Yat Nam: score, psf band and negotiating room

Yat Nam sits in Ap Lei Chau with about 138 units completed 2022–2022. Roughly 4.3% of its stock changes hands each year, the weighted commute to the main employment hubs is about 27 minutes, and the net rental yield after management fee, rates and a vacancy allowance works out at 2.48%.

The five pillars

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: 183–334 ft²

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.

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.

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.

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.

Every listing is currently asking above our estimate — which is exactly when negotiation pays.

Listings last confirmed on the portals on 6 Sept 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 Anything sold or withdrawn drops off automatically, and a listing whose price and size do not reconcile is not shown.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: 19 · Confidence: Indicative ｜ ±21.2%

Model settings: each deal's influence halves every 6 months; adjusted for size (elasticity 0.35), floor (0.54% per storey) and deal date (-0.60% per month); variation explained 50%.

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.

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.