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Is HK$9,906,000 an observed asking-price band, a financing threshold in the sample, or simply the point where buyer behaviour seemed to change? That distinction matters. I’d also separate purpose-built accommodation from ordinary flats marketed to students, if both are included. Can contributors...

I’d put micro-location ahead of lease length until you know how closely the sold property matches. Two townhouses nearby can differ materially because of light, access, outlook, outdoor space or parking. I also wouldn’t apply one broad floor-area adjustment: compare like-for-like unit rates...