bodyType

customContents

entityId

entityUuid

articlePageQuery

filter

article

articleBaseAdvertisingInfoArticle

articleListArticle

articleSeoArticle

helpersCheckIsPostiesArticle

hooksArticleAcknowledgementGateOverlayArticle

hooksTrackPageViewArticle

hooksContentInterestArticle

articleLinkingDataContent

hooksAmpRedirectArticle

articleSchemaContent

liveArticle

advertZone

sentiment

contentLock

topics

types

sections

moreOnThisArticles

urlAlias

commentCount

authorLocations

authors

corrections

sponsorType

displaySlideShow

multimediaEmbed

printHeadline

seriesContainer

socialHeadline

headline

flag

firstTopic

glossary

flattenTypeIds

publishedDate

additionalInfoBoxes

quizIds

images

image

relatedLinks

relatedNewsletters

__typename

createdDate

sponsor

paywallTypes

pdfFiles

seriesReverseOrder

series

disableOffPlatformContent

published

updatedDate

summary

subHeadline

body

keywords

readingTime

customTimezone

liveContents

SCMP Reporter

IN THE GOOD  old days when Kai Tak airport was buzzing, the area around the central tip of Kowloon peninsula consisted of a cluster of low rises because of height limitation imposed by airport authorities.

With property prices rising elsewhere on the peninsula and on Hong Kong Island, most developers concentrated on these areas, with the result that areas around Kai Tak, like Old Kowloon City, consisted of dilapidated buildings from the '50s and '60s.

One of the few areas around the old airport that did fetch a premium for its properties was Prince Edward Road West, which is dotted with high-end residential developments.

The leafy, quiet lanes of Prince Edward Road are the home of old-money families, entertainers and artists.

But since the airport moved to Chek Lap Kok in 1998 and the height restrictions were removed, high-rise developments have started sprouting up in the area.

In sharp contrast to the laid-back atmosphere of Prince Edward Road, the area around Prince Edward MTR buzzes with pubs, little stores and tong laus. The area around the MTR also boasts the famous Flower Market and Bird Street, and is one of the busiest thoroughfares in Kowloon.

Crossing the Kowloon-Canton Railway that cuts across Prince Edward Road is like entering another world -  neat rows of low-rises and quiet traffic.

Prince Edward was developed as a residential area in the early 1920s, just as neighbouring Kowloon Tong was being developed as a garden suburb.

The low density and lack of high-rises give residents in the back lanes of Prince Edward Road West privacy and peace. But those living on the main thoroughfare must bear the persistent traffic.

'That's why some people prefer to buy apartments on the quiet lanes behind the main road,' said John Yeung, Midland Realty's district manager in Kowloon North.

The average price in the area is HK$2,800 to HK$4,500 per square foot and rentals start at HK$17 to HK$23 per sq ft. A newly renovated and furnished flat might set you back HK$25 per sq ft.

Unlike Hong Kong Island apartments, those around Prince Edward Road West are priced for location and prestige rather than the views, Mr Yeung says.

Vision Court and Harbourview Garden are two of the new kids on the block.

The 22-storey Vision Court has 49 units and was developed by E2-Capital (Holdings). It was completed in June and the apartments range from 568 sq ft to 1,616 sq ft, with two and five bedrooms respectively.

The apartments are being sold in stages, with those below 17 storeys going for about HK$4,800 per sq ft. The higher units are bringing an average of HK$5,500 per sq ft.

Harbourview Garden, the tallest building in the area, is 25 storeys and was completed last year by Vision Century.

It has 34 apartments starting from the sixth floor, with the lower floors devoted to car parks and a club house. There are two duplexes of 1,975 sq ft, and each has a roof-top terrace.

The apartments are a standard 1,160 sq ft and sold for HK$4,800 per sq ft. The developer has kept three apartments for rental, from HK$17 to HK$23 per sq ft.

Chinese superstition runs deep in both developments, which do not have number four, 13, 14 and 24 storeys.

The inauspicious number four sounds like 'death' in Cantonese and people usually avoid buying apartments on these numbered floors.

Some of the higher apartments in Harbourview Garden have a commanding view of the old Kai Tak airport, which is slated for re-development.

Although the surrounding older apartment blocks cannot boast fine views, they are spacious - ranging from 1,200 sq ft to 1,400 sq ft - and many have much-prized balconies.

These cost HK$1,200 to HK$1,400 per sq ft, or HK$2.8 million to HK$4 million, including car parks. Rentals are between HK$17 to HK$23 per sq ft, or HK$20,000 to HK$30,000 per month, if renovated.

The Prince Edward Road neighbourhood is very security-conscious, mainly because of the high-profile people in the area.

'You usually see a policeman every five minutes. Sometimes you don't know they are in the neighbourhood, but when you need them, they'll appear right away,' a resident said.

The neighbourhood has many public service institutions such as St Teresa Hospital, the Hong Kong Eye Hospital, the hospital authority's headquarters, two police stations and the new Kowloon City Magistrate's Court.

Not surprisingly then, most of the luxury apartments are occupied by doctors, lawyers and senior government officials.

The proximity to business areas such as Tsim Sha Tsui and Central has also drawn in directors and senior executives, Mr Yeung says.

'Most of the residents have lived here for many decades and their children also choose to live in the same area after they get married. There are hardly any cases of residents from other areas moving in here because of the affordability,' he says.

The area has several sports facilities, such as Olympic Gardens and the Argyle Street playground, but the residents rarely use them.

None of the developments have sports facilities as the well-off residents prefer to spend their weekends or spare time at clubs such as the Kowloon Tong Club or American Club.

But they do have copious amounts of car parking, which comes with the apartments. 'Most residents own more than one car,' Mr Yeung says.

Next week: Kwun Tong

Graphic: pro19gwz



Sky's the limit as strict former restrictions go with Kai Tak airport