The Pavilia Forest: score, psf band and negotiating room
The Pactum Estate Score for The Pavilia Forest (Kai Tak) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
The Pavilia Forest is a private residential estate in Kai Tak, Hong Kong, with 1,305 flats completed 2025. Saleable prices run HK$17,939–HK$26,260 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
- 1,305
- Annual turnover
- 4.5%
- Completed
- 2025–2025
- Management fee
- HK$3.4/sq ft
- Gross yield
- 2.9%
- Net yield
- 2.45%
The Pavilia Forest sits in Kai Tak with about 1,305 units completed 2025–2025. 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 2.45%.
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
- 73/100
- Commute
- 81/100
- Age
- 100/100
- Developer
- 82/100
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: 223–666 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| 1-bed | 223 ft² · Gross area 300 ft² | HK$5.04M | HK$11,819 |
| 1-bed | 265 ft² · Gross area 350 ft² | HK$5.98M | HK$14,045 |
| 2-bed | 389 ft² · Gross area 490 ft² | HK$8.78M | HK$20,617 |
| 2-bed | 443 ft² | HK$10.00M | HK$23,479 |
| 3-bed | 560 ft² | HK$12.65M | HK$29,680 |
| 3-bed | 666 ft² · Gross area 800 ft² | HK$15.04M | HK$35,298 |
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$300,094 | HK$150,047 |
| 5% | HK$500,156 | HK$250,078 |
| 8% | HK$800,249 | HK$400,125 |
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 | HK$17,005–HK$22,523 | HK$21,307 | 36 |
| 中原地產 Centanet | HK$19,865–HK$26,260 | HK$21,591 | 1 |
| 美聯物業 Midland | HK$22,393–HK$28,993 | HK$22,703 | 1 |
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 |
|---|---|---|---|---|
| 2026-10-08 | 柏蔚森 III 15 B | 382 ft² | HK$9.13M | HK$23,911 |
| 2026-10-08 | 柏蔚森 II 2 B | 262 ft² | HK$4.90M | HK$18,773 |
| 2026-10-08 | 柏蔚森 II 7 F | 262 ft² | HK$4.90M | HK$18,702 |
| 2026-10-08 | 柏蔚森 I 6 A | 385 ft² | HK$9.43M | HK$24,504 |
| 2026-10-08 | 柏蔚森 I 2 A | 382 ft² | HK$9.13M | HK$23,959 |
| 2026-10-07 | 柏蔚森 II 7 F | 262 ft² | HK$4.90M | HK$18,702 |
| 2026-10-07 | Azure Forest 15 B | 382 ft² | HK$9.13M | HK$23,911 |
| 2026-09-30 | 柏蔚森 I 高層 C | 262 ft² | HK$4.90M | HK$18,773 |
| 2026-09-24 | 柏蔚森 II 19 B | 389 ft² | HK$8.83M | HK$22,689 |
| 2026-09-24 | 柏蔚森 II 高層 A | 389 ft² | HK$8.83M | HK$22,698 |
| 2026-09-23 | 柏蔚森 II 20 B | 389 ft² | HK$9.05M | HK$23,257 |
| 2026-09-23 | 柏蔚森 III 高層 A | 389 ft² | HK$9.05M | HK$23,294 |
| 2026-09-23 | 柏蔚森 II 高層 B | 262 ft² | HK$6.50M | HK$24,723 |
| 2026-09-23 | 柏蔚森 II 22 F | 262 ft² | HK$6.50M | HK$24,790 |
| 2026-09-23 | 柏蔚森 II 19 B | 389 ft² | HK$8.83M | HK$22,689 |
| 2026-09-22 | 柏蔚森 II 22 F | 262 ft² | HK$6.50M | HK$24,790 |
| 2026-09-22 | 柏蔚森 II 20 B | 389 ft² | HK$9.05M | HK$23,257 |
| 2026-09-18 | 柏蔚森 II 高層 C | 443 ft² | HK$9.43M | HK$21,257 |
| 2026-09-18 | 柏蔚森 II 10 Q | 442 ft² | HK$9.43M | HK$21,330 |
| 2026-09-17 | 柏蔚森 II 22 E | 382 ft² | HK$9.51M | HK$24,882 |
| 2026-09-17 | 柏蔚森 I 高層 D | 383 ft² | HK$9.51M | HK$24,833 |
| 2026-09-16 | 柏蔚森 II 高層 A | 393 ft² | HK$9.33M | HK$23,750 |
| 2026-09-16 | 柏蔚森 II 21 K | 393 ft² | HK$9.33M | HK$23,478 |
| 2026-09-16 | 柏蔚森 II 21 J | 287 ft² | HK$7.04M | HK$24,533 |
| 2026-09-16 | 柏蔚森 I 高層 B | 287 ft² | HK$7.04M | HK$24,566 |
| 2026-09-15 | 柏蔚森 I 23 F | 400 ft² | HK$8.71M | HK$21,780 |
| 2026-09-04 | 柏蔚森I 26 E | 391 ft² | HK$8.66M | HK$22,159 |
| 2026-09-04 | Azure Forest 15 B | 382 ft² | HK$9.13M | HK$23,911 |
| 2026-09-04 | 柏蔚森 II 20 B | 389 ft² | HK$9.05M | HK$23,257 |
| 2026-09-04 | 柏蔚森 II 19 B | 389 ft² | HK$8.83M | HK$22,689 |
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 Pavilia Forest's own stored figures and moves with the daily update.
How much is The Pavilia Forest per square foot?
Saleable prices at The Pavilia Forest currently run HK$17,939–HK$26,260 per sq ft, with a mid-point of HK$22,100. 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 Pavilia Forest cost in total?
A mid-size flat at The Pavilia Forest works out at roughly HK$10.00M 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 Pavilia Forest?
The most recent reported deal we hold at The Pavilia Forest is from October 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 Pavilia Forest?
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 2.45%, on a median reported rent of about HK$15,000 a month.
How much is the management fee at The Pavilia Forest?
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 Pavilia Forest?
The Pavilia Forest was completed in 2025, making it around 1 years old. Age matters for mortgage terms and for the maintenance levies an older building can charge.
How many units does The Pavilia Forest have?
1,305 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 Pavilia Forest?
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 Pavilia Forest?
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 Pavilia Forest. 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 Pavilia Forest?
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 Pavilia Forest
- Stamp duty payable when buying at The Pavilia Forest
- Solicitor's fees when buying at The Pavilia Forest
- The Pavilia Forest management fee against the Hong Kong average
- The yearly cost of holding a flat at The Pavilia Forest
- Monthly mortgage payment for The Pavilia Forest
Other estates in Kai Tak to compare
Same-district alternatives — compare price per sq ft, size and yield before settling on The Pavilia Forest.
- The Pavilia Forest or One Kai Tak?One Kai Tak · HK$18,135–HK$28,742 · 1,169
- The Pavilia Forest or One Victoria?One Victoria · HK$18,485–HK$27,980 · 1,059
- The Pavilia Forest or Kt Marina?Kt Marina · HK$18,446–HK$26,797 · 1,017
- The Pavilia Forest or K‧Summit?K‧Summit · HK$21,212–HK$28,951 · 1,006
- The Pavilia Forest or Lung Yu?Lung Yu · HK$19,079–HK$26,034 · 930
- The Pavilia Forest or The Henley?The Henley · HK$23,456–HK$35,807 · 883
- The Pavilia Forest or Victoria Skye?Victoria Skye · HK$18,950–HK$26,800 · 822
- The Pavilia Forest 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.