Estate score

Ocean Shores: score, psf band and negotiating room

The Pactum Estate Score for Ocean Shores (Tiu Keng Leng) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.

Tiu Keng Leng Back to all estate scores

Ocean Shores

Tiu Keng Leng · 長江實業／和記黃埔

Total units: 5,728
Annual turnover: 5.2%
Completed: 1999–2003
Management fee: HK$3.0/sq ft
Gross yield: 3.1%
Net yield: 2.53%

Pactum Estate Score

70/100

Saleable psf band

HK$14,835–HK$17,861

Mid psf HK$16,348 per sq ft

Indicative transacted band

HK$8.90M – HK$10.72M

Band midpoint HK$9,808,980

Ocean Shores sits in Tiu Keng Leng with about 5,728 units completed 1999–2003. Roughly 5.2% of its stock changes hands each year, the weighted commute to the main employment hubs is about 28 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.53%.

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: 65/100
Yield: 77/100
Commute: 65/100
Age: 64/100
Developer: 85/100

LiquidityWeight 30% · 65/100

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% · 65/100

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

Building ageWeight 15% · 64/100

Drives bank valuation, mortgage tenor and maintenance levies.

Developer & managementWeight 10% · 85/100

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

Where do you actually work?

Central / Admiralty30 min

Causeway Bay / Wan Chai34 min

Tsim Sha Tsui / Kowloon Station30 min

Kwun Tong / Kowloon Bay16 min

Kai Tak / Kowloon City24 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: 398–1,026 ft²

Est. price at this size

HK$9.81M

Est. monthly rent at this size

HK$25,800

Layout	Saleable area	Est. price	Est. monthly rent
1-bed	398 ft² · Gross area 500 ft²	HK$6.51M	HK$17,114
1-bed	480 ft² · Gross area 600 ft²	HK$7.85M	HK$20,640
2-bed	513 ft²	HK$8.39M	HK$22,059
2-bed	600 ft² · Gross area 800 ft²	HK$9.81M	HK$25,800
2-bed	670 ft² · Gross area 900 ft²	HK$10.95M	HK$28,810
3-bed	800 ft² · Gross area 1,100 ft²	HK$13.08M	HK$34,400

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$294,269	HK$147,135
5%	HK$490,449	HK$245,225
8%	HK$784,718	HK$392,359

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

Comparables are plentiful here and the seller knows the going rate, so the win comes from pricing the specific block, floor and view rather than arguing the market.

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$16,737	9
美聯物業 Midland	—	HK$16,555	9
28Hse 千居	—	HK$16,612	36

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 · 600 ft²

HK$25,800

Rent per saleable sq ft (monthly)

HK$43.0

Estate average monthly rent

HK$17,500/ month

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

1-bed · 398 ft² · HK$17,1141-bed · 480 ft² · HK$20,6402-bed · 513 ft² · HK$22,0592-bed · 600 ft² · HK$25,8002-bed · 670 ft² · HK$28,8103-bed · 800 ft² · HK$34,400

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: 127For rent: 4430 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
2026-09-03	1座高層 B	666 ft²	HK$12.20M	HK$18,318
2026-09-03	1座高層 A	784 ft²	HK$13.80M	HK$17,602
2026-09-01	3座中層 C	660 ft²	HK$10.00M	HK$15,152
2026-09-01	3座中層 B	498 ft²	HK$2.58M	—
2026-08-31	2座低層 D	496 ft²	HK$6.15M	HK$12,399
2026-08-31	1期 45 H室	660 ft²	HK$10.00M	HK$15,152
2026-08-27	維景灣畔 1期低層地下2樓 30號	—	HK$1.00M	—
2026-08-26	6座高層 A	682 ft²	HK$12.43M	HK$18,223
2026-08-26	1座中層 D	600 ft²	HK$9.90M	HK$16,500
2026-08-26	維景灣畔 3期低層地下3樓 473號	—	HK$1.39M	—
2026-08-26	維景灣畔 3期 19樓 H室	600 ft²	HK$9.90M	HK$16,500
2026-08-25	3期 19 H室	600 ft²	HK$9.90M	HK$16,500
2026-08-24	1期 22 B室	511 ft²	HK$7.51M	HK$14,697
2026-08-21	3座中層 C	511 ft²	HK$7.51M	HK$14,997
2026-08-21	2座高層 D	666 ft²	HK$12.20M	HK$18,318
2026-08-19	維景灣畔 3期 52樓 B室	463 ft²	HK$6.85M	HK$14,795
2026-08-19	1座低層 A	463 ft²	HK$6.85M	HK$14,795
2026-08-18	3期 52 B室	463 ft²	HK$6.85M	HK$14,795
2026-08-18	維景灣畔 2期 42樓 C室	498 ft²	HK$8.00M	HK$16,064
2026-08-17	2期 42 C室	498 ft²	HK$8.00M	HK$16,064
2026-08-11	維景灣畔 1期 35樓 H室	513 ft²	HK$8.83M	HK$17,212
2026-08-11	維景灣畔 3期 35樓 A室	603 ft²	HK$10.10M	HK$16,750
2026-08-10	3期 35 A室	603 ft²	HK$10.10M	HK$16,750
2026-08-10	1期 35 H室	513 ft²	HK$8.83M	HK$17,212
2026-08-10	維景灣畔 3期 12樓 F室	499 ft²	HK$8.15M	HK$16,333
2026-08-09	3期 12 F室	499 ft²	HK$8.15M	HK$16,333
2026-08-09	3期 22 D室	787 ft²	HK$8.00M	HK$10,165
2026-08-07	維景灣畔 3期 43樓 F室	527 ft²	HK$9.60M	HK$18,216
2026-08-06	3期 43 F室	527 ft²	HK$9.60M	HK$18,216
2026-08-05	維景灣畔 3期 30樓 B室	405 ft²	HK$7.26M	HK$17,926

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.