Last month, my client Mandy excitedly took me to see the unit she liked—a two-bedroom apartment in Kowloon Tong. What attracted her most was the open view outside the floor-to-ceiling glass window: Lion Rock in the distance, and in front, a low-density residential area, giving a wide, refreshing view. She wanted to place a booking on the spot, but I asked her a question: "Have you checked the planning use of the land in front?" As it turned out, it was government-reserved land for residential use and was already included in the 2025 land sale plan. In other words, three years from now, her 'unobstructed view' could very likely turn into a 'view of a concrete wall'.
In Hong Kong's property market, 'view' is often one of the key factors affecting property prices. In the same estate or the same building orientation, units with a view can differ from those without by 10-20% in price. But an even harsher reality is that today's open view does not guarantee it will still exist tomorrow. As a veteran who has been in the real estate industry for 15 years, I have seen too many property owners, due to not doing proper research, buy 'view units' only to have their view blocked by new buildings in 3-5 years, resulting in property prices that not only fail to rise but actually fall.
In today's article, I will use the most practical approach to teach you how to judge whether the 'view from the window' of a unit can last, helping you avoid the risk of only realizing the drawbacks after moving in.
Core Concept: What Determines the 'Durability' of a Landscape?
Many first-time homebuyers think that as long as the view is open now, it will remain so in the future. However, in reality, Hong Kong's urban planning is dynamic, and the government updates land use, land sales plans, and development blueprints every year. To assess the durability of a view, you must grasp the following three core concepts.
1. Outline Zoning Plan (OZP): The 'Life and Death Status' of the Landscape
The Outline Zoning Plan (OZP) is a statutory plan formulated by the Town Planning Board, clearly indicating the usage restrictions for each plot of land, such as 'residential land,' 'commercial land,' 'government, institution or community facilities land,' etc. This document is like a 'life and death certificate' for the view from your unit—if the land outside your window is zoned as 'residential land,' there is a very high chance that high-rise buildings will be constructed there in the future.
:::tip Expert Tips You can freely view the OZP on the Planning Department's website; just enter the address or lot number to see the land use planning for that area. Remember, the OZP is a statutory document and is more reliable than verbal promises from real estate agents. :::
2. Plot Ratio: Determines 'How Tall a Building Can Be'
Even if the land outside the window is zoned for residential use, it does not necessarily mean that a skyscraper will be built. The key lies in the "plot ratio," which refers to the ratio of the maximum floor area that can be built on the land to the site area. For example, a plot ratio of 5 means that on a 10,000 square foot plot of land, a maximum floor area of 50,000 square feet can be constructed.
The higher the plot ratio, the more floors can be built, which poses a greater threat to your view. In Hong Kong, the plot ratio for urban residential land is usually between 5-10 times, while in suburban or low-density residential areas it may only be 0.5-2 times.
3. Government Land Sale Plan and Private Redevelopment Projects
In addition to checking the OZP and plot ratio, you should also pay attention to the government's 'land sale plans' and the surrounding 'private redevelopment projects.' The government announces land sale plans for the next five years every year, and if there are plots near your unit included in the plan, the risk of your view being blocked increases significantly.
Similarly, private redevelopment projects in old districts are also landscape killers. For example, in recent years, there have been numerous redevelopment projects in old districts such as To Kwa Wan and Sham Shui Po. The original low-rise Tong Lau were demolished and replaced by 30-40 story modern residential buildings, which have a huge impact on the views of surrounding units.
:::warning Guide to Avoiding Pitfalls Don't just listen to real estate agents saying 'there are no development plans in this area'; the right approach is to check the government website for yourself. Remember, the agent's job is to facilitate transactions, not to be responsible for your long-term investment. :::
Practical Case: How to Protect Your Landscape Using the 'Three-Step Registry Check Method'
After explaining the theory, let's move on to some practical cases. Below is the 'Three-Step Registry Check Method' I teach my clients, allowing you to quickly assess the durability of the view when looking at a property.
Step 1: Review the Outline Zoning Plan (OZP)
Suppose you are interested in a unit located in Tseung Kwan O, with an open space outside the window and a broad view. First, you need to go to the Planning Department website (www.ozp.tpb.gov.hk), enter the address or lot number of the unit, and check the OZP.
If the OZP shows that the vacant land is a 'Comprehensive Development Area' (CDA) or 'Residential Land', then the chances of it being developed in the future are very high. Conversely, if it is a 'Green Belt' or 'Open Space', the risk of the view being blocked is relatively low.
:::highlight Real case I had a client who bought a unit in LOHAS Park, Tseung Kwan O in 2018. At that time, there was an open field outside the window with an unobstructed view. But he didn't check the OZP, and as a result, in 2020, the land was acquired by a developer who built a 50-story residential building. His 'sea view' turned into a 'building view', and the property price immediately dropped by 15%. :::
Step 2: Check the Floor Area Ratio and Building Height Restrictions
After checking the OZP, the next step is to understand the site's "plot ratio" and "building height restrictions." This information can also be found in the notes of the OZP.
For example, if the OZP shows that the plot ratio of the site is 5 times and the building height limit is 100 meters above the main horizontal datum, then you can roughly estimate how tall the future building will be. Generally speaking, each floor is about 3 meters high, so a 100-meter height limit is roughly equivalent to 30 floors.
If your unit is on the 20th floor, and the land outside the window can have a 30-story building, then the chance of your view being blocked is very high.
Step 3: Review Government Land Sale Plans and Private Redevelopment Projects
The final step is to check the government's "Land Sale Program" and surrounding "Private Redevelopment Projects." The government's land sale program can be found on the Lands Department website (www.landsd.gov.hk), while private redevelopment projects can be searched on the Urban Renewal Authority website (www.ura.org.hk) or on major real estate news websites.
If you find that there is land near your unit included in land sale plans for the next 3-5 years, or if there are private redevelopment projects underway, then you need to be especially cautious, because once these projects are completed, they are likely to affect your view.
:::success Insider Tip In addition to checking government websites, you can also use the "Historical Imagery" feature on Google Earth to look at the development changes in the area over the past 10-20 years. If the area is developing rapidly, the risk of the view being obstructed in the future is higher. :::
Notes and Risks: 5 Common Pitfalls to Avoid
Even if you do your homework thoroughly, checking the OZP, plot ratio, and land sale plans, there are still some 'hidden risks' that are easily overlooked. Here are five common misconceptions I have summarized to help you avoid falling into traps that you only discover after moving in.
Misconception 1: Thinking that 'green zones' will never be developed
Many people think that as long as the area outside the window is a 'green zone,' the landscape can be permanently maintained. But in fact, the government can change green zones to residential areas by amending the OZP. In recent years, in order to increase land supply, the government has repeatedly converted green zones into residential areas, for example in the New Territories areas such as Fanling and Yuen Long.
So, even if it is a green area now, it does not mean it will not be developed in the future. You need to regularly pay attention to the government's land planning policies in order to stay updated on the latest developments.
Misconception 2: Ignoring the Development Potential of 'Government, Institutional, or Community Land'
Some people think that if an area outside the window is designated as 'Government, Institution, or Community' (G/IC), there will be no tall buildings. However, G/IC land can be used to construct schools, hospitals, community centers, and other facilities, which can also reach 10-20 stories high and affect the view.
For example, I have a client who purchased a unit in Whampoa Garden, with a G/IC site outside the window, which was then an empty lot. But three years later, the government built a 15-story community center on that site, and his 'sea view' turned into a 'community center view'.
Misconception 3: Only look on-site, do not check 'aerial photos'
Many people only look at properties on site, but in fact, 'aerial photos' can provide a more comprehensive perspective. You can use Google Maps or the government's 'GeoInfo Map' to view the surroundings of a unit from above and understand what open spaces, old buildings, or potential development projects are nearby.
The advantage of doing this is that you can see the unit's 'landscape scope' more clearly, rather than just a small view outside the window.
Misconception 4: Thinking that a 'low-density residential area' won't have tall buildings
In Hong Kong, 'low-density residential areas' generally refer to residential areas with a lower plot ratio, such as Kowloon Tong and Repulse Bay. However, 'low-density' does not mean 'low-rise'; some low-density residential areas can still have building height restrictions that allow for 10-15 stories.
Therefore, even if you buy a unit in a low-density residential area, you need to check the floor area ratio and building height restrictions of the surrounding plots to ensure the longevity of the view.
Misconception 5: Ignoring 'Private Agreements' and 'Land Exchange' Items
In addition to the government selling land and private redevelopment, there is another situation that is easily overlooked, which is 'private agreements' and 'land exchange' projects. Some developers acquire land through private agreements with the government or by land exchange, and these projects usually do not appear in public land sale plans, but they can still impact the surrounding landscape.
To check these items, you can pay attention to the Land Registry's 'Land Transaction Notices,' or inquire with real estate agents whether there are any 'land exchange' or 'private agreement' projects underway in the area.
:::warning Professional advice If you are not familiar with land planning, it is recommended to find an experienced surveyor or planning consultant to do a 'Landscape Due Diligence' for you. Although you have to pay a consulting fee, compared to the potential loss from a future drop in property prices, this money is definitely worth it. :::
Summary: Do your homework before buying a property to ensure you keep your 'unbeatable view'
In the Hong Kong property market, 'view' is an important factor affecting property prices, but the longevity of the view is often overlooked. Many first-time homebuyers only see the open views before them and fail to check the planning purpose, plot ratio, and development plans of the land outside their windows. As a result, 3-5 years after moving in, they find that the view is blocked, and property prices do not rise but fall.
To avoid this trap, you must master the 'three-step land search method': consult the Outline Zoning Plan (OZP), understand the plot ratio and building height restrictions, and check government land sale schemes and private redevelopment projects. At the same time, you need to avoid five common misconceptions, including thinking that green zones will never be developed, ignoring the development potential of G/IC sites, only looking at the site without checking aerial photos, assuming low-density residential areas will never have high-rise buildings, and overlooking private covenants and land exchange projects.
Remember, buying a property is a major life event, so never neglect long-term risks due to a momentary impulse. Do your homework thoroughly and check the durability of the view to ensure that your investment is worthwhile, and even to sell it at a good price in the future.
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