13 | 2座 高層 D室 | 1,542 ft² | HK$26.20M | HK$16,991 |
| 2026-07-10 | 尚御 地庫2 P99號 | — | HK$2.46M | — |
| 2026-06-18 | 尚御 1樓 B室 | 1,355 ft² | HK$19.80M | HK$14,613 |
| 2026-06-18 | 1座 中層 連車位 | 1,355 ft² | HK$19.80M | HK$14,613 |
| 2026-06-17 | 1座 1樓 B室 | 1,355 ft² | HK$19.80M | HK$14,613 |
| 2026-03-30 | 1座 高層 連車位 | 1,593 ft² | HK$26.88M | HK$16,874 |
| 2026-03-30 | 尚御 地下 B室 | 1,593 ft² | HK$26.88M | HK$16,874 |
| 2026-03-29 | 3座 G樓 B室 | 1,594 ft² | HK$26.88M | HK$16,863 |
| 2026-03-19 | 1座 中層 4房 | 1,593 ft² | HK$26.88M | HK$16,874 |
| 2026-02-26 | 1座 中層 連車位 | 981 ft² | HK$19.85M | HK$20,234 |
| 2026-02-26 | 尚御 9樓 B室 | 981 ft² | HK$19.85M | HK$20,234 |
| 2026-02-25 | 2座 9樓 B室 | 981 ft² | HK$19.85M | HK$20,234 |
| 2025-08-13 | 尚御 3樓 A室 | 1,598 ft² | HK$19.50M | HK$12,203 |
| 2025-08-13 | 尚御 地庫2 P73號 | — | HK$3.50M | — |
| 2025-08-12 | 1座 3樓 A室 | 1,600 ft² | HK$19.50M | HK$12,188 |
| 2025-08-04 | 1座 中層 4房 | 1,598 ft² | HK$19.50M | HK$12,203 |
| 2025-07-30 | 尚御 地庫2 P68號 | — | HK$2.68M | — |
| 2025-04-30 | 尚御 地庫2 P83號 | — | HK$1.80M | — |
| 2025-04-27 | 2座 7樓 B室 | 988 ft² | HK$15.90M | HK$16,093 |
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.