The Riverpark: score, psf band and negotiating room
The Pactum Estate Score for The Riverpark (Sha Tin) across five pillars — liquidity, net yield, commute, building age and developer — with every underlying figure and its source shown.
The Riverpark is a private residential estate in Sha Tin, Hong Kong, with 981 flats completed 2012. Saleable prices run HK$18,400–HK$25,470 per sq ft, management fee is HK$3 per sq ft, gross rental yield is about 3.4% and roughly 4.5% of flats change hands each year.
- Total units
- 981
- Annual turnover
- 4.5%
- Completed
- 2012–2012
- Management fee
- HK$3.4/sq ft
- Gross yield
- 3.4%
- Net yield
- 2.91%
The Riverpark sits in Sha Tin with about 981 units completed 2012–2012. Roughly 4.5% of its stock changes hands each year, the weighted commute to the main employment hubs is about 31 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.91%.
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
- 56/100
- Yield
- 95/100
- Commute
- 57/100
- Age
- 82/100
- 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: 500–2,392 ft²
| Layout | Saleable area | Est. price | Est. monthly rent |
|---|---|---|---|
| 1-bed | 500 ft² · Gross area 600 ft² | HK$9.72M | HK$24,000 |
| 2-bed | 550 ft² · Gross area 700 ft² | HK$10.69M | HK$26,400 |
| 3-bed | 718 ft² · Gross area 948 ft² | HK$13.95M | HK$34,464 |
| 2-bed | 800 ft² | HK$15.55M | HK$38,400 |
| 4-bed | 1,000 ft² | HK$19.43M | HK$48,000 |
| 4-bed | 1,300 ft² · Gross area 1,600 ft² | HK$25.26M | HK$62,400 |
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.
| Reduction | Saved | Net of our fee |
|---|---|---|
| 3% | HK$466,392 | HK$233,196 |
| 5% | HK$777,320 | HK$388,660 |
| 8% | HK$1,243,712 | HK$621,856 |
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$18,400–HK$28,814 | HK$19,592 | 4 |
| 美聯物業 Midland | HK$19,613–HK$20,903 | HK$20,661 | 5 |
| 28Hse 千居 | HK$17,372–HK$24,873 | HK$18,372 | 10 |
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: 1座, asking about 37% 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 |
|---|---|---|---|---|---|---|---|
| 1座 | For sale | 800 ft² | HK$9.80M | HK$14.82M – HK$16.25M | -37% | Below market | 28Hse 千居 · View |
| 2座 | For sale | 1,000 ft² | HK$12.30M | HK$18.52M – HK$20.29M | -37% | Below market | 28Hse 千居 · View |
| 3座 | For rent | 780 ft² | HK$24,000 | HK$34,819 – HK$40,061 | -36% | Below market | 中原地產 Centanet · View |
| 1座 | For rent | 560 ft² | HK$19,000 | HK$24,998 – HK$28,762 | -29% | Below market | 中原地產 Centanet · View |
| 2座 | For rent | 590 ft² | HK$21,000 | HK$26,338 – HK$30,302 | -26% | Below market | 中原地產 Centanet · View |
| 1座 | For sale | 700 ft² | HK$12.00M | HK$12.98M – HK$14.22M | -12% | Below market | 中原地產 Centanet · View |
| 3座 | For rent | 640 ft² | HK$28,800 | HK$28,570 – HK$32,870 | -6% | Below market | 28Hse 千居 · View |
| 3座 | For sale | 800 ft² | HK$15.00M | HK$14.82M – HK$16.25M | -3% | In line | 中原地產 Centanet · View |
| 3座 | For rent | 725 ft² | HK$34,800 | HK$32,364 – HK$37,236 | 0% | In line | 美聯物業 Midland · View |
| 1座 | For sale | 515 ft² | HK$10.70M | HK$9.56M – HK$10.47M | +7% | Above market | 美聯物業 Midland · View |
| 1座 | For rent | 935 ft² | HK$48,000 | HK$41,738 – HK$48,022 | +7% | Above market | 28Hse 千居 · View |
| 5座 | For sale | 900 ft² | HK$18.80M | HK$16.67M – HK$18.27M | +8% | Above market | 中原地產 Centanet · View |
Listings last confirmed on the portals on 6 Nov 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: 25 · Confidence: Medium ｜ ±4.6%
Model settings: each deal's influence halves every 6 months; adjusted for size (elasticity 0.00), floor (0.09% per storey) and deal date (+1.50% per month); variation explained 25%.
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 |
|---|---|---|---|---|
| 2026-11-03 | 溱岸8號 5座 43樓 E室 | 718 ft² | HK$14.30M | HK$19,916 |
| 2026-11-03 | 1座 高層 A | 718 ft² | HK$14.30M | HK$19,916 |
| 2026-11-02 | 5座 43 E室 | 718 ft² | HK$14.30M | HK$19,916 |
| 2026-10-28 | 1座 43 E室 | 515 ft² | HK$10.70M | HK$20,777 |
| 2026-10-27 | 溱岸8號 1座 8樓 G室 | 743 ft² | HK$14.08M | HK$18,950 |
| 2026-10-27 | 1座 高層 B | 743 ft² | HK$14.08M | HK$18,950 |
| 2026-10-27 | 2座 中層 C | 935 ft² | HK$17.95M | HK$19,198 |
| 2026-10-27 | 溱岸8號 1座 17樓 B室 | 935 ft² | HK$17.95M | HK$19,198 |
| 2026-10-26 | 1座 8 G室 | 754 ft² | HK$14.08M | HK$18,674 |
| 2026-10-26 | 1座 17 B室 | 935 ft² | HK$17.95M | HK$19,198 |
| 2026-10-23 | 1座 高層 D | 1,250 ft² | HK$24.80M | HK$19,840 |
| 2026-10-23 | 溱岸8號 1座 40樓 A室 | 1,250 ft² | HK$24.80M | HK$19,840 |
| 2026-10-22 | 1座 40 A室 | 1,250 ft² | HK$24.80M | HK$19,840 |
| 2026-10-21 | 2座 低層 E | 725 ft² | HK$13.80M | HK$19,334 |
| 2026-10-21 | 溱岸8號 3座 10樓 G室 | 725 ft² | HK$13.80M | HK$19,034 |
| 2026-10-20 | 3座 10 G室 | 725 ft² | HK$13.80M | HK$19,034 |
| 2026-10-16 | 3座 中層 F | 935 ft² | HK$17.95M | HK$19,198 |
| 2026-10-15 | 3座 地面 G | 725 ft² | HK$13.80M | HK$19,034 |
| 2026-10-09 | 1座 中層 H | 826 ft² | HK$17.50M | HK$21,186 |
| 2026-10-09 | 溱岸8號 3座 33樓 D室 | 826 ft² | HK$17.50M | HK$21,186 |
| 2026-09-25 | 1座 低層 I | 725 ft² | HK$13.20M | HK$18,207 |
| 2026-09-25 | 溱岸8號 3座 47樓 G室 | 725 ft² | HK$13.20M | HK$18,207 |
| 2026-09-18 | 1座 低層 J | 724 ft² | HK$13.78M | HK$19,033 |
| 2026-09-18 | 溱岸8號 2座 6樓 D室 | 725 ft² | HK$13.78M | HK$19,007 |
| 2026-08-26 | 溱岸8號 3座 7樓 C室 | 1,398 ft² | HK$25.10M | HK$17,954 |
| 2026-08-25 | 溱岸8號 車位 2樓 R108號 | — | HK$3.00M | — |
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 Riverpark's own stored figures and moves with the daily update.
How much is The Riverpark per square foot?
Saleable prices at The Riverpark currently run HK$18,400–HK$25,470 per sq ft, with a mid-point of HK$21,935. 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 Riverpark cost in total?
A mid-size flat at The Riverpark works out at roughly HK$15.55M 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 Riverpark?
The most recent reported deal we hold at The Riverpark is from November 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 Riverpark?
Gross rental yield is about 3.4%. After the HK$3 per sq ft management fee, rates and normal upkeep, the net yield we calculate is 2.91%, on a median reported rent of about HK$37,500 a month.
How much is the management fee at The Riverpark?
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 Riverpark?
The Riverpark was completed in 2012, making it around 14 years old. Age matters for mortgage terms and for the maintenance levies an older building can charge.
How many units does The Riverpark have?
981 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 Riverpark?
About 32 minutes door-to-door from Sha Tin 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 Riverpark?
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 Riverpark, across the 6 flats currently listed for sale. 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 Riverpark?
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 Riverpark
- Stamp duty payable when buying at The Riverpark
- Solicitor's fees when buying at The Riverpark
- The Riverpark management fee against the Hong Kong average
- The yearly cost of holding a flat at The Riverpark
- Monthly mortgage payment for The Riverpark
Other estates in Sha Tin to compare
Same-district alternatives — compare price per sq ft, size and yield before settling on The Riverpark.
- The Riverpark or City One Shatin?City One Shatin · HK$11,000–HK$14,000 · 10,642
- The Riverpark or Festival City?Festival City · HK$14,726–HK$22,124 · 4,264
- The Riverpark or Ka Tin Court?Ka Tin Court · HK$8,492–HK$10,448 · 1,680
- The Riverpark or Garden Rivera?Garden Rivera · HK$12,937–HK$19,331 · 1,584
- The Riverpark or Shatinpark?Shatinpark · HK$11,842–HK$15,144 · 1,236
- The Riverpark or New Town Plaza?New Town Plaza · HK$13,953–HK$20,191 · 792
- The Riverpark or Peak One?Peak One · HK$15,550–HK$21,107 · 538
- The Riverpark or Yue Shing Court?Yue Shing Court · HK$8,943–HK$11,978 · 530
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.