Work out the buying cost before looking at estates
For a HK$6M flat, the buyer needs more than the price itself: stamp duty, agent commission, legal fees and incidentals all add up. Under the AVD bands as of September 2026, the stamp duty on a HK$6M flat is about 3% (around HK$180,000); with commission and incidentals, the upfront cash is materially higher than the down payment.
Enter HK$6M into the total buying cost calculator to see the cash requirement in one view. For mortgages, the HKMA has capped residential LTV at 70% since 16 October 2024, giving a maximum loan of roughly HK$4.2M; actual approval still depends on income and debt-servicing ratio.
Use the aggregated median of public transaction records as a direction
The steadiest way to judge what HK$6M can buy is not asking prices but the median per-square-foot price aggregated from public transaction records. This figure tells you the middle price level actually transacted in a district or net over a period, and is more informative than a single listing.
The basis must be honest: the PSF reference values shown on our estate and district pages come from the aggregated median of public transaction records, calculated on a saleable-area basis; they are not live quotes and do not guarantee any future transaction price. Estates with insufficient transaction records are flagged as data-insufficient.
Filter by district: draw the boundary first
Divide HK$6M by the target saleable area to get an 'affordable PSF ceiling'. For example, a 400 sq ft target gives a ceiling of about HK$15,000 per saleable sq ft. Compare this line with each district's median transaction PSF to see which districts are potentially reachable.
In general, HK$6M offers limited choice on Hong Kong Island, and more options in parts of Kowloon and the New Territories. But 'potentially reachable' is not the same as 'definitely suitable': age, view, management fees and efficiency ratio can make the actual buyable units within a district very different.
Filter by school net: put education first
If the client has a school-net requirement, list the candidate nets first, then filter estates within those nets against the HK$6M budget. This is more efficient than 'view first, check net later' and avoids boundary-trap mistakes.
Bear in mind that popular nets such as 11, 12, 34 and 41 often carry higher PSFs, so HK$6M may only buy a smaller or older unit. At this point the client has to choose: stick to the net and shrink space, or relax the net for more space.
A repeatable filtering workflow for clients
Step one: use the total buying cost calculator to set the cash requirement for HK$6M. Step two: use the mortgage capacity calculator to confirm loan amount and monthly payment range. Step three: work backwards from target saleable area to an affordable PSF ceiling. Step four: filter districts or nets that fall within that ceiling. Step five: check each shortlisted estate's median transaction PSF and data coverage.
The point of the workflow is 'set conditions first, then view', avoiding the waste of showing flats that later turn out to mismatch the budget or expectations.