Renting & Buying Guides
The living guides answer “which to choose”; these articles add “how to get it done”. Buying transactions, mortgage preparation, handover inspection and the rent-vs-buy trade-off — each broken into steps and variables you can act on.
Decision Frameworks
Rent or Buy in Hong Kong? Decide with Three Variables
There is rarely a standard answer to “rent or buy”, but you can break it into three comparable variables: how long you plan to stay in Hong Kong, how much fixed outgoings your cash flow can carry, and how much residential stability you need. Get these three clear and the answer usually reveals itself.
Read more →Usable vs Gross PSF: The Comparison Step Agents Get Wrong
The same HK$8M flat can be quoted as HK$16,000 per square foot on saleable area, or HK$12,308 on gross area. Both are called 'PSF'. The step agents most often get wrong is mixing the two bases inside a single comparison. This piece sets out a checking sequence, and explains what to do when only a gross-area figure is available.
Read more →School-Net Boundary Traps in Hong Kong: 3 Checks Before a Viewing
When a parent client asks whether a flat is in the 41 school net, the street name and the net number can be very different things. This piece uses real boundary-trap cases to set out three checks before a viewing: look up the net number, verify the coverage area, and cross-check the estate on the school-net page — reducing the risk of a later complaint about wrong net advice.
Read more →Winning Mainland Talent Clients: Sell Settlement, Not Listings
Mainland Top Talent Pass Scheme and work-visa clients are unfamiliar with the Hong Kong market and value trust above hard selling. Instead of pushing listings, start by solving their settlement pain points: children's schooling, commute, neighbourhood, budget and process. This piece turns a leading agency's field approach into five practical entry points, each paired with a data page on this site.
Read more →'30 Minutes to Central': How to Shortlist Districts
'30 minutes to Central' is one of the most common filters parent and office-worker clients give, but 'to Central' can mean several things. This piece treats commute as a front-end filter, shows how to cross-check with the commute tool and district data, and is clear about the data basis.
Read more →Answering 'Where Should I Rent in Hong Kong?' With 17 Dimensions
When a client asks which district is best, impression-based answers are no longer enough. This site breaks the 18 districts into 17 objective dimensions: commute, amenities, healthcare, school nets, space, environment, quietness, safety, affordability, yield, development potential and more. This piece teaches agents to use those dimensions instead of 'I think this district is nice', and to be honest about which dimensions are estimates.
Read more →Hong Kong's 8 Most-Searched Primary School Nets in 2026: Catchment Areas, Estates & Prices
On our school-net pages, the nets that parents search most are 91, 31, 12, 35, 70, 65, 43 and 74. This piece doesn't rank them — it lays out their catchment areas and estate character, and explains why New Territories and Kowloon nets follow different price logic. For live median prices, see each net's detail page (aggregated from government open data and real transactions).
Read more →Hong Kong for digital nomads: where to live
Hong Kong is often overlooked by digital nomads, yet it pairs fast fibre, world-class public transport and a few hours' flight to most of Asia. Using our 18-district, 17-dimension framework, here is how to pick a neighbourhood by budget, commute and lifestyle.
Read more →Hong Kong cheap areas for students
Studying or interning in Hong Kong on a tight budget? This guide shows cheap-rent districts, co-renting and short-let tricks that keep your commute sane.
Read more →Hong Kong buy vs rent 2026
In 2026 Hong Kong mortgage rates have stabilised and prices cooled from their peak. The "buy or rent" debate has no single answer — this guide quantifies it with a cost framework.
Read more →Cheapest Hong Kong studios for solo living
Living alone means balancing space, privacy and budget. This picks three cheap small-unit districts — Kwun Tong, Tsuen Wan, Kwai Tsing — and shows how to compare by per-square-foot price.
Read more →Expat renting guide Hong Kong
Expats renting in Hong Kong most often overlook stamp duty, lease terms and agency fees. This guide covers the practicalities and two lifestyle hubs: Central and Wan Chai.
Read more →Hong Kong district rent data 2026
A framework for Hong Kong's 18-district rents in 2026: how to read rent tiers and per-square-foot logic, and where to pull real, current data.
Read more →Buying Process
Hong Kong Home-Buying Process: Key Stages from Offer to Completion
Second-hand property transactions in Hong Kong follow a relatively fixed sequence of milestones: offer, Provisional Agreement for Sale and Purchase, title searches, mortgage application, formal Agreement for Sale and Purchase, and completion. Once you know who is responsible at each stage and when money changes hands, the timeline stops pushing you around. This article covers the process skeleton and common sticking points; it is not case-specific legal advice.
Read more →Handover Inspection Checklist: What to Check Before Taking Keys
On handover day you normally get only a short window to inspect; problems found afterwards are far harder to fix. Grouped by structure, water and electricity, doors and windows, kitchen and bathroom, and record-keeping, this article turns the checks into a checklist you can follow, and explains what to do when you find a problem.
Read more →Co-broke Commission Split on a HK$6M Deal
On one HK$6m transaction there are three different divisions: the total commission, the split between the two agencies, and the split between each agency and its agent. This article works through all three with configurable rates, labels industry rates as convention rather than law, and closes with the buyer's cash requirement.
Read more →EAA Ad Requirements: What an AI Listing Writer Must Not Skip
A property advertisement issued by an estate agent has to carry specified information, and that does not change because the wording was drafted by AI. Based on the EAA's practice circulars, this piece lists the three mandatory items, the two steps required before publishing, and the duty to remove an advertisement once the property is no longer available — followed by a pre-publish checklist.
Read more →Pre-Handover Checklist: 12 Items to Walk Through With Your Client
A handover inspection is not just the owner's job. When the agent is present to help the client check each item, it reduces post-completion disputes. This piece adapts the inspection checklist into an agent-led walkthrough, listing 12 items that are most often missed and most likely to surface months after completion.
Read more →Mortgage & Payments
Hong Kong Mortgage Preparation Checklist: What Moves Your Payment and LTV
A mortgage is more than “how much to borrow from the bank”: several variables decide the outcome together — the property type and use, the structure and stability of your income, the repayment tenor, and the regulatory rules in force at the time. Rather than listing fixed ratios (the rules change), this article explains which variables move, what documents to prepare, and where to check the latest rules.
Read more →Hong Kong Stamp Duty 2026: AVD Bands Your Clients Ask About
A single table your client can screenshot: from the flat HK$100 charge at HK$4 million or below, all the way to 6.5% above HK$109.57 million. This article also explains why marginal relief stops the tax bill from jumping at a band boundary, and lists the three mistakes agents make most often.
Read more →How Much Cash Do I Need? The Total Buying Cost in Hong Kong
The purchase price is only one part of the cash a buyer needs. This article breaks the answer into five lines: price, AVD, agency commission, legal fee and miscellaneous costs, and shows which are variables and which are local conventions, so you can answer in one line.
Read more →HK Mortgage Capacity After the 70% LTV Rule: LTV, DSR & Insurance
Since 2024-10-16 the HKMA has applied a single 70% loan-to-value cap on residential mortgages, with the debt servicing ratio capped at 50%. This article treats LTV, DSR and mortgage insurance as three gates passed in order, and clears up the stress test question that is so often answered from outdated material.
Read more →Judging a Rental Yield: 3 Numbers and 1 Trap
When an investor asks whether a flat is worth it, three numbers settle most of the question: annual rent, price and payback period. The real variable is not the formula but the basis — saleable or gross area, headline or net rent. This piece works through an HK$8M flat at HK$22,000 a month, and shows how district rent data can be used as a cross-check.
Read more →HK$6M Budget: Which Estates Can Your Client Actually Buy?
A HK$6M budget in Hong Kong is as much about financing structure as it is about choice. This piece shows how to work backwards from the aggregated median of public transaction records to find estates the budget can reach, then narrow the list by district and school net. No platform is named; only the data basis and filtering method are explained.
Read more →Hong Kong Mortgage Rate 2026: H-Plan vs P-Plan
Before buying, what matters most is not just the price but the rate and the monthly payment. Hong Kong mortgages mainly come in two plans — H-plan and P-plan — both with a cap. The cap, not the market rate, often sets your payment ceiling. This guide explains the difference in plain language and what happens to your payment when rates move.
Read more →How to Calculate HK Stamp Duty When Buying Property
Many buyers think first-time buyers pay less stamp duty, but since 28 Feb 2024 the old Buyer's Stamp Duty (BSD), Special Stamp Duty (SSD) and the first-time/non-first-time split have all been abolished. All residential transactions now pay Ad Valorem Duty (AVD) based on price band only. This guide walks through the calculation with a worked example.
Read more →Living Guides (Evergreen Frameworks)
Haven’t decided “which district” yet? Start with these four framework pieces: district-selection logic, school nets, relocation routes and renting practice.
District Guides
Run the numbers first
We turned the trade-offs above into free calculators: mortgage payments, rent affordability, total buying cost, down-payment timeline, rent-vs-buy, and more.
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