Low-density luxury properties in Kowloon Central are sought-after by affluent families, especially those with children, because of the high quality school network in the area. While Kowloon Tong remains the district’s very heart, an increasing number of prestigious properties are coming up in the surrounding areas, from the mid-level Beacon Hill to the north of Kowloon Tong, to Ho Man Tin in the south.

Kowloon Tong has been home to the city’s wealthiest citizens since the 1920s, and is dotted with low-density detached houses and low-rise luxury apartment buildings. It is also the geographic centre of the Kowloon Peninsula, with highways linking eastern and western Kowloon.

Kowloon Tong MTR station serves as the transport hub between the New Territories and the city areas in Kowloon and Hong Kong Island. Kowloon Tong has probably the best school network in Hong Kong, from kindergartens to international schools. Hong Kong Baptist University and City University of Hong Kong are also located within this area.

The supply of new luxury residences in Kowloon Tong has long been extremely limited. A newly completed property is Ayton, located at 18 Inverness Road and facing Kowloon Tsai Park. Developed by the Easyknit Group, the eight-storey property is divided into two towers, with 60 apartments ranging in size from 228 sq ft to 1,525 sq ft.

These include one- to four-bedroom standard units, and special units on the top floor with rooftop, and on the ground floor with garden. With an area of 1,727 sq ft, the clubhouse provides a gym and multifunctional rooms for entertaining. The developer launched the first 30 units in May, with the lowest selling price starting at HK$6.68 million for the smallest unit.

In the south of Kowloon Tong, another luxury residence will be available in early 2022, right opposite the renowned Maryknoll Convent School. Jointly developed by Top Spring International Holdings and Chun Wo Development Holdings, the 128 Waterloo Road building will provide 110 units across 18 storeys. The property will offer five different types of apartments ranging from 331 sq ft to 1,258 sq ft: one-bedroom units (open kitchen); two-bedroom units with a store room (some with an open kitchen); three-bedroom units with a suite and storeroom; and four-bedroom units with two suites and a storeroom.

There is also a 3,445 sq ft penthouse consisting of five suites and a storeroom. All units will have floor-to-ceiling windows to maximise natural light. The clubhouse will have an area of 6,221 sq ft, with facilities such as an infinity pool, gym and multipurpose rooms.

The first 50 units were launched in September. With the selling price starting from HK$22,338 per sq ft, these include one and two-bedroom units with saleable areas of 331 sq ft and 576 sq ft respectively.

North of Kowloon Tong, Beacon Hill is home to a number of luxury properties. Compared with those in Kowloon Tong, most properties here offer better views of Kowloon Peninsula and, across the harbour, Hong Kong Island.

The area’s newest premium residence Mont Rouge was completed last year. Developed by Kerry Properties, the low-density residence is located uphill at 9 Lung Kui Road, offering an unobstructed view of the city.

Surrounded by natural greenery, the site has a plot ratio of 1.02, which is extremely low density for Kowloon. It is also one of the highest residential locations in Kowloon at 145 metres above sea level.

Noted for its striking architectural design, Mont Rouge offers a total saleable area of about 115,000 sq ft. All of its 45 units are south-facing, optimising the natural south-north circular ventilation. These include five villas (from 5,128 to 7,171 sq ft), 14 houses (2,846 to 2,876 sq ft), and 24 apartments (1,656 to 1,760 sq ft) and two penthouses (3,017 sq ft) in its two six-storey residential towers.

South of Kowloon Tong, another opulent residence is available at the legendary Kadoorie Hill, whose history dates back to the 1930s. At that time, the Kadoorie family bought the land and started building stand-alone and semi-detached houses, bungalows, and low-level apartment buildings with an emphasis on quality over quantity. As a result, the neighbourhood stands out in Hong Kong for its low density spaces and exclusivity.

Designed by Robert A.M. Stern Architects (RAMSA) of the United States, St. George’s Mansions provides 175 apartments in its three 20-storey towers. There are five simplex apartments, ranging from 3,300 to 3,600 sq ft, and each simplex will feature a flat roof or a roof. Other apartments come with two, three or four bedrooms, ranging from 760 to 2,100 sq ft; all include a private lift lobby. There is also a clubhouse with function rooms, gym, yoga studio, children’s playroom and garden area.

“None of the other neighbourhoods in Hong Kong can match the heritage and exclusivity of Kadoorie Hill. Most of the apartments will have sweeping views of Kadoorie Hill’s lush surroundings.

“One of the function rooms is designed by Philip Liao, and features both indoor and outdoor space to replicate the experience of hosting an event in a stand-alone house with a garden,” said Victor Tin, group associate director of sales at Sino Land, developer of St. George’s Mansions.

Tin added that St. George’s Mansions is the second residential project in Hong Kong to be awarded the WELL Building Standard Core v2 certification for its exceptional air quality monitoring system and ultraviolet air purification systems that help to provide residents with a healthy and clean environment.

In October, a 3,300 sq ft unit on 23rd floor of Tower 1 of St. George’s Mansions was sold for HK$238 million, or more than HK$71,471 per sq ft. Both the selling price and the per sq ft price are the highest among all apartments in Kowloon area. Kadoorie Hill is part of Ho Man Tin district, a predominantly residential area famous for its local schools. Home to relatively few upmarket properties (there are more in the pipeline), the area attracts an increasing number of middle class families, as it offers quiet residential surroundings and easy access to Kowloon City, To Kwa Wan and Hung Hom. The high quality school network is another key draw card.

With the estimated completion date of November 30, Grand Homm at 17 Sheung Shing Street will be the newest – and one of the largest – luxury developments in Ho Man Tin.

The first luxury residential project in Hong Kong by the Goldin Group, Grand Homm comprises six towers from 19 to 26 storeys, offering a total of 401 units. These include 375 standard apartments (two to three bedrooms) with a size from 848 to 1,447 sq ft, and 26 special apartments up to 6,660 sq ft (eight bedrooms). Each unit features a floor-to-ceiling height of 3.5 metres, and most come with separate kitchens and balcony.

The four-storey clubhouse has an area of 27,973 sq ft, with facilities such as an outdoor swimming pool and a green area. The property is about 10 to 15 minutes’ walk to Ho Man Tin MTR station and is near the shopping centre and market at Ho Man Tin Estate.