Prat Mansions: score, psf band and negotiating room
The Pactum Estate Score for Prat Mansions (Tsim Sha Tsui) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
Prat Mansions is a private residential estate in Tsim Sha Tsui, Hong Kong, with 128 flats completed 1977. Saleable prices run HK$12,058–HK$12,469 per sq ft, management fee is HK$3 per sq ft, gross rental yield is about 2.8% and roughly 4.7% of flats change hands each year.
- Total units
- 128
- Annual turnover
- 4.7%
- Completed
- 1977–1977
- Management fee
- HK$2.7/sq ft
- Gross yield
- 2.8%
- Net yield
- 2.28%
Prat Mansions sits in Tsim Sha Tsui with about 128 units completed 1977–1977. Roughly 4.7% of its stock changes hands each year, the weighted commute to the main employment hubs is about 15 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.28%.
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
- 36/100
- Yield
- 64/100
- Commute
- 91/100
- Age
- 12/100
- Developer
- 90/100
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: 401–413 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| Studio | 401 ft² · Gross area 499 ft² | HK$3.96M | — |
| 3-bed | 401 ft² | HK$3.96M | — |
| Studio | 413 ft² · Gross area 517 ft² | HK$4.08M | — |
| 3-bed | 413 ft² | HK$4.08M | — |
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$122,326 | HK$61,163 |
| 5% | HK$203,877 | HK$101,939 |
| 8% | HK$326,204 | HK$163,102 |
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. At 49 years old, bank valuation and mortgage tenor also come into play, and a valuation shortfall is a legitimate lever on price.
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$12,058–HK$12,469 | HK$12,259 | 0 |
| 美聯物業 Midland | HK$10,424–HK$12,862 | HK$10,424 | 0 |
| 28Hse 千居 | HK$9,726–HK$11,622 | HK$10,115 | 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.
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 |
|---|---|---|---|---|
| 2026-04-28 | 華寶大廈 B座 十一樓 B3室 | 413 ft² | HK$4.05M | HK$9,806 |
| 2026-04-28 | 華寶大廈 N/A 3房 | 413 ft² | HK$4.05M | HK$9,806 |
| 2026-04-28 | 華寶大廈 N/A N/A | 413 ft² | HK$4.05M | HK$9,806 |
| 2026-04-28 | 華寶大廈 3房 | 413 ft² | HK$4.05M | HK$9,806 |
| 2026-04-28 | 華寶大廈 十一樓 B3室 | 413 ft² | HK$4.05M | HK$9,806 |
| 2026-04-27 | 華寶大廈 10 B3室 | 413 ft² | HK$4.05M | HK$9,806 |
| 2026-04-27 | 華寶大廈 10 B3 | 413 ft² | HK$4.05M | HK$9,806 |
| 2026-04-08 | 華寶大廈 N/A 3房 | 401 ft² | HK$4.18M | HK$10,424 |
| 2026-04-08 | 華寶大廈 N/A N/A | 401 ft² | HK$4.18M | HK$10,424 |
| 2026-04-08 | 華寶大廈 十二樓 B4室 | 401 ft² | HK$4.18M | HK$10,424 |
| 2026-04-08 | 華寶大廈 3房 | 401 ft² | HK$4.18M | HK$10,424 |
| 2026-04-08 | 華寶大廈 B座 十二樓 B4室 | 401 ft² | HK$4.18M | HK$10,424 |
| 2026-04-07 | 華寶大廈 11 B4室 | 401 ft² | HK$4.18M | HK$10,424 |
| 2026-04-07 | 華寶大廈 11 B4 | 401 ft² | HK$4.18M | HK$10,424 |
| 2026-03-03 | 華寶大廈 A座 五樓 A2室 | 413 ft² | HK$4.00M | HK$9,685 |
| 2026-03-03 | 華寶大廈 | 413 ft² | HK$4.00M | HK$9,685 |
| 2026-03-03 | 華寶大廈 N/A N/A | 413 ft² | HK$4.00M | HK$9,685 |
| 2026-03-03 | 華寶大廈 五樓 A2室 | 413 ft² | HK$4.00M | HK$9,685 |
| 2026-03-03 | 華寶大廈 N/A | 413 ft² | HK$4.00M | HK$9,685 |
| 2026-03-02 | 華寶大廈 4 A2 | 413 ft² | HK$4.00M | HK$9,685 |
| 2026-03-02 | 華寶大廈 4 A2室 | 413 ft² | HK$4.00M | HK$9,685 |
| 2025-09-22 | 華寶大廈 B座 四樓 B4室 | 401 ft² | HK$3.80M | HK$9,476 |
| 2025-09-22 | 華寶大廈 3房 | 401 ft² | HK$3.80M | HK$9,476 |
| 2025-09-22 | 華寶大廈 四樓 B4室 | 401 ft² | HK$3.80M | HK$9,476 |
| 2025-09-22 | 華寶大廈 N/A 3房 | 401 ft² | HK$3.80M | HK$9,476 |
| 2025-09-22 | 華寶大廈 N/A N/A | 401 ft² | HK$3.80M | HK$9,476 |
| 2025-09-21 | 華寶大廈 3 B4 | 401 ft² | HK$3.80M | HK$9,476 |
| 2025-09-21 | 華寶大廈 3 B4室 | 401 ft² | HK$3.80M | HK$9,476 |
| 2025-09-17 | 華寶大廈 3房 | 413 ft² | HK$4.28M | HK$10,363 |
| 2025-09-17 | 華寶大廈 九樓 A3室 | 413 ft² | HK$4.28M | HK$10,363 |
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 Prat Mansions's own stored figures and moves with the daily update.
How much is Prat Mansions per square foot?
Saleable prices at Prat Mansions currently run HK$12,058–HK$12,469 per sq ft, with a mid-point of HK$12,264. 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 Prat Mansions cost in total?
A mid-size flat at Prat Mansions works out at roughly HK$4.08M 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 Prat Mansions?
The most recent reported deal we hold at Prat Mansions is from April 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 Prat Mansions?
Gross rental yield is about 2.8%. After the HK$3 per sq ft management fee, rates and normal upkeep, the net yield we calculate is 2.28%.
How much is the management fee at Prat Mansions?
About HK$3 per saleable sq ft per month — roughly HK$1,620 a month for a 600 sq ft flat. Management fee is the largest recurring holding cost after mortgage interest.
How old is Prat Mansions?
Prat Mansions was completed in 1977, making it around 49 years old. Age matters for mortgage terms and for the maintenance levies an older building can charge.
How many units does Prat Mansions have?
128 flats. Around 4.7% 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 Prat Mansions?
About 14 minutes door-to-door from Tsim Sha Tsui 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 Prat Mansions?
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 Prat Mansions. 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 Prat Mansions?
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 Prat Mansions
- Stamp duty payable when buying at Prat Mansions
- Solicitor's fees when buying at Prat Mansions
- Prat Mansions management fee against the Hong Kong average
- The yearly cost of holding a flat at Prat Mansions
- Monthly mortgage payment for Prat Mansions
Other estates in Tsim Sha Tsui to compare
Same-district alternatives — compare price per sq ft, size and yield before settling on Prat Mansions.
- Prat Mansions or The Masterpiece?The Masterpiece · HK$25,490–HK$33,861 · 345
- Prat Mansions or Kimberley Road 26?Kimberley Road 26 · HK$16,878–HK$21,987 · 168
- Prat Mansions or Windsor Mansion?Windsor Mansion · HK$9,311–HK$10,127 · 120
- Prat Mansions or Burlington House?Burlington House · HK$10,253–HK$11,982 · 109
- Prat Mansions or Wai On Building?Wai On Building · HK$8,537–HK$10,829 · 107
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.