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Mortgage in Hong Kong New Rules

Hong Kong mortgage Rules are changing.

With more than 20 years covering Sai Kung and ClearWaterBay areas, our agency always pays attention to what’s going on in the real estate market. After Hong Kong’s housing prices increased more than 200% in the last ten years, many residents became unable to afford homes or to find properties under the value limit eligible for a 10% down payment. Home prices in Hong Kong’s secondary market, despite the recent street protests, went up to a record high, 500% up compared to 2003 following the Sars outbreak.

Mortgage in Hong Kong, what are the new rules?

Now Hong Kong’s chief executive Carrie Lam announced plans to relax mortgage rules to help first-time home buyers. What does it mean:

For mortgage loans up to 90% loan-to-value (LTV) ratio applicable to first-time homebuyers (provided mortgagors are not holding any residential properties in Hong Kong at the time of applying for mortgage insurance), the maximum property value is getting raised to HK$8 million, versus HK$4 million previously.

Therefore first-time home buyers will be able to buy more expensive homes with a down payment of just 10%. The new measure is applicable to completed self use private residential properties under personal ownership.

The maximum property value eligible for mortgage loans up to 80% loan-to-value (LTV) ratio will also be raised from HK$6 million to HK$10 million.

For homebuyers taking mortgage loans with property values going beyond the existing caps (i.e. HK$10 million for mortgage loans up to 80% LTV ratio and HK$8 million for mortgage loans up to 90% LTV ratio), an additional 15% premium for mortgage insurance will be charged, which can be paid together on a monthly basis with the mortgage repayment.

Until the new policy, general homebuyers had to pass stress tests which were set by banks and could spend up to half of their monthly income on mortgage repayments.

With the new measure first-time homebuyers can be excluded from the stress test and still be eligible for up to 90% loans (subject to the additional 15 per cent premium for mortgage insurance).

The rules only apply to the buyers covered by the Mortgage Insurance Programme, a plan issued by the Government to assist first-time home buyers.

Is this good news for you?

As an example, with this new rule, with a 90% mortgage a buyer of an HK$8 million property in Sai Kung (or elsewhere in Hong Kong) will have his initial down-payment falling to HK$800,000, versus HK$2.4 million previously.

Now considering an average mortgage rate of 2.6% on a 30-year loan, for the above example the monthly repayment will still rise to HK$29,000.

However as the monthly mortgage payment can’t exceed 50% of the borrower’s household income, this scenario would require a monthly salary or income of HK$58,000, while the Hong Kong’s average monthly income is just about HK$17,500 (from the government data).

Therefore the new rule may raise concerns that some people could be taking on too much risk, as someone might be able to afford the down payment for their property (now as little as 10%), however with no certainty they will be able to afford the mortgage payments afterwards.

With the the new policy transactions on properties valued below HK$10 million are expected to increase by 20%, as more people will be able to afford a down payment. However without an increase in the total housing supply housing prices may rise even more.

Another aspect that needs to be watched out is the market movements. Despite home prices in Hong Kong being at a record high, someone might still be buying a property at a high point in the market today and (as already observed, not be totally safe from an economic downturn following some market movements), could end up getting stuck with negative equity, meaning the value of the property is becoming less than the outstanding balance on the loan taken.

Consequently as much as the new mortgage rules are attractive and will definitely help out first time home buyers, before taking a mortgage right away, step back for a moment, think, consider your debt to income ratio and ensure you will have the ability to pay up your monthly installments , understand the market you’re buying in, and if you’re struggling, don’t hesitate to talk to a mortgage advisor.

For enquiries on properties up to HK$10 million in Sai Kung and ClearWaterBay, just contact our team:

Eastmount property agency limited – 27910498 / 96677186

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10 Tips to find a reliable agent in Sai Kung

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Find a Reliable Agent in Sai Kung

Buying or selling a real estate property is an exciting experience for everyone especially the ones living in Sai Kung. Since Sai Kung is a unique area in Hong Kong with forest, fishing villages, and nature covering half of the area which makes the prospect of buying/selling real estate property a thrilling experience. The whole process can be enhanced by a reliable real estate agent who is aware of the market. 

How to find a reliable agent in Sai Kung
How to find a reliable agent in Sai Kung

Here are the top 10 tips that’ll help you find a reliable agent in Sai Kung.

Find someone with the best negotiation ability to get you the best price

When looking for real estate agents find someone who is knowledgeable about the location, is aware of the current market, and has the needed negotiation skills to get you the best possible deal. 


Excellent communication skills

Having smooth communication skills is essential to any industry including real estate. That is why it is important that you hire someone with excellent communication skills. You can rely on them especially if you are new to Sai Kung and you speak a foreign tongue like English or Spanish.


Knows what they are doing

Find someone who knows about that location and has thorough geography information. A reliable real estate agent should know what they are doing. There will be a lot of twists and turns along the way of you getting the real estate property of your dreams but having a reliable, high-quality real estate agent will help you get that property quickly.

Seek referrals from others 

Despite the advancements in technology and how it has changed the way people search for homes, the perfect real estate agent should still be a human-to-human choice. Referral from others would be an effective way of getting in touch with a reliable agent.


Find an agent that you can trust

Sometimes, getting to know if someone is reliable can be as simple as talking. However, pay attention to the way they listen to you and behave. Take your time to find someone that respects and trusts their clients.

Look for honest, passion, and conviction

Look at the way the real estate agents work. You should always pay attention to their appearance, their passion for their work, and their conviction and honesty. Because in the end, your real estate agent should be open about what it would take to get the deal done faster. 


Make sure they can close the deal

Be sure that you do your research and look for someone who understands the needs of buyers and sellers, keeps them satisfied, and closes the deal superfast. 

Prefer a local, experienced realtor

Nothing can beat experience in the real estate industry. Your best bet to getting the real estate property of your dreams would be to find a local realtor. They’ll know all about the local area, which is the best real estate in different terrains, the best prices for real estate, and more.


Shortlist a few people before you make the final decision

You can look for the best real estate agents in Sai Kung and add them to your list. Meet each one of them personally and get to know about their work and experience. Also, notice details like how they respond to your emails and calls or in how much time do they get back to you if they’re busy when you call them. 

Ask questions and check how they respond

Hiring a real estate agent means you’re hiring a professional for a big financial transaction. It is important that you get to know how they will treat you and your needs before you pick someone for the job. Try to find out how they propose to carry out the buying/selling of real estate, how experienced they are, how much do they know about the place, and more. If they aren’t able to satisfy you with their answers, there is no reason to keep working with them. 

After read this article and I’m sure you can find a good agent .

Eastmount Property Agency Limited  27910498 / 96677186

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Waterfront property in Clearwater bay

Private Pool House in Clearwater Bay
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Waterfront House

A rare real estate investment

A rare real estate investment at Little Palm Beach, Clearwater Bay, has come on the market handled by Marco Ma’s Eastmount Property Agency Ltd. Priced at $168 million, the property has been pristinely renovated and landscaped by a fastidious owner.

  The house has a beautiful location on the beach at a promontory at the bottom of Hang Hau Wing Lung Road, which runs down the hill from Clearwater Bay Road. The view is of the waters of Port Shelter and the beach is directly accessed from the property by a secured gate.

Private swimming pool
Private swimming pool

How many properties are there like this one ?

“How many properties are there in all of Hong Kong like this one?” Marco asked rhetorically. “This is the most special waterfront property in Clearwater Bay I have ever had on my books.” Marco has been operating his own real estate agency for more than 20 years. “It is so special it is like a collector’s item.” The property’s value is bound to rise over time, he said.

Living Room
Living Room

The property has two houses

In fact the waterfront property has two houses. A main building of 3235 sq ft GFA over three floors and a guest house of 1608 sq ft GFA also of three floors. The landscaped gardens total 9136 sq ft with a swimming pool as centrepiece. There are only three houses widely separated on the promontory with a small yacht club operated by the Hong Kong Sailing Training Association.

There are two beaches, a sandy one that the property overlooks, and a rocky one on the other side of the promontory. The beaches are quiet except for the occasional swimmer, fisherman or dog walker.


Beautiful Sunset view from terrace
Beautiful Sunset view from terrace

Why the landlord want to sell this waterfront property ?

Why is the owner of the property since 1998 selling? Because his children have grown up and moved overseas and he no longer needs such a large house, Marco said. “The fact that the owner of this valuable house appointed us as agent to sell this prestigious lot proves Eastmount is a high reputation and trustworthy company.”

Property Entrance
Property Entrance

Marco’s agency is located at an upper floor in the same compound as The Picture House on Yi Chun St, Sai Kung.

You can reach him or his staff at mobile 9667 7186, office 2791 0498 or email [email protected]. The agency’s website is at www.eastmount.com.hk

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Hong Kong Luxury Real Estate News

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Sai Kung News

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Marco Ma, star residential property agency boss, wins deals satisfying for both sides

If you are aiming to sell or buy a high-end residence in Sai Kung or Clearwater Bay the agent to contact is Marco Ma. Marco is owner-director of Eastmount Property Agency Ltd located on an upper floor in the same compound as The Picture House on Yi Chun St. He is a personable character with a way of charming clients and winning good deals, while leading a staff of eight.

The secret to success in residential property is deep knowledge of the local geography and people, Marco says. He has lived in Sai Kung since he was a teenager and has been running Eastmount for 20 years. “We focus on high-end residences. If you want a beautiful house with a big garden come to see us.”

The Eastmount boss cited examples of property deals his agency negotiated recently that were good value for both sides:

SOLD for $20.8 million residence at Green Field Villa, Chuk Yung Road

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• Green Field Villas: A Sai Kung man planning to move to Australia put a house in Greenfield Villa on the market. It is a 2100 sq. ft. residence with a 6000 sq. ft. in-deed garden and a private gate into a walled compound. Marco listened to the seller’s desires then matched him with a buyer seeking a home for future retirement. A sale went through at $31.8 million. “This was a win-win for both sides. The place has been rented out for $100,000 a month.”

Fung Sau Road
SOLD for $45 million this property at Fung Sau Road

• Tai Mong Tsai: A rare villa house at Fung Sau Road with a 180-degree sea view was bought by an Eastmount client recently for $45 million. It has a usable area of 3000 sq. ft. and has been renovated in a modern style. Gardens are laid out at the front and back. Marco’s client is now living in this “beautiful large unusual property”. The owner sold because he was planning to move back to Australia.

Marco likes to focus on up-market residential sales. “We ask clients a lot of questions, drawing out their preferences and desires. We search selected properties and find ones that meet the client’s criteria. Then we take him or her on a district tour in our Tesla.”

More examples of some of the finest deals Eastmount has accomplished recently:

Property valued at $86 million for sale at Silverstrand

• Silverstrand: The owner of a single house with a sea view and extensive garden sold at $135 million. Marco said it was a satisfying deal for both buyer and seller.

Sheung Sze wan
SOLD for $60 million this residence at Sheung Sze Wan

• Sheung Sze Wan: The client is a collector of racing cars, so Marco’s team had to find a property with a very large parking garage. They found one near Sheung Sze Wan with parking for 10 cars. The 25-year owner wanted to sell for retirement planning reasons. “The house is right on the water with a lovely view. We negotiated a sale at $60 million. Now both sides are happy and our buyer who has moved in with his racing cars.”

Marco said, “Clients sell for many reasons. Some because of retirement, some because their children have moved out and they don’t need such a large property. We listen to our clients and do our best to serve them with heart. Because of our 20 years of experience we know how to make customers happy in each transaction.”

wong keng tei
The indicative price for this property at Wong Keng Bay is $100 million. It may be rented for $100,000 a month

Eastmount’s eight agents on staff also do leasing deals, in the same way, carefully listening to clients’ wishes then locating properties that satisfy their desires. Eastmount operates at the higher-end of the market. “It used to be common for clients to be willing to rent at $70,000 to $80,000 month. Now we notice on average their price range has come down to $60,000 to $65,000.” Marco said this will get you a villa house in the up-market areas of Hebe Haven, Chuk Yung Road, Yan Yee Road or Clearwater Bay’s Wing Lung Road.

o poi
House at Clear Water Bay’s O Pui Village for sale at $27 million or rent at $70,000 a month
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Seung Sze Wan water front house leased $130K

You can contact Marco and his staff on mobile 9667 7186, office 2791 0498, email [email protected] See the properties Eastmount has on offer currently at www.eastmount.com.hk

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Cafés in Sai Kung

Sai Kung Cafe


We already know that Sai Kung town has many things to offer in terms of food and drinks.

And one of the reasons why Sai Kung is such a popular destination for an escape from the city is also its numerous coffee shops or “cafés”.


Unlike a decade ago, the new trend in China for coffee consumption has been growing fast, which has turned the traditionally tea-drinking country into a huge market for coffee.

The same trend applies in HongKong: Coffee has never been so popular here, and all coffee lovers have literally transformed Hong Kong’s café scene in the past years.

The number of coffee shops in the city has rapidly expanded in the last five years with the introduction of international coffee chains.


As an example, in 2012 was launched The Coffee Academics, one of the first specialty coffee companies in Hong Kong, which has now become one of Hong Kong’s biggest coffee chains.

Not to mention Hong Kong baristas who have also made their way to the world stage in recent years,.


Sai Kung town, with many specialty coffee shops that now operate across the small, yet very inviting, town centre, is undoubtedly part of it!

Considering the lifestyle that has become somewhat more westernised, starting the day with a cup of aromatic coffee, or enjoying a simple espresso or cappuccino at one of the numerous coffee shops in Sai Kung has become a trend.


Any newcomer in Sai Kung who is also a coffee lover should try some of those and will definitely be hooked to at least one.

Each one has its own signature, but to name a few:


– On the main square in Sai Kung

⁃     Classified (5 Sha Tsui Path,Sai Kung)

Classifed Sai Kung

⁃     Cena (9 Sha Tsui Path, Sai Kung)

Sai Kung Cena


– On Hoi Pong Square

⁃     Little Cove (Sai Kung Hoi Pong Square, No. 1, Shop 1-2, Gd Flr, Block 1300)



– On See Cheung street (the almost pedestrian street, which gives to Sai Kung its so relaxing bohemian vibe)

⁃     Shiba Taro café (11 See Cheung St)

⁃     Blacksmith (17 See Cheung St)

Black Smith

⁃     My sunshine house (45 See Cheung St)


⁃     Taps café (38 See Cheung St)

Taps Coffee

⁃     Nowhere Man (36 See Cheung St)

Nowhere man

⁃     Bem Bom  (48 See Cheung St)


On Hoi Pong street.

⁃     Café Alley (3 Hoi Pong street)

Cafe Alley

A small café, a litle bit hidden but one of the best coffees in town.


⁃     Moni stand (1/F., 5 Tak Lung Back St).

Very hidden, an interesting spot with a collection of records, and an excellent coffee.


⁃     Bei coffee (3 Sai Kung Tai street). A Japanese coffee shop.


⁃     Crazy Cow café & The Farmhouse (G2, 1A Chui Tong road)


For the most classic or budget friendly ones you’ll also find Starbucks and McCafé.

Come to Sai Kung and have a coffee!!!

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10 Best in Sai Kung

best activities in Sai Kung

Best restaurant

Two of Sai Kung’s seafood restaurants have Michelin stars

Loaf On has held a star since the first Hong Kong guide was published in 2010.

This restaurant stands out because of its cooking. Wonderfully fresh seafood is prepared using traditional home recipes that let the quality of the ingredients speak for themselves. Must-try dishes include fish soup, mantis shrimp with chilli and garlic and their steamed fish with sea salt. Traditional Cantonese dishes are also done well, like deep-fried tofu.

Tel : 27929966

Sing Kee was also awarded a Michelin  last year,

What is special about this restaurant is the abalone menu.The abalone are prepared in various ways, from deep-fried to steamed; try the stewed abalone in oyster sauce.

Tel : 27919987

Best school

The Hong Kong Academy is a lead international school which offers the International Baccalaureate Primary Years, Middle Years and Diploma Programmes for students from Pre-Kindergarten through 12th grade.

The Nord Anglia International Pre-School, Offers a personalised approach to learning, with a vision that every child should aim to excel and be ambitious, as there is no limit to what a child can achieve.

Best sailing facilities

The Hebe Haven Yacht Club, established in 1963, has been providing yachting and boating facilities as a private members club in the picturesque bay of Pak Sha Wan in Sai Kung for over 50 years. The surrounding coastline and nearby islands in Port Shelter provide some of the best sailing waters and beaches in Hong Kong.

Best Real Estate Agency

Eastmount Property Agency Limited has the best reputation and the best reviews. With more than 20 years experience in the Sai Kung and Clear Water Bay areas, this agency has an extensive knowledge of the market, a very good understanding of the needs of its customers and will do its best to fulfill their demand.

Best Sport club

The Hong Kong Golf & Tennis Academy provides a new benchmark in aspirational training facilities for sports lovers near and far. The HKGTA not only offers tailored programmes but also provides beutifully crafted ancillary facilities in support of sports wellness

Best Hiking place

The Sai Kung West Country Park. A 30 square kilometres (12 sq mi) country park on the Sai Kung Peninsula, with lots of unexploited wilderness, a variety of butterflies, aquatic life. Yet close to urban area enough to be reached quickly. Opened in 1978 the park’s sights include: Wong Chuk Wan, Tai Mong Tsai, Hoi Ha Marine Park.

Best Boat/Land trip

The Hong Kong UNESCO Global Geopark, was inaugurated on 3 November 2009. It is a single entity of land area over 150 km² across parts of the eastern and northeastern New Territories. There are 9 land tour routes and 2 boat tour routes that were developed to enhance recreational and educational values of the geopark tourism activity. The routes are planned and designed according to characteristic and the geological situation of various scenic sites.

Best massage

[email protected] Kung . A reliable quality and service in clean and efficient surroundings.

Each massage is tailored to the customer’s needs to help the body relax and restore in each and every session, ultimately to find a revitalised and deeper sense of well being.

Best coffee shop

Little Cove. A really popular cafe for expats and foreigners, which recently opened their new location in Sai Kung, a bigger place by the seafront, all done in light colors and a big outside terrace. They serve one of the best coffees in town in a very relaxing environment.

The staff is young and vey friendly.

Best location to live

From detached villas with spacious rooms a few minutes drive to Sai Kung town, like Jade Villa, to modern apartments only a very short walk from town, with all the facilities, including large pools, like The Mediterranean or The Park Mediterranean residences, to some more affordable village houses with their charm and authenticity, like the ones in Sha Kok Mei or Po Lo Che.

There are many spots around Sai Kung town, with their pros and cons, that can match different demands for different customers.

Feel free to enquire in a Real Estate Agency for more details, like Eastmount Property Agency Ltd.

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Still thinking move to Sai Kung | Clear Water Bay:Lets explore ours beautiful Hong Kong Backgarden

Thinking move to Sai Kung

Are you thinking move to Sai Kung ? Hong Kong Backgarden is one of the best location for living , and near the nature environment,  avoid the urban and stress , and now we will explore more about this beautiful hidden gem .

Why Eastmount

With more than twenty years experience in the Real Estate business covering the whole Sai Kung and ClearWater Bay area , Eastmount Property Agency Limited has aquired very thorough knowledge and a great experience of the area.

Whether you’re looking for a detached house, a duplex, an apartment with or without garden, a view on the green, the mountains or the sea, whether you’re moving as a couple or as a family looking for 3 + bedrooms, Eastmount Property Agency Limited will do its best to find the property that matches your needs.

Its database is very regularly updated to keep you up to date on the latest offers on the market.


Why Sai Kung

First: a few words about Sai Kung and its surroundings.


The Sai Kung peninsula is known for its fishing villages, picturesque boats, beaches, hiking paths,

mountain sceneries, country parks, and other natural attractions.

One of the most popular destinations is Sai Kung town, which offers plenty to explore within the town,

from walks along the pier, to restaurants, and quaint cafes.

On the waterfront a busy floating seafood market supplies the waterfront eateries,

and with the fresh seafood being so plentiful, Sai Kung offers many dining options, not to mention the wine bars,

along the seaside promenade.


Island in Sai Kung

Sharp Island, with two beautiful beaches and a hiking trail is only a short ferry ride from Sai Kung Pier,

and probably one of the easiest islands to access.

Hiring a public junk boat or getting a private one with friends is also one of the best ways to explore

Sai Kung’s beaches,(from Tai Long Wan, Ham Tin, to Long Ke Wan, which all are located within the vast Sai Kung Country Park),

and admire the beauty of the UNESCO Global Geopark that would be difficult or impossible to access on foot.


Property Development

Sai Kung, consisting mainly of village houses is a low-density neighborhood

where you can enjoy relatively more living space and an abundance of fresh air

compared to high-rise neighborhoods. With plenty of open space and a good size of expat population,

Sai Kung, in some way, resembles the landscape of overseas suburbs with a laid-back and relaxing attitude.


Children in Sai Kung

If you have children, there are international schools in the district, including Clearwater Bay School,

ESF Abacus International Kindergarten, The Nord Anglia International Pre-School,

The Sai Kung Montessori Kindergarten school, and the Hong Kong Academy,

offering programmes of pre-kindergarten, primary years and middle years.


For younger ones, the town center has many playgrounds, all very safe for children,

and Sai Kung also offers the Lions Nature Education Centre which has five exhibition halls plus heaps

of flora and fauna to entertain the kids.

There’s an arboretum, a medicinal plants garden, an insectarium, a mineral and rocks corner and a shell house.

There’s also a dragonfly pond and a lotus pond.


With all of the above and much more making it the “back garden of Hong Kong”, if you feel like moving,

renting, buying in Sai Kung or the Sai Kung area, please do contact Eastmount Property Agency Limited

and we’ll do our best to find the accommodation that suits your budget and your needs.


Eastmount Property Agency Limited 

*Welcome for enquiry*