Hong Kong
Hong Kong will show anyone the registered owner of any lot or flat for a statutory HK$10 a memorial, online or at the counter — but the deeper answer is structural: virtually all land is held on Government lease, not freehold, so the skyline is a set of 50-year, 2047 and occasional 999-year leases held mostly by a handful of listed developers and REITs whose own filings say what they hold.
8 buildings · 8 with an owner established · 32 sources · 2 tier B · 6 tier A · prepared 2026-10-04
Virtually all land in Hong Kong is leased or otherwise held from the Government of the HKSAR — the Lands Department's own words — so the question is never who owns the ground but who holds the Government lease, for how long (new grants run 50 years at a premium plus an annual rent of 3% of rateable value; most urban lots run to 2047; a few colonial grants to 2881 and beyond) and what was paid for it, which the Lands Department publishes lot by lot. The Land Registry runs a deeds registration system under the Land Registration Ordinance (Cap. 128): anyone may search the land register of any lot or flat — owner, memorials of every assignment and mortgage, consideration — for a statutory HK$10 per memorial or Government lease, at the counter or through IRIS Online Services, where a search of records containing personal data now requires the searcher to pass their own English and Chinese names through the 'iAM Smart' identity app; no reason or interest is asked. There is no bulk owner file at any price and no open per-sale price register — the Land Registry and the Rating and Valuation Department publish monthly counts and total consideration only — and the register is not a guarantee of title: the Land Titles Ordinance enacted in 2004 has still not commenced, and the 2025 amendment brings title registration to newly granted land first. The one open ownership dataset is the Index of Owners' Corporations: 9,687 buildings' owner bodies, under data.gov.hk terms that allow commercial reuse.
- hk.centanet.com — “All materials and contents contained in this website, including but not limited to text, photographs, video, logos and other materials are the property of the Company and are protected by copyright or other intellectual property rights. None of such material and content shall be copied, reproduced or modified.”
- squarefoot.com.hk — “Terms page could not be opened to quote a clause: HTTP 403 with a Cloudflare 'Attention Required!' body to a scripted fetch. Treated as prohibited and not used; the RVD's open sales and price series replace it.”
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| Two International Finance Centre (Two ifc) 8 Finance Street, Central nearly 3M sq ft office across One & Two ifc in a 4.47M sq ft complex (ifc.com.hk); Henderson's 40.77% share of Two ifc is 659,331 sq ft GFA |
Office | IFC Development consortium: Henderson Land Development Company Limited (40.77%), Sun Hung Kai Properties Limited and The Hong Kong and China Gas Company Limited Henderson Land 40.77%; the SHKP and Towngas shares are not stated in a document opened Henderson Land's Annual Report 2025 schedule of major completed investment properties: 'Two International Finance Centre, 8 Finance Street, Central', lease expiry 2047, Group interest 40.77%, attributable GFA 207,474 sq ft commercial + 451,857 sq ft office (659,331 total), 250 car parks, 'excluding levels 33 to 52, 55, 56 and 77 to 88'; the review: 'the International Finance Centre ("ifc") project, in which the Group has a 40.77% interest'. The complex's site, ifc.com.hk, links its consortium partners: Henderson Land, Sun Hung Kai Properties and Towngas. SHKP's 2026 results: the two IFC towers were 'close to 100%' occupied. |
Developer | —B |
| International Commerce Centre (ICC) 1 Austin Road West, West Kowloon (atop MTR Kowloon Station) |
Office | Sun Hung Kai Properties Limited (HKEX: 16) SHKP's 2024/25 annual results describe 'the Group's completed ICC and hotels atop MTR Kowloon Station'; its 2025/26 results (September 2026) report 'ICC in West Kowloon maintained a high occupancy of about 92%' within the Group's completed office portfolio, name Morgan Stanley, Deutsche Bank and CICC among tenants, and say the new International Gateway Centre and the Artist Square Towers (due 2027) will take the West Kowloon cluster to around eight million sq ft. SHKP's office page puts its completed Hong Kong office portfolio at 12.3 million sq ft GFA at 30 June 2026 and places 'the iconic International Commerce Centre (ICC)' in that cluster. No floor area for the tower alone is stated. |
Developer | —A |
| Exchange Square (One, Two and Three Exchange Square) 8 Connaught Place, Central 134,000 sq m lettable (One 49,000; Two 47,000; Three 30,000; podium retail 4,000; The Forum 4,000) |
Office | Hongkong Land Holdings Limited (SGX: H78; Jardine Matheson group) 100%, less certain floors of One Exchange Square sold to HKEX and handed over in stages Hongkong Land's Annual Report 2025 property schedule: Exchange Square, attributable interest 100%, completed, 134,000 sq m lettable — One Exchange Square 49,000 sq m office, Two 47,000, Three 30,000, podium 4,000 retail, The Forum 4,000. In April 2025 the Group agreed with Hong Kong Exchanges and Clearing Limited 'the sale of its interest in certain floors of One Exchange Square for a total cash consideration of approximately US$810 million', concluding as floors are handed over; US$476.7 million of floors were still held for sale at 31 December 2025. The schedule also holds Jardine House (63,000 sq m) and the rest of the 12-building, 4.5 million sq ft Central Portfolio at 100%. |
Public company | —A |
| Pacific Place (One, Two and Three Pacific Place and The Mall) 88 Queensway, Admiralty; Three Pacific Place at 1 Queen's Road East, Wan Chai 2,186,433 sq ft office GFA plus The Mall 711,182 sq ft (100% basis) |
Mixed use | Swire Properties Limited (HKEX: 1972) 100% Swire Properties' Annual Report 2025, Hong Kong office portfolio table: Pacific Place GFA 2,186,433 sq ft (100% basis), 96% occupied at 31 December 2025, attributable interest 100%; retail table: The Mall, Pacific Place 711,182 sq ft, 100% let, wholly owned. Schedule of completed investment properties: One Pacific Place, 88 Queensway, leasehold expiry 2135, GFA 863,266 sq ft, completed 1988; Two Pacific Place, expiry 2047, 695,510 sq ft, 1990; Three Pacific Place, 1 Queen's Road East, expiry 2050–2852, 627,657 sq ft, 2004/2007. Hong Kong office properties valued at HK$167,565 million at 31 December 2025 (attributable HK$159,372 million) — the whole portfolio, not Pacific Place alone. |
Public company | —A |
| One Island East 18 Westlands Road, Quarry Bay (Taikoo Place) 1,284,095 sq ft GFA |
Office | Swire Properties Limited (HKEX: 1972) 100%, excluding the 43rd and 45th to 54th floors (except the 49th), which have been sold Swire Properties' Annual Report 2025 schedule: 'One Island East, 18 Westlands Road', leasehold expiry 2881/2899, site area 109,929 sq ft, GFA 1,284,095 sq ft, completed 2008. The office table combines it with One Taikoo Place at 2,297,463 sq ft GFA, 91% occupied, 100% attributable, footnote '(1) Excluding the 43rd, 45th to 54th floors (except for the 49th floor) which have been disposed of'. In December 2025 the Group 'completed the sale of the 43rd floor at One Island East… to the Securities and Futures Commission'; no price is stated. The lots carry 999-year leases to 2881 and 2899 — the early colonial grants, against the 2047 and 50-year leases of newer land. |
Public company | —A |
| Cheung Kong Center 2 Queen's Road Central 1,289,356 sq ft attributable floor area (office/retail) |
Office | CK Asset Holdings Limited (HKEX: 1113) 100% CK Asset's Annual Report 2025, schedule 'Properties for investment/own use': 'Cheung Kong Center, Central, I.L. 8887, Group's interest 100.0%, approx. floor area attributable to the Group 1,289,356 sq ft, Office/Retail, Medium Term Lease'; next to it 'Cheung Kong Center II, Central, I.L. 8286, 100.0%, 504,341 sq ft, Long Lease' — the 41-storey tower completed in 2024 with 'approximately 560,000 square feet (gross)' leasable. The review names 'Cheung Kong Center, Cheung Kong Center II and China Building in Central' among the Group's Hong Kong investment properties; Group property rental revenue incl. joint ventures was HK$6,020 million in 2025. No valuation for the building alone is given. |
Public company | —A |
| Three Garden Road (Champion Tower and ICBC Tower) 3 Garden Road, Central 1,638,000 sq ft GFA · 47 floors |
Office | Champion Real Estate Investment Trust (HKEX: 2778), managed by Eagle Asset Management (CP) Limited, a Great Eagle Holdings subsidiary Champion REIT's asset summary: 'Owns a portfolio of 2.93 million square feet Grade-A landmark commercial properties in prime locations, including Three Garden Road, Langham Place Office Tower and Langham Place Mall'; Three Garden Road (formerly Citibank Plaza) comprises Champion Tower, 47 storeys, and ICBC Tower, 37 storeys, GFA 1,638,000 sq ft. Portfolio valuation 1H2026 HK$56,432 million and total rental income 1H2026 HK$949 million — figures for the whole trust, not the building. Langham Place Office Tower (59 storeys, 703,000 sq ft) and Langham Place Mall (15 storeys, 590,000 sq ft) in Mong Kok make up the rest; the REIT also holds 27% of 66 Shoe Lane, London. |
REIT | —A |
| The Henderson 2 Murray Road, Central 465,005 sq ft GFA |
Office | Henderson Land Development Company Limited (HKEX: 12), through Century Base Development Limited 100% Henderson Land's Annual Report 2025 schedule of completed investment properties: 'The Henderson, 2 Murray Road, Central', lease expiry 2067, 100% interest, 465,005 sq ft office, 288 car parks; review: 'the 465,000-square-foot office development… currently 95% leased'. The Lands Department's Land Sale Result 2017/2018 lists Inland Lot No. 9051, Murray Road, Central, commercial, 2,880 sq m, premium HK$23,280 million, awarded 16 May 2017; the Development Bureau release that day names the highest tenderer 'Century Base Development Limited (parent company: Henderson Land Development Company Limited)' on a 50-year grant — the highest premium in the Department's records; 2067 is that term's expiry. |
Developer | HKD HK$23,280 million 2017-05 Land premium for Inland Lot No. 9051, Murray Road: 50-year grant awarded 16 May 2017 to Century Base Development Ltd (parent Henderson Land), per the Lands Department. A site price, not a sale. B |
The core land
The most valuable ground in the city, and what the public record says about it.
Hong Kong's most valuable ground is sold by the Government itself, lot by lot, and the Lands Department publishes every award with its premium; what it does not publish is a parcel-level valuation roll — the Rating and Valuation Department releases rateable values only as district totals — and no register of individual sale prices exists outside the HK$10 memorial search.
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
Hong Kong has no builder league table and no government count of completions by developer; the Rating and Valuation Department publishes completions by class and district, and the Housing Authority — a statutory body — reports its own public rental and subsidised-sale output. Private housing is built by a few HKEX-listed, family-controlled developers on 50-year Government leases bought at the tenders the Lands Department publishes, and their unit counts appear only in their own results. The figures below are therefore in the units each source uses — flats for the Authority, contracted sales in HKD for the developers — and are not comparable with one another.
| Name | Type | Output (as each source states it) |
|---|---|---|
| Hong Kong Housing Authority Housing Authority, Actual Public Housing Production in the past 10 years: 2025/26 16,233 (4,134 PRH + 12,099 HOS/GSH); 2023/24 12,102; 2022/23 10,587, with about 7,600 PRH flats delayed into 2023/24 by COVID-19; 2021/22 25,814. 'Subsidised sale flats' are Home Ownership Scheme and Green Form Subsidised Home Ownership Scheme flats. |
Government | 23,086 flats, 2024/25 (8,960 public rental + 14,126 subsidised sale)A |
| Sun Hung Kai Properties Limited SHKP 2025/26 annual results: 'contracted sales of about HK$38,100 million in attributable terms in Hong Kong', led by Sai Sha Residences (over 3,000 units sold in 10 months), Cullinan Sky Phase 2 and Cullinan Harbour in Kai Tak, Lime Spark and NOVO LAND; five projects of 4.3 million sq ft attributable GFA ready for handover, 2.5 million sq ft of it residential for sale; 12.6 million sq ft of residential under development in a 56.4 million sq ft Hong Kong land bank. Prior year HK$42,300 million. |
Developer | HK$38,100 million Hong Kong contracted sales, year to 30 June 2026A |
| Henderson Land Development Company Limited Henderson Land Annual Report 2025: contracted sales attributable to the Group in Hong Kong 'approximately HK$19,271 million… a year-on-year increase of 71%', with HK$10,926 million yet to be recognised; eight projects to launch in 2026 giving, with unsold stock, 'about 2,300,000 square feet of residential gross floor area or about 4,700 residential units attributable to the Group'. Hong Kong land bank 22.4 million sq ft plus 40.5 million sq ft of New Territories land, 'the largest holding among property developers in Hong Kong'. |
Developer | HK$19,271 million Hong Kong contracted sales, 2025 (+71%); ~4,700 units for sale in 2026A |
| CK Asset Holdings Limited CK Asset Annual Report 2025: Blue Coast (Phase 3B) and Blue Coast II (Phase 3C) 'offering a total of 1,200 residential units'; presale consents obtained for Victoria Blossom Phases 1 and 2 in Kai Tak and a Yuen Long project; 'contribution from property sales in Hong Kong decreased' in 2025. The report gives no Hong Kong unit-sales total. |
Developer | 1,200 units at Blue Coast and Blue Coast II (Wong Chuk Hang Station Package 3)A |
| All private developers (RVD) Rating and Valuation Department completions by class: 24,261 in 2024, 13,852 in 2023; 8,100 provisional to 31 July 2026. The market total no developer-level table exists for; the RVD also publishes forecast completions by district. |
Developer | 18,448 private domestic units completed, 2025A |
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Hong Kong's big commercial landlords are listed, and their HKEX and SGX filings carry schedules of principal properties with lot numbers, lease expiries, interests and floor areas — a better ownership record than the register itself for the core. Four family-controlled developers and two REITs between them hold most of Central, Admiralty, Quarry Bay and West Kowloon; Wharf REIC (Harbour City, Times Square) would rank among them but its site would not open to a script, so it is not listed.
| Name | Type | Hong Kong portfolio as stated |
|---|---|---|
| Sun Hung Kai Properties Limited SHKP office page: 'The Group's completed office portfolio spans 12.3 million square feet of gross floor area across Hong Kong (as at 30 June 2026)', with an 8-million-sq-ft West Kowloon hub around ICC and the new International Gateway Centre. The 2025/26 results put completed properties in the Hong Kong land bank at 39.2 million sq ft, 'an overwhelming majority… for rental and long-term investment', and gross rental income (incl. JVs) at HK$24,987 million — the second figure is from the results announcement, hence tier B. |
Developer | 12.3M sq ft completed office GFA, Hong Kong (30 June 2026)B |
| Henderson Land Development Company Limited Annual Report 2025: completed investment property portfolio in Hong Kong 'approximately 10.7 million square feet' attributable at 31 December 2025 — 5.7M sq ft retail (53%), 4.2M office (39%), 0.3M industrial, 0.5M residential and hotel apartment; gross rental income attributable HK$6,916 million, of which the 40.77% ifc interest contributed HK$1,634 million; average leasing rate 93%. |
Developer | 10.7M sq ft completed investment properties, Hong KongA |
| Swire Properties Limited Annual Report 2025: Hong Kong office portfolio 9,983,738 sq ft GFA, 89% let, valued HK$167,565 million (attributable HK$159,372 million) at 31 December 2025, gross rental HK$4,885 million; retail 3.2 million sq ft valued HK$51,471 million (attributable HK$42,334 million) — The Mall at Pacific Place, Cityplaza and 26.67% of Citygate Outlets. The HK$219.0 billion total is our sum. About 8,840 completed car parking spaces in Hong Kong and the Mainland. |
Public company | 10.0M sq ft office + 3.2M sq ft retail GFA (100% basis), valued HK$219.0bnA |
| Hongkong Land Holdings Limited Annual Report 2025: 'the Group's Central Portfolio consists of 12 interconnected prime commercial buildings… providing 4.5 million sq. ft of Grade-A office and luxury retail space'; completed office 4.0 million sq ft NLA on a 100% basis, 94.0% committed, average net rent HK$94 psf/month, valued US$18,437 million (attributable US$17,960 million) at 31 December 2025; attributable Hong Kong office rental US$625 million. Jardine Matheson group; listed in Singapore. |
Public company | 4.5M sq ft Central Portfolio; 4.0M sq ft office NLA valued US$18,437mA |
| Link Real Estate Investment Trust Link REIT 2025/26 annual results presentation: Hong Kong portfolio valuation HK$159.0 billion at 31 March 2026 (HK$169.4 billion a year earlier) — retail HK$110.4 billion, car parks and related business HK$43.5 billion, office (The Quayside) HK$5.1 billion; Hong Kong retail and office revenue HK$6,346 million, car parks HK$2,505 million. The portfolio page counts '130 Properties' in Hong Kong — community malls, fresh markets, car parks, office and godowns. Listed 2005 from the Housing Authority's HK$33.8 billion of shopping centres and car parks; 'entirely owned by independent investors'. The 130 count is from the portfolio page, hence tier B. |
REIT | 130 Hong Kong properties valued HK$159.0bn (31 March 2026)B |
| Champion Real Estate Investment Trust Champion REIT asset summary: Three Garden Road (1,638,000 sq ft GFA), Langham Place Office Tower (703,000 sq ft) and Langham Place Mall (590,000 sq ft); valuation 1H2026 HK$56,432 million, total rental income 1H2026 HK$949 million; plus 27% of 66 Shoe Lane, London. Managed by Eagle Asset Management (CP) Limited, a wholly owned subsidiary of Great Eagle Holdings. |
REIT | 2.93M sq ft; valued HK$56,432m (1H2026)A |
| CK Asset Holdings Limited Annual Report 2025 property schedule, Hong Kong investment/own-use: Cheung Kong Center 1,289,356 sq ft, Cheung Kong Center II 504,341 sq ft, One and Two Harbourfront 938,308 sq ft, all 100%; the review adds China Building, 1881 Heritage, The Whampoa, OP Mall and Hutchison Logistics Centre. Rental revenue is group-wide, so no Hong Kong floor-area total is stated. |
Public company | HK$6,020m property rental revenue, 2025 (group, incl. JVs)A |
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- Wharf Real Estate Investment Company's Harbour City and Times Square — the city's largest retail landlord by most accounts. wharfreic.com is a JavaScript shell to scripts and its financial-reports page lists no documents, so no owner, area or value is asserted.
- Sun Hung Kai Properties' and Hong Kong and China Gas's percentages of the IFC Development consortium. Henderson's 40.77% is from its annual report; the other partners' shares were not found in a document opened, and SHKP's 2024/25 and 2025/26 results announcements do not state them.
- ICC's floor area and floor count. SHKP's results and office page confirm ownership and occupancy but give no figure for the tower alone.
- The owner of The Center, 99 Queen's Road Central, sold by CK Asset in 2017 — not attempted; no document opened.
- Midland Realty's terms of use: no terms link was found on midland.com.hk, so the portal is neither quoted nor used.
- Whether the iAM Smart identity step also applies to counter and self-service searches. The IRIS Online Services page states it for online searches of records containing personal data; the Land Registry's charges page describes counter and self-service terminals without mentioning it.
- The freehold exception. No document opened names a freehold lot, so none is named; the Lands Department's 'virtually all land' is the only statement carried.
- Link REIT's total Hong Kong car park spaces. The 2024/25 release counts 'more than 56,000 spaces across 121 car parks' upgraded with smart parking — a subset, not a portfolio total.
- A valuation for any single tower other than Three Garden Road's trust total. Hongkong Land, Swire, CK Asset and Henderson value their portfolios, not individual buildings.
- Housing in Figures 2025 (Housing Bureau): the PDF path 404s; the Housing Authority production table is used instead.
Sources
- Land Tenure System and Land Policy in Hong Kong — Lands Department, HKSAR · openA
- Search Fees under the Land Registration Fees Regulations (Cap. 128B) — The Land Registry, HKSAR · openA
- IRIS Online Services — welcome page (search functions; iAM Smart requirement for records containing personal data) — The Land Registry, HKSAR · paidA
- Title Registration — Background (deeds registration under Cap. 128; Land Titles Ordinance 2004; Amendment Bill passed 25 September 2025) — The Land Registry, HKSAR · openA
- Index of Owners' Corporations (JSON, 9,687 entries) — The Land Registry via DATA.GOV.HK · openA
- Monthly statistics on instruments received for registration — August 2026 (JSON) — The Land Registry via DATA.GOV.HK · openA
- Terms and Conditions of Use of DATA.GOV.HK (Version 1.2, 26 May 2025) — Digital Policy Office, HKSAR · openA
- Valuation List — Assessments by District as at 1 April 2026 (summary_statistics_table_6.csv) — Rating and Valuation Department via DATA.GOV.HK · openA
- Domestic Primary and Secondary Sales — Number of Sale and Purchase Agreements and Total Consideration (7.3.csv, from 2002) — Rating and Valuation Department via DATA.GOV.HK · openA
- Private Domestic — Completions by Class (Private_Domestic-Completions.csv) — Rating and Valuation Department via DATA.GOV.HK · openA
- Non-Domestic Sales — Number of Transactions and Consideration by Property Type (7.4.csv) — Rating and Valuation Department via DATA.GOV.HK · openA
- Property Market Statistics (Hong Kong Property Review 2026 and series index) — Rating and Valuation Department · openA
- Land Sale Result 2025/2026 (PDF) — Lands Department, HKSAR · openA
- Land Sale Result 2017/2018 (PDF) — Lands Department, HKSAR · openA
- Land Sale Records (index, 1985/86 onward) — Lands Department, HKSAR · openA
- Annual Report 2025 (Review of Operations — Major Completed Investment Properties) — Henderson Land Development Company Limited · openA
- Tenders awarded for commercial site and residential site (press release, 16 May 2017) — Development Bureau, HKSAR · openA
- Annual Results for the year ended 30 June 2026 (HKEX announcement) — Sun Hung Kai Properties Limited · openA
- Annual Results for the year ended 30 June 2025 (HKEX announcement, AR202425_EN.pdf) — Sun Hung Kai Properties Limited · openA
- Our Business — Hong Kong Properties — Offices (12.3 million sq ft as at 30 June 2026) — Sun Hung Kai Properties Limited · openA
- Annual Report 2025 — 'Experience is central' (SGX announcement copy) — Hongkong Land Holdings Limited · openA
- Annual Report 2025 (Review of Operations; Schedule of Principal Group Properties) — Swire Properties Limited · openA
- Annual Report 2025 (Schedule of Major Properties — Properties for Investment/Own Use) — CK Asset Holdings Limited · openA
- Properties and Portfolio — Asset Summary (valuation and rental income 1H2026) — Champion Real Estate Investment Trust · openA
- Portfolio Management — Our Properties in Hong Kong (130 properties) — Link Asset Management Limited (Link REIT) · openA
- Annual Results 2025/2026 Analyst Presentation (27 May 2026) — Link Asset Management Limited (Link REIT) · openA
- About Us (portfolio valuation around HK$216 billion as at 31 March 2026) — Link Asset Management Limited (Link REIT) · openA
- Actual Public Housing Production in the past 10 years — Hong Kong Housing Authority · openA
- International Finance Centre — About us (consortium partners: Henderson Land, Sun Hung Kai Properties, Towngas) — IFC Development Limited (ifc.com.hk) · openA
- Search of Land Records — Charges (what a search produces; IRIS and self-service terminals) — The Land Registry, HKSAR · openA
- Terms and Conditions — Centaline Property Agency Limited · openA
- Terms (not readable: Cloudflare 403) — squarefoot.com.hk (REA Group) · blockedC