Jasmine writes*
For 12 years, Hong Kong has been ranked as the world’s most unaffordable city (Delmendo, 2024). We often hear that this is due to a land shortage, but is that really the reason? In Hong Kong, only 3.7% of the land is zoned for urban housing (Four Facades, 2020). Though rocky terrain is unsuitable for building, there is still a lot of other space. The issue is not a shortage of land, but poor management (Vox, 2018).
Much of Hong Kong’s economic success is credited to low taxes, but low tax revenues force the government to rely more on land sales: Between 19% and 27% of the government’s revenues came from leasing land in 2016 to 2019 (OECD, n.d.).
The government owns all of Hong Kong’s land, which it leases to developers in auctions that set crazy prices, like 20.8 billion HKD to lease 48,000 square meters of land (USD 55,000/m2) for 50 years. Those high prices mean that developers must charge insane prices for tiny rooms (Arcibal, 2021).
This system generates revenue for the government, but it lowers Hongkongers’ living standards. A median-priced apartment costs 20 times median household’s gross income (Wong, 2022).
To tackle this problem, Hong Kong needs to free up more space, but those big auction earnings — which are only justified when housing prices are high — make change unlikely. A senior governor official said that “the sheer size of interest groups in Hong Kong is the root of the problem” (Caixin Global, 2021).
Bottom Line: Hong Kong’s housing problem stems not from land scarcity but from an economic dependence on property sales for revenue, which works to control the city’s politics.
* Please help my Real Donut Economics** students by commenting on unclear analysis, alternative perspectives, better data sources, or maybe just saying something nice 🙂
** Why “Real”? In short, because (a) Raworth’s claims to being a “21st century economist” denies that all of her ideas were presented by others in the 20th century and (b) she presents no viable mechanisms (besides “be nice”) for achieving equality and sustainability. My students are more realistic. In long? Read this.