The Henley: score, psf band and negotiating room
The Pactum Estate Score for The Henley (Kai Tak) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
The Henley is a private residential estate in Kai Tak, Hong Kong, with 883 flats completed 2021. Saleable prices run HK$23,456–HK$35,807 per sq ft, management fee is HK$3 per sq ft, gross rental yield is about 2.9% and roughly 4.5% of flats change hands each year.
- Total units
- 883
- Annual turnover
- 4.5%
- Completed
- 2021–2021
- Management fee
- HK$3.4/sq ft
- Gross yield
- 2.9%
- Net yield
- 2.50%
The Henley sits in Kai Tak with about 883 units completed 2021–2021. Roughly 4.5% of its stock changes hands each year, the weighted commute to the main employment hubs is about 20 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.50%.
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
- 57/100
- Yield
- 75/100
- Commute
- 81/100
- Age
- 100/100
- Developer
- 84/100
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: 186–1,558 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| Studio | 186 ft² | HK$5.44M | HK$10,974 |
| 1-bed | 356 ft² | HK$10.41M | HK$21,004 |
| 1-bed | 400 ft² | HK$11.70M | HK$23,600 |
| 2-bed | 543 ft² | HK$15.88M | HK$32,037 |
| 3-bed | 776 ft² | HK$22.69M | HK$45,784 |
| 3-bed | 890 ft² | HK$26.02M | HK$52,510 |
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$476,290 | HK$238,145 |
| 5% | HK$793,817 | HK$396,909 |
| 8% | HK$1,270,107 | HK$635,054 |
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 |
|---|---|---|---|
| 28Hse 千居 | — | — | 31 |
| 中原地產 Centanet | HK$20,472–HK$35,807 | — | 0 |
| 美聯物業 Midland | HK$25,000–HK$25,979 | HK$23,056 | 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.
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 |
|---|---|---|---|---|
| 2026-09-27 | The Henley II 21 C | 543 ft² | HK$19.13M | HK$35,235 |
| 2026-09-15 | The Henley I 9 A | 889 ft² | HK$27.66M | HK$31,112 |
| 2026-09-15 | The Henley I 8 A | 889 ft² | HK$27.66M | HK$31,109 |
| 2026-09-14 | The Henley 1期 2座 10 A室 | 889 ft² | HK$28.31M | HK$31,846 |
| 2026-09-14 | The Henley I G G | 186 ft² | HK$5.89M | HK$31,656 |
| 2026-09-14 | 第1期 2座 10 A室 | 890 ft² | HK$28.31M | HK$31,810 |
| 2026-09-14 | The Henley 高層 A | 889 ft² | HK$28.31M | HK$31,846 |
| 2026-09-13 | The Henley I 10 A | 890 ft² | HK$28.31M | HK$31,810 |
| 2026-09-11 | The Henley 高層 B | 546 ft² | HK$18.32M | HK$33,552 |
| 2026-09-03 | The Henley III 27 A | 778 ft² | HK$24.95M | HK$32,065 |
| 2026-08-26 | 第1期 2座 22 C室 | 550 ft² | HK$18.35M | HK$33,364 |
| 2026-08-26 | The Henley 1期 2座 22 C室 | 550 ft² | HK$18.35M | HK$33,364 |
| 2026-08-26 | The Henley 高層 C | 550 ft² | HK$18.35M | HK$33,364 |
| 2026-08-25 | The Henley I 22 C | 550 ft² | HK$18.35M | HK$33,364 |
| 2026-08-20 | 第2期 The Henley II 1座 10 B室 | 550 ft² | HK$17.60M | HK$32,000 |
| 2026-08-20 | The Henley 2期 The Henley II 10 B室 | 550 ft² | HK$17.60M | HK$32,000 |
| 2026-08-20 | The Henley 中層 D | 550 ft² | HK$17.60M | HK$32,000 |
| 2026-08-19 | The Henley II 10 B | 550 ft² | HK$17.60M | HK$32,000 |
| 2026-08-18 | The Henley 3期 The Henley III 35 A室 | 776 ft² | HK$26.00M | HK$33,500 |
| 2026-08-18 | 第2期 The Henley II 1座 18 D室 | 476 ft² | HK$14.61M | HK$30,700 |
| 2026-08-18 | The Henley 低層 F | 476 ft² | HK$14.61M | HK$30,700 |
| 2026-08-18 | 第3期 The Henley III 3A座 35 A室 | 776 ft² | HK$26.00M | HK$33,500 |
| 2026-08-18 | The Henley 2期 The Henley II 18 D室 | 476 ft² | HK$14.61M | HK$30,700 |
| 2026-08-18 | The Henley 低層 E | 776 ft² | HK$26.00M | HK$33,500 |
| 2026-08-17 | The Henley III 35 A | 775 ft² | HK$26.00M | HK$33,543 |
| 2026-08-17 | The Henley II 18 D | 479 ft² | HK$14.61M | HK$30,508 |
| 2026-08-14 | The Henley 高層 G | 888 ft² | HK$28.43M | HK$32,013 |
| 2026-08-14 | The Henley 2期 The Henley II 7 A室 | 888 ft² | HK$28.43M | HK$32,013 |
| 2026-08-14 | 第2期 The Henley II 1座 7 A室 | 888 ft² | HK$28.43M | HK$32,013 |
| 2026-08-13 | The Henley II 7 A | 888 ft² | HK$28.43M | HK$32,013 |
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 The Henley's own stored figures and moves with the daily update.
How much is The Henley per square foot?
Saleable prices at The Henley currently run HK$23,456–HK$35,807 per sq ft, with a mid-point of HK$29,632. 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 The Henley cost in total?
A mid-size flat at The Henley works out at roughly HK$15.88M 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 The Henley?
The most recent reported deal we hold at The Henley 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 The Henley?
Gross rental yield is about 2.9%. After the HK$3 per sq ft management fee, rates and normal upkeep, the net yield we calculate is 2.50%, on a median reported rent of about HK$14,950 a month.
How much is the management fee at The Henley?
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 The Henley?
The Henley was completed in 2021, making it around 5 years old. Age matters for mortgage terms and for the maintenance levies an older building can charge.
How many units does The Henley have?
883 flats. Around 4.5% 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 The Henley?
About 26 minutes door-to-door from Kai Tak 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 The Henley?
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 The Henley. 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 The Henley?
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 The Henley
- Stamp duty payable when buying at The Henley
- Solicitor's fees when buying at The Henley
- The Henley management fee against the Hong Kong average
- The yearly cost of holding a flat at The Henley
- Monthly mortgage payment for The Henley
Other estates in Kai Tak to compare
Same-district alternatives — compare price per sq ft, size and yield before settling on The Henley.
- The Henley or The Pavilia Forest?The Pavilia Forest · HK$17,939–HK$26,260 · 1,305
- The Henley or One Kai Tak?One Kai Tak · HK$18,135–HK$28,742 · 1,169
- The Henley or One Victoria?One Victoria · HK$18,485–HK$27,980 · 1,059
- The Henley or Kt Marina?Kt Marina · HK$18,446–HK$26,797 · 1,017
- The Henley or K‧Summit?K‧Summit · HK$21,212–HK$28,951 · 1,006
- The Henley or Lung Yu?Lung Yu · HK$19,079–HK$26,034 · 930
- The Henley or Victoria Skye?Victoria Skye · HK$18,950–HK$26,800 · 822
- The Henley or Henley Park?Henley Park · HK$20,619–HK$27,083 · 740
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.