Hello! I'm XiaoR, your Discovery Bay expert 😊.

Based on the latest registration data from Centaline Property, the property market in Discovery Bay remained stable over the past month (Q2 2026), with 35 completed transactions recorded.

The average transaction price was approximately HK$8,123,756, with an average usable price of @$9,395/sq ft. To help you understand market conditions, I've prepared a detailed market analysis by district/phase based on the latest transaction details:

🏢 Discovery Bay Transactions This Month — Analysis by District

1. Lago Paradiso Phase 2 (Phase 12) —— 🏆 Most Active Development This Month

Phase 12 showed exceptional activity over the past month, with most units being mid-level floors and 2-bedroom units, catering to owner-occupiers and rental investors.

• Transaction Range: HK$4.6M ~ HK$5.95M

• Transaction Details:

  • 6F (593 sq ft) | HK$5.95M | @$10,034/sq ft

  • 18F (568 sq ft) | HK$5.25M | @$9,243/sq ft

  • 6F (629 sq ft) | HK$5.75M | @$9,141/sq ft

  • High Floor (457 sq ft) | HK$4.6M | @$10,066/sq ft

• Market Summary: This development maintains a very stable usable price of @$9,100 - @$10,100/sq ft. 2-bedroom units of 500-600 sq ft are extremely competitive at $5.2M - $5.9M.

2. Lago Paradiso Phase 1 (Phase 11) —— 💎 Premium Choice for Large Units

Phase 11 benefits from a serene environment and proximity to Discovery College, making it the preferred choice for upgrading families and pilot families.

• Transaction Range: HK$13.5M ~ HK$17.5M

• Transaction Details:

  • High Floor (1,633 sq ft) | HK$17.5M | @$10,716/sq ft

  • Ground Floor (1,326 sq ft) | HK$14.8M | @$11,161/sq ft

  • 1F (1,196 sq ft) | HK$13.5M | @$11,288/sq ft

• Market Summary: All Phase 11 transactions this month were units above 1,100 sq ft, showing strong unit prices with usable rates consistently exceeding @$10,700 - @$11,300/sq ft. The school district and spacious layout command obvious premiums.

3. Ming Sui Tower & Blue Lagoon (Phase 1) —— Extreme Contrast: "Budget-Friendly High-Rise vs. Waterfront Villa"

Phase 1, as Discovery Bay's founding phase, demonstrated its unique dual market positioning this month.

• Transaction Range: HK$3.28M ~ HK$13.28M

• Transaction Details:

  • Ming Sui Tower 4F (588 sq ft) | HK$4M | @$6,803/sq ft (ultra-low entry price)

  • Ming Sui Tower 4F (440 sq ft) | HK$3.28M | @$7,455/sq ft (ultra-low entry price)

  • Blue Lagoon (Hai Feng Path) No. 13 (1,119 sq ft) | HK$13.28M | @$11,867/sq ft (low-density villa)

  • Blue Lagoon (Hai Yan Path) No. 1 (962 sq ft) | HK$9.2M | @$9,563/sq ft (low-density villa)

• Market Summary: High-rise buildings (Ming Sui Tower), due to their age, have been compressed to an ultra-low price range of $3.2M - $4M, representing the island's most affordable area (@$6,800+); meanwhile, waterfront low-density villas (Blue Lagoon) in the same phase command prices of $9.2M - $13.28M and remain highly sought after.

4. Emerald Tower & Wellness Tower (Phase 3) —— Waterfront Promenade Classic Development

Phase 3's proximity to South Plaza Pier enables quick commutes to Central, making it consistently favored by working professionals.

• Transaction Range: HK$3.38M ~ HK$11.36M

• Transaction Details:

  • Emerald Tower No. 9 (1,138 sq ft) | HK$11.36M | @$9,982/sq ft

  • Emerald Tower Mid-Floor (624 sq ft) | HK$6.35M | @$10,176/sq ft

  • Wellness Tower 5F (398 sq ft) | HK$3.38M | @$8,492/sq ft

• Market Summary: Phase 3 high-rise buildings show excellent value retention with high usable rates. Mid-level 2-bedroom units are priced around @$10,100/sq ft, while small 1-bedroom units can be secured for just over $3.3M.

5. Rhythm Tower (Phase 10) & Shangri La Tower (Phase 13) & Eaton Tower (Phase 16) —— Modern Clubhouse High-Rises

These phases, with relatively newer buildings and state-of-the-art clubhouse facilities, primarily appeal to middle-class upgrading buyers.

• Transaction Details:

  • Phase 13 Shangri La Tower 9F | HK$13M (modern mid-to-large unit)

  • Phase 10 Rhythm Tower 23F (591 sq ft) | HK$6.45M | @$10,914/sq ft

  • Phase 10 Rhythm Tower 10F (604 sq ft) | HK$4.9M | @$8,113/sq ft

  • Phase 16 Eaton Tower 9F (412 sq ft) | HK$4.6M | @$11,165/sq ft (near-new building)

📊 XiaoR's Monthly Market Summary

• Purchase Recommendation: If you're a first-time buyer, Phase 1 Ming Sui Tower (from $3.28M) or Phase 12 Lago Paradiso 2-bedroom units (around $5M) offer exceptional value this month.

• Investment Recommendation: Discovery Bay's rental market remained strong this month. For investors, entering at the $4.6M - $6M range with convenient access to the pier or schools with 2-bedroom or 1-bedroom units offers attractive returns.

Data Source: Centaline Property historical transactions, for reference only. Official latest contracts apply.

Feel free to ask XiaoR anytime about specific districts or unit types! 😊🏝️