The ten ranked
| Estate | District | Score | Net yield | Weighted commute |
|---|---|---|---|---|
| Sha Tin | 73 | 2.95% | 31 min | |
| Tiu Keng Leng | 70 | 2.53% | 28 min | |
| Lam Tin | 69 | 2.56% | 23 min | |
| Hung Hom | 68 | 2.48% | 19 min | |
| Tung Chung | 67 | 2.68% | 44 min | |
| Ap Lei Chau | 66 | 2.39% | 27 min | |
| Tin Shui Wai | 65 | 2.96% | 55 min | |
| Mei Foo | 63 | 2.66% | 23 min | |
| Quarry Bay | 62 | 2.14% | 17 min | |
| Lantau Island | 55 | 2.04% | 47 min |
How the score is built
Liquidity (30%): annual secondary sale-and-purchase agreements divided by total units, giving a turnover rate. High turnover means abundant comparables, firmer bank valuations, an easier future exit — and hard evidence to negotiate with. 8% annual turnover scores full marks.
Net rental yield (25%): gross yield less management fees, rates and government rent, less a 4% allowance for vacancy and turnover gaps. Estates with heavy management charges (Discovery Bay, for instance) lose visibly here: the gross figure flatters, the net figure is what you bank. 3% net scores full marks, 1% scores zero.
Commute to Central (20%): realistic door-to-door time on the estate's main route, including feeder buses or ferries. 10 minutes scores full marks, 60 minutes scores zero. Commute time sets the size of the tenant pool and therefore future demand.
Building age (15%): measured from the final phase's completion. Age constrains bank valuation, caps the maximum mortgage tenor and drives maintenance levies. Older stock is more likely to be under-valued by the bank — which is itself a negotiating lever.
Developer and management (10%): the developer's record, management quality and the state of the maintenance reserve. This pillar explains why two estates of the same age in the same district can diverge in price for decades.
The score is a relative comparison, not a valuation, and it does not forecast prices. Inputs come from the Rating and Valuation Department's Hong Kong Property Review, Land Registry transaction counts, published MTR and ferry timetables, and each estate's public information.
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.