Let’s talk about getting bang for your buck in one of Hong Kong’s coolest waterfront neighbourhoods!
Kennedy Town has come a long way since the MTR extension opened back in 2014. What was once considered “the end of the line” is now a buzzing community packed with cafes, restaurants, and that laid-back harbour vibe everyone loves. And here’s the thing, while prices have matured, there are still some seriously smart picks if you know where to look.
I’ve put together my top 3 value-for-money buildings in Kennedy Town for 2026. We’re talking a balanced mix: an older gem that’s aged beautifully, a compact newer option, and a mid-range development that hits the sweet spot. Let’s dive in!
1. The Merton: The Seasoned Classic
Address: 38 New Praya, Kennedy Town
Developer: Cheung Kong (now CK Asset Holdings)
Completion Year: 2004
Apartment Size Range: Approximately 500–900 sq ft
Estimated Management Fees: Around HK$2.80–3.20 per sq ft
Okay, I know what you’re thinking: 2004 sounds ancient in Hong Kong property years. But hear me out! The Merton is one of those rare older developments that just keeps delivering.
Why It’s Great Value
First off, the location is unbeatable. You’re right on the waterfront with proper sea views from many units: something that’s increasingly rare without paying a premium. The building sits directly on the Kennedy Town Promenade, so your morning jogs and evening strolls are sorted.
CK Asset built this one solid. The common areas have been well-maintained, and the clubhouse facilities (pool, gym, children’s play area) still hold up nicely. You’re getting resort-style amenities without the 2020s price tag.
Price per square foot tends to run noticeably lower than newer neighbours like The Sail At Victoria or Cadogan: we’re talking potentially 15–20% savings for comparable sizes. And here’s a bonus: rental yields remain competitive because tenants love the waterfront lifestyle without the premium rent.
The Surroundings
You’re a short walk from Kennedy Town MTR, surrounded by local eateries on Catchick Street, and the new Belcher Bay Park extension is right at your doorstep. Grocery runs? ParknShop and Wellcome are both within 5 minutes on foot.
2. Imperial Kennedy: The Mid-Range Sweet Spot
Address: 68 Belcher’s Street, Kennedy Town
Developer: Empire Group
Completion Year: 2017
Apartment Size Range: Approximately 280–650 sq ft
Estimated Management Fees: Around HK$4.00–4.50 per sq ft
If you want something more modern but don’t fancy paying top-tier prices, Imperial Kennedy is your friend. This one’s become a bit of a local favourite for young professionals and small families alike.
Why It’s Great Value
Imperial Kennedy hit the market at a time when Kennedy Town was still considered “up and coming,” which means original purchase prices were more reasonable. Even with appreciation, it remains competitively priced compared to ultra-premium options in the area.
The building design is smart and efficient. Units are well laid out with modern finishes, decent ceiling heights, and many enjoy partial harbour views or open city outlooks. The rooftop garden is a nice touch: perfect for unwinding after work.
Management here is responsive, and the building has maintained its condition impressively well for something approaching a decade old. You get that “newer building feel” without the sticker shock of developments completed in the 2020s.
Rental demand stays strong thanks to the building’s appeal to expats and young locals who want modern living without breaking the bank. Yields typically hover in a healthy range for the Western District.
The Surroundings
Belcher’s Street puts you in the heart of Kennedy Town’s cafe culture. You’re steps from the famous Catch coffee shop strip, local dim sum spots, and that brilliant weekend vibe the neighbourhood’s known for. MTR access takes about 6–7 minutes on foot.
3. Manhattan Heights: The Compact Contender
Address: 28 New Praya, Kennedy Town
Developer: Sino Land
Completion Year: 2003
Apartment Size Range: Approximately 400–750 sq ft
Estimated Management Fees: Around HK$2.50–3.00 per sq ft
Another waterfront veteran! Manhattan Heights often flies under the radar compared to flashier neighbours, but that’s exactly why it’s such good value.
Why It’s Great Value
Let’s start with the obvious: management fees here are among the lowest you’ll find in quality Kennedy Town buildings. For budget-conscious buyers or investors watching their bottom line, this matters a lot over time.
Sino Land delivered a practical, no-nonsense development. The layouts are efficient, maintenance has been consistent, and the building hasn’t suffered from the neglect you sometimes see in 20-year-old properties. Units facing the harbour still command those gorgeous sunset views.
Price per square foot sits comfortably below nearby newer developments, making it an attractive entry point into Kennedy Town’s waterfront market. For investors, the low overheads combined with steady rental demand create a compelling yield story.
The building doesn’t have the flashiest clubhouse, but it covers the basics well: and honestly, with the promenade right outside, who needs a fancy gym?
The Surroundings
Same brilliant waterfront strip as The Merton, with easy access to Kennedy Town’s best bits. The Smithfield wet market is nearby for fresh produce, and you’re well-connected to Sai Ying Pun and Sheung Wan via the MTR or a pleasant harbourside walk.
Quick Comparison Table
| Building | Completion | Est. Price/sq ft (2026) | Management Fee (per sq ft) | Best Value Unit Type | Investment Notes |
|---|---|---|---|---|---|
| The Merton | 2004 | ~HK$18,000–22,000 | ~HK$2.80–3.20 | 2-bed with sea view | Strong rental demand, lower entry price, waterfront premium |
| Imperial Kennedy | 2017 | ~HK$20,000–24,000 | ~HK$4.00–4.50 | 1-bed or studio | Modern finishes, young tenant appeal, solid appreciation |
| Manhattan Heights | 2003 | ~HK$17,000–21,000 | ~HK$2.50–3.00 | 2-bed harbour-facing | Lowest fees, practical layouts, consistent yields |
Note: Prices are estimates based on recent market trends and may vary by unit condition, floor, and view.
The Bottom Line
Kennedy Town’s charm lies in its mix of old and new, and these three buildings capture that perfectly. Whether you’re after waterfront living at The Merton, modern convenience at Imperial Kennedy, or budget-smart investing at Manhattan Heights, there’s genuine value to be found here in 2026.
The neighbourhood continues to mature nicely: great transport links, improving amenities, and that wonderful community feel that’s hard to replicate elsewhere on Hong Kong Island.
Thinking about making a move in Kennedy Town? I’d love to help you find the right fit. Get in touch with our team for personalised advice, or browse our current listings to see what’s available right now.
Happy hunting!
