PROJECT

The Story of AA28

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AA28, located at 28 Austin Avenue in Tsim Sha Tsui, stands as a testament to the power of timing, vision, and the relentless transformation of Hong Kong’s urban fabric. The rebirth of this commercial building encapsulates not only architectural reinvention but also the economic cycles and resilience that define the city.

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Rewind to the period before the pandemic—circa 2018 or earlier. At the time, Hong Kong’s property market was booming. The building now known as AA28 was already vacant for some time and was listed for auction as a foreclosed property (銀主盤) by the Bank of China Group. A long-time client of ours, deeply involved in property trading and investment, was immediately intrigued and engaged us to explore the possibility of revitalizing the building.

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However, despite the genuine interest, negotiations fell through. The reserve price in 2018 was high, reflecting the then-optimistic market sentiment, and ultimately, our client decided to walk away. The Bank of China was unable to achieve the desired sale price and retained ownership of the property.

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Then came the pandemic—a seismic shock that upended Hong Kong’s economy and left commercial real estate markets in deep uncertainty. AA28 remained dormant through this period of stagnation.

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Fast forward several years to around 2023-2024. Amid a market still recovering, Bank of China finally succeeded in selling the building at an auction price significantly lower than its original expectations in 2018. By a stroke of luck—and perhaps destiny—another former client of ours referred us to the new owner. This connection reopened the door for us to return to a building that had once slipped through our fingers, turning a long-lingering opportunity into a reality. It was both a fortunate coincidence and a strategic commercial opportunity.

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The Design and Transformation

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While we were thrilled to be entrusted with the planning and project management for AA28’s transformation, the undertaking was far from simple. The building had suffered years of neglect, with multiple structural and aesthetic issues that needed to be addressed. Practically every floor lobby required a complete upgrade; the ground-floor concierge and arrival lobby needed a total overhaul; and the façade—including the shopfront and intricate joints and seams—demanded significant remedial and design work.

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Our design philosophy leaned toward a clean, contemporary aesthetic that still integrated elements of natural texture and a touch of greenery. Yet we faced a critical challenge: budget constraints. In the post-pandemic market, landlords and investors are generally hesitant to commit to lavish renovation budgets, opting for more cautious investments. Nevertheless, specific improvements were unavoidable for the building to remain competitive and compliant with current building standards.

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One central decision point involved the external façade. While natural stone cladding, such as limestone or marble, would have been our premium choice for the façade’s finish, cost considerations compelled us to seek more innovative alternatives. Instead, we specified high-performance stone-textured coatings—a “stone paint” finish—which delivered a convincing stone appearance while providing durability and water resistance at a fraction of the cost.

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The building’s plinth or skirting was finished in terrazzo, chosen both for its refined texture and economic advantage over large-format stone. Internally, where real marble might once have been used for wall and floor finishes, we opted instead for high-quality ceramic tiles and sintered stone panels, achieving the look and feel of natural stone while remaining mindful of budget limitations.

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The exterior signboard was entirely reimagined. We redesigned the building’s new signboard and its associated elements, including the fascia (sometimes colloquially referred to as the “signboard") and soffit, using aluminum cladding to create crisp, modern lines. The illuminated signage stands out vividly against the minimalist façade, enhancing the property’s street presence.

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Beyond finishes, AA28’s renovation demanded extensive technical coordination. The project involved upgrades to fire service installations, air conditioning systems, and window replacements, as well as various interventions to comply with current building codes. We navigated these requirements carefully to deliver both aesthetic and functional improvements.

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Project Timeline and Significance

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The entire renovation process, from planning through completion, spanned approximately twelve months, culminating in 2024. The result is a revitalized building that bridges past and future—a new chapter for AA28, positioned to attract contemporary tenants and contribute vibrancy to the streetscape of Austin Avenue.

 

For our firm, AA28 represents more than a completed job. It’s a milestone project that embodies resilience, ingenuity, and the belief that even buildings long left behind can find new purpose and elegance when vision meets craftsmanship.