16/F 2

in THE ROYALE PHASE 2 STARFRONT ROYALE TOWER 2

Tuen Mun District · New Territories West

Switch unit

Floor

338 ft² 308 ft² G/F 10 289 ft² G/F 2 288 ft² G/F 3 200 ft² G/F 5 393 ft² G/F 6 393 ft² G/F 7 262 ft² G/F 8 269 ft² G/F 9 268 ft² G/F 1 490 ft² G/F 16 304 ft² G/F 17 302 ft² G/F 18 336 ft² G/F 2 311 ft² G/F 21 297 ft² G/F 22 280 ft² G/F 3 220 ft² G/F 5 414 ft² G/F 6 408 ft² G/F 7 284 ft² G/F 8 290 ft² 1/F 1 511 ft² 1/F 10 290 ft² 1/F 11 291 ft² 1/F 12 219 ft² 1/F 16 324 ft² 1/F 17 324 ft² 1/F 18 357 ft² 1/F 19 364 ft² 1/F 2 311 ft² 1/F 21 319 ft² 1/F 22 301 ft² 1/F 3 220 ft² 1/F 5 414 ft² 1/F 6 416 ft² 1/F 7 274 ft² 1/F 8 290 ft² 1/F 9 290 ft² 2/F 1 511 ft² 2/F 10 290 ft² 2/F 11 291 ft² 2/F 12 216 ft² 2/F 15 486 ft² 2/F 16 300 ft² 2/F 17 324 ft² 2/F 18 357 ft² 2/F 19 358 ft² 2/F 2 311 ft² 2/F 20 307 ft² 2/F 21 314 ft² 2/F 22 301 ft² 2/F 3 220 ft² 2/F 5 414 ft² 2/F 6 416 ft² 2/F 7 294 ft² 2/F 8 290 ft² 2/F 9 290 ft² 3/F 1 511 ft² 3/F 10 290 ft² 3/F 11 291 ft² 3/F 12 216 ft² 3/F 15 486 ft² 3/F 16 300 ft² 3/F 17 324 ft² 3/F 18 357 ft² 3/F 19 358 ft² 3/F 2 311 ft² 3/F 20 307 ft² 3/F 21 314 ft² 3/F 22 301 ft² 3/F 3 220 ft² 3/F 5 414 ft² 3/F 6 416 ft² 3/F 7 294 ft² 3/F 8 290 ft² 3/F 9 290 ft² 5/F 1 511 ft² 5/F 10 290 ft² 5/F 11 291 ft² 5/F 12 216 ft² 5/F 15 486 ft² 5/F 16 300 ft² 5/F 17 324 ft² 5/F 18 357 ft² 5/F 19 358 ft² 5/F 2 311 ft² 5/F 20 307 ft² 5/F 21 314 ft² 5/F 22 301 ft² 5/F 3 220 ft² 5/F 5 414 ft² 5/F 6 416 ft² 5/F 7 294 ft² 5/F 8 290 ft² 5/F 9 290 ft² 6/F 1 511 ft² 6/F 10 290 ft² 6/F 11 291 ft² 6/F 12 216 ft² 6/F 15 486 ft² 6/F 16 300 ft² 6/F 17 324 ft² 6/F 18 357 ft² 6/F 19 358 ft² 6/F 2 311 ft² 6/F 20 307 ft² 6/F 21 314 ft² 6/F 22 301 ft² 6/F 3 220 ft² 6/F 5 414 ft² 6/F 6 416 ft² 6/F 7 294 ft² 6/F 8 290 ft² 6/F 9 290 ft² 7/F 1 511 ft² 7/F 10 290 ft² 7/F 11 291 ft² 7/F 12 216 ft² 7/F 15 486 ft² 7/F 16 300 ft² 7/F 17 324 ft² 7/F 18 357 ft² 7/F 19 358 ft² 7/F 2 311 ft² 7/F 20 307 ft² 7/F 21 314 ft² 7/F 22 301 ft² 7/F 3 220 ft² 7/F 5 414 ft² 7/F 6 416 ft² 7/F 7 294 ft² 7/F 8 290 ft² 7/F 9 290 ft² 8/F 1 511 ft² 8/F 10 290 ft² 8/F 11 291 ft² 8/F 12 216 ft² 8/F 15 486 ft² 8/F 16 300 ft² 8/F 17 324 ft² 8/F 18 357 ft² 8/F 19 358 ft² 8/F 2 311 ft² 8/F 20 307 ft² 8/F 21 314 ft² 8/F 22 301 ft² 8/F 3 220 ft² 8/F 5 414 ft² 8/F 6 415 ft² 8/F 7 294 ft² 8/F 8 290 ft² 8/F 9 290 ft² 9/F 1 511 ft² 9/F 10 290 ft² 9/F 11 291 ft² 9/F 12 216 ft² 9/F 15 486 ft² 9/F 16 300 ft² 9/F 17 324 ft² 9/F 18 357 ft² 9/F 19 358 ft² 9/F 2 311 ft² 9/F 20 307 ft² 9/F 21 314 ft² 9/F 22 301 ft² 9/F 3 220 ft² 9/F 5 414 ft² 9/F 6 416 ft² 9/F 7 294 ft² 9/F 8 290 ft² 9/F 9 290 ft² 10/F 1 511 ft² 10/F 10 290 ft² 10/F 11 291 ft² 10/F 12 216 ft² 10/F 15 486 ft² 10/F 16 300 ft² 10/F 17 324 ft² 10/F 18 357 ft² 10/F 19 358 ft² 10/F 2 311 ft² 10/F 20 307 ft² 10/F 21 314 ft² 10/F 22 301 ft² 10/F 3 220 ft² 10/F 5 414 ft² 10/F 6 416 ft² 10/F 7 294 ft² 10/F 8 290 ft² 10/F 9 290 ft² 11/F 1 511 ft² 11/F 10 290 ft² 11/F 11 291 ft² 11/F 12 216 ft² 11/F 15 486 ft² 11/F 16 300 ft² 11/F 17 324 ft² 11/F 18 357 ft² 11/F 19 358 ft² 11/F 2 311 ft² 11/F 20 307 ft² 11/F 21 314 ft² 11/F 22 301 ft² 11/F 3 220 ft² 11/F 5 414 ft² 11/F 6 416 ft² 11/F 7 294 ft² 11/F 8 290 ft² 11/F 9 290 ft² 12/F 1 511 ft² 12/F 10 290 ft² 12/F 11 291 ft² 12/F 12 216 ft² 12/F 15 486 ft² 12/F 16 300 ft² 12/F 17 324 ft² 12/F 18 357 ft² 12/F 19 358 ft² 12/F 2 311 ft² 12/F 20 307 ft² 12/F 21 314 ft² 12/F 22 301 ft² 12/F 3 220 ft² 12/F 5 414 ft² 12/F 6 416 ft² 12/F 7 294 ft² 12/F 8 290 ft² 12/F 9 290 ft² 15/F 1 511 ft² 15/F 10 290 ft² 15/F 11 291 ft² 15/F 12 216 ft² 15/F 15 486 ft² 15/F 16 300 ft² 15/F 17 324 ft² 15/F 18 357 ft² 15/F 19 358 ft² 15/F 2 311 ft² 15/F 20 307 ft² 15/F 21 314 ft² 15/F 22 301 ft² 15/F 3 220 ft² 15/F 5 414 ft² 15/F 6 416 ft² 15/F 7 294 ft² 15/F 8 290 ft² 15/F 9 290 ft² 16/F 1 511 ft² 16/F 10 290 ft² 16/F 11 291 ft² 16/F 12 216 ft² 16/F 15 486 ft² 16/F 16 300 ft² 16/F 17 324 ft² 16/F 18 357 ft² 16/F 19 358 ft² 16/F 2 311 ft² 16/F 20 307 ft² 16/F 21 314 ft² 16/F 22 301 ft² 16/F 3 220 ft² 16/F 5 414 ft² 16/F 6 416 ft² 16/F 7 294 ft² 16/F 8 290 ft² 16/F 9 290 ft² 17/F 1 511 ft² 17/F 10 290 ft² 17/F 11 291 ft² 17/F 12 216 ft² 17/F 15 486 ft² 17/F 16 300 ft² 17/F 17 324 ft² 17/F 18 357 ft² 17/F 19 358 ft² 17/F 2 311 ft² 17/F 20 307 ft² 17/F 21 314 ft² 17/F 22 301 ft² 17/F 3 220 ft² 17/F 5 414 ft² 17/F 6 416 ft² 17/F 7 294 ft² 17/F 8 290 ft² 17/F 9 290 ft² 18/F 1 511 ft² 18/F 10 290 ft² 18/F 12 216 ft² 18/F 15 486 ft² 18/F 16 300 ft² 18/F 17 324 ft² 18/F 18 357 ft² 18/F 19 358 ft² 18/F 2 311 ft² 18/F 20 307 ft² 18/F 21 314 ft² 18/F 22 301 ft² 18/F 3 220 ft² 18/F 5 414 ft² 18/F 6 416 ft² 18/F 7 294 ft² 18/F 8 290 ft² 18/F 9 290 ft² 18/F 11 291 ft² 19/F 10 290 ft² 19/F 11 291 ft² 19/F 12 216 ft² 19/F 15 486 ft² 19/F 16 300 ft² 19/F 17 324 ft² 19/F 18 302 ft² 19/F 19 361 ft² 19/F 20 307 ft² 19/F 21 314 ft² 19/F 6 416 ft² 19/F 7 294 ft² 19/F 8 290 ft² 19/F 9 290 ft²

Estimate Mortgage & QoL Unit Information Transaction History

Crescira AVM · estimated value ● Medium confidence

HK$3.70M

≈ HK$11,883 / ft² saleable · updated 2026-06-01

Not an offer or formal valuation

Fully appraised HIBOR 1M · 3.9% Prime · 6.125%

At today's rate and a 90% mortgage, the deposit on this unit is about HK$370K, with repayments around HK$16,120/mo for the first 5 years.

Open full planner → Compare mortgage offers →

Mortgage plan · rate basis

H-plan · HIBOR + 1.30%

5.2% → capped 4.125%

P-plan · P − 2.00%

4.125%

The H-plan's cap is the P-plan rate, so with HIBOR where it is both price at 4.125% today. The H-plan is only cheaper once 1M HIBOR falls below 2.825%.

If rates change · monthly repayment

LTV

Term

▼ 0.50% · 3.625%

HK$15,169

−HK$951/mo

▼ 0.25% · 3.875%

HK$15,640

−HK$480/mo

Today · 4.125%

HK$16,120

baseline

▲ 0.50% · 4.625%

HK$17,101

+HK$981/mo

Deposit HK$370K · loan HK$3.33M · min. income ≈ HK$32,240/mo (50% DSR)

Upfront cash ≈ HK$370K (deposit + AVD stamp duty HK$100 · Scale 2, in force from 26 Feb 2026)

Up to 90% LTV is available for self-use properties at HK$10M or below under the Mortgage Insurance Programme (first-time buyers).

QoL Matrix

View full Quality-of-Life page → Government open data

Nearest MTR

LR-Sam Shing

≈ 23 min walk · 1,776 m

Education

schools within 1 km (4 within 500 m)

Daily convenience

within 1 km (4 within 500 m)

Health

hospitals/clinics within 1 km

Recreation

parks, libraries, sports within 1 km

Everyday convenience — 4 shopping and daily-needs spots nearby.

Green space & leisure — 6 parks, libraries and sports venues nearby.

Location

Unit Information

Floor: 16/F
Flat: 2
Saleable Area: 311 Saleable ft²
District: Tuen Mun District · New Territories West
School net (POA): 71

Transaction History

Date	Price	Gain / loss	$/ft²	$/ft² gross
2020-11-25	HK$5.10M	—	HK$16,393	—

Other appraised units in this building

Data sourced from Renavon.com