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Twenty-seven years after the last plane departed from Hong Kong Kai Tak airport, the area is landing again, this time as an ambitious experiment in mixed-use reinvention. Kai Tak isn’t your typical Hong Kong retail story of luxury flagships and tourist-driven consumption. Kai Tak’s developers are betting on a different vision: that Hong Kong’s future shoppers want integrated lifestyle destinations where retail is just one layer of a richer experience. They bet that families, sports enthusiasts and residents, not just mainland tourists, can anchor successful commercial developments.

As Hong Kong faces retail challenges with local consumers increasingly shopping and spending time in mainland China, Kai Tak represents a bold bet on experiential retail and community-centric development. To find out, the IADS visited the Kai Tak area and its retail anchors, Kai Tak Mall, Airside, and The Twins. Pictures are attached to this article.

The Kai Tak area: ground zero for reinvention

The early vision

The Kai Tak area was initially named after two businessmen, Ho Kai and Au Tak, who imagined the Kai Tak Bund Project in the early 1920s to address the housing shortage resulting from the influx of immigrants in Hong Kong following the 1911 revolution. In response, Kai and Tak envisioned developing an upscale residential area to attract wealthy immigrants looking to settle in Hong Kong’s Kowloon Bay. The ambitious project never came to fruition due to economic difficulties. The site was later purchased by the government, first leased to an aviation school, then converted into a Royal Air Force base, and eventually became an airport. In 1936, the first passenger plane landed at Kai Tak International Airport. The airport closed in July 1998, when operations moved to the Chek Lap Kok location.

The masterplan: Kai Tak Development (KTD)

After the airport relocated, the Hong Kong government planned urban development for the former airport site. Project planning began in 1992-1993 with an initial proposal of a “City Within a City” covering 580 hectares. After these preliminary ideas and studies, the Hong Kong government began planning and developing from 2004 to 2006.

KTD includes a multi-purpose sports complex, a park and an 11-kilometre promenade (the largest harbourfront park in Hong Kong), the Kai Tak Cruise Terminal, hotels, a housing estate, public transportation connections (MTR), and commercial and entertainment construction projects.

With a total gross floor area exceeding 14,400,000 sq ft. (1,34 million sq.m.), the project planned to accommodate 86,000 residents in 30,000 housing units (including 13,000 constructed as part of public housing estates), with a projected population reaching 134,000 by 2036. The area was also planned for an estimated 80,000 professionals across 11.4 million sq ft (1.06 million sq m). In 2019, the total development cost was estimated at approximately HK$100 billion.

Where the city breathes: parks, promenade and play

Overall, KTD covers more than 320 hectares. One-third of the project is dedicated to public and open spaces, providing Hong Kong with a unique space for socialising and relaxing. The Kai Tak River has been created, representing a 2.4 km green corridor. Occupying 3 million sq ft. (280,000 sq.m.) of land, the Kai Tak Sports Park is the largest sports venue in Hong Kong. The complex includes a 50,000-seat stadium, a landmark in the area, large open spaces with free sports equipment, such as muscle benches and climbing walls, and a health and wellness centre. The park is easily accessible through the MTR. In 2024, New World Development (also the owner of K11) sold its stake in the park operations to parent Chow Tai Fook Enterprises (CTFE), after posting its biggest-ever loss.

From courts to galleries: How Kai Tak Mall and Airside recast retail

The commercial development of Kai Tak has been relatively slow, compared with the 17 residential sites sold in the area in 2019. At that time, the government had only sold two commercial sites: one to Nan Fung Group (to build the Airside project) and one to IADS member Lifestyle International (to build The Twins). At the outset, in addition to retail space, both sites were set to deliver over 2 million sq ft (186,000 sq m) of new office space. Other retail and commercial developments followed.

Game on: Kai Tak Mall “sportainment” formula

Part of the Kai Tak Sports Park, Kai Tak Mall represents Hong Kong’s first “sportainment” retail concept, targeting families seeking entertainment and dining experiences, sports enthusiasts and athletes, event attendees (concerts and sports competitions held in the stadium) and the local community in the growing Kai Tak district. It is a hybrid destination that combines retail, sports, entertainment and dining experiences:

• Building on the Sports Park’s mission of athletic development, the Kai Tak Mall represents 700,000 sq ft of retail space and features many sports brands over three buildings. This includes Adidas, Nike, New Balance, Decathlon, FILA, National Geographic Apparel, FanTown, LI-NING, Salomon, Liverpool FC, PUMA and Skechers. A supermarket, Mannings and Watsons beauty retailers, as well as Uniqlo and sister company Gu, complete the product offer. The mall achieved an occupancy rate of over 80% as of June 2025.
• Sports are everywhere in the area with badminton, beach volleyball, table tennis, pickleball, soccer, a climbing wall, tennis, basketball, fitness, running paths and more.
• Entertainment is meant for the whole family with a large Epicland playground for kids, a NAMCO Japanese game centre, a bowling alley with 40 lanes, the city’s tallest rock climbing wall and the first sports-themed amusement park JOYPOLIS SPORTS outside Japan. This park offers ninja-inspired sports and the integration of SEGA’s SONIC.
• Dining options with 72 restaurants and eateries from Japan to Korea, China and Europe, from speciality coffee to dumplings and pizza.

The mall opened in 2024 Q2, during a challenging period for Hong Kong retail. Also, it represents a strategic evolution in Hong Kong’s retail and an alternative to traditional shopping centres. It creates an integrated lifestyle destination that leverages sports culture, entertainment and community engagement. Kai Tak Mall capitalises on the rise of experiential retail and family entertainment spending. Finally, it benefits from limited competition in the sports-themed mall segment.

Airside: shopping, art, cinema, surf, and pets

Developed by Nan Fung Group and designed by architecture firm Snøhetta (known for designing many Aesop and Holzweiler stores), Airside is a 1.9 million sq. ft. (176,000 sq m.), 47-storey mixed-use development, including retail and offices. It self-defines as Hong Kong’s first “culturetainment” destination, combining culture, retail, entertainment, and outdoor activities.

The mall is 700,000 sq ft (65,000 sq m) and the home of city’super premium supermarket, international lifestyle brands such as Tesla, Nespresso, Muji and Miele, as well as homegrown brands and shops catering to the needs of both pets and owners. These include a pet groomer, pet clothing stores and a pet washing and supply store.

In terms of culture, the mall offers a 10,000 sq ft (9,000 sq m) art space, GATE33 Gallery, featuring curated exhibitions. The mall also showcases art pieces by emerging and renowned artists. Completing the culture offerings, the MCL Airside Cinema has seven theatres accommodating up to 900 pax. Around 40 dining options are available, including Asian and international cuisine, speciality bakeries, cafes and outdoor dining. Entertainment also includes Hong Kong’s first large-scale indoor surfing centre.

In addition, Airside boasts nearly 18,000 sq ft (1,700 sq m) of outdoor areas, including an elevated garden, an open-air theatre, an educational urban farm, green spaces, and pet-friendly areas. Airside is also equipped with environmentally friendly facilities, including rainwater harvesting, a waste-sorting management system, an intelligent bicycle parking system, a district cooling system, and up to 850 electric vehicle charging parking spaces. As a result, Airside is the first building in Hong Kong to receive seven of the most recognised green and smart building certifications.

The upcoming Cullinan Sky Mall

Scheduled to open at the end of 2025, Cullinan Sky Mall is an upcoming mixed-use retail complex developed by Sun Hung Kai Properties, Hong Kong’s largest property developer. The mall is the retail podium of the massive Cullinan Sky residential development, accounting for 1,490 units across five towers. The mall will account for 220,000 sq ft (20,000 sq m). Its four-storey format will guarantee human-scale vertical circulation. Finally, it will have direct MTR access and a captive affluent base, as residential pricing indicates a high-income target.

The Twins: two towers, two plays

The Twins is a 1.1 million sq ft (102,000 sq m) retail complex developed by Lifestyle International, consisting of two symmetric 22-storey towers. The development represents a strategic dual-brand approach. Tower I houses the SOGO Kai Tak department store, while Tower II features SNDO, an innovative lifestyle mall concept opening in phases from Q4 2025 through 2026. The Twins offer over 700 tenant spaces and 500+ brands spanning fashion, dining, lifestyle services, and cultural experiences.

The project has been LEED and BEAM Plus Platinum pre-certified, which rewards green building. Key highlights include:

• Energy-efficient MEP (Mechanical, Electrical, Plumbing)
• Renewable energy sources
• Air quality thanks to the enhanced ventilation system.
• Connection to the district cooling system, a large-scale, centralised cooling infrastructure eliminating the need for cooling towers
• Water quality and usage
• Sustainable construction
• Electric vehicle support and accessibility for disabled people.

SOGO: 16 floors of everyday premium

Opened in November 2024, the Japanese-style department store spans 16 floors, from the basement to 15F, plus two floors of 500-car parking and five floors of SOGO offices. Each floor has its own architectural design, reflecting the product categories and adding surprise to each level:

• Cosmetics and beauty on B1 and GF: with 110+ brands, the space is East Kowloon’s largest beauty and skincare zone with a comprehensive selection of international brands as well as Korean beauty brands. The ground floor also hosts accessories brands such as Tory Burch, Hogan and Coach. The basement offers beauty rooms for facials and a beauty academy studio.
• Women’s fashion, accessories and lingerie live on 1F and 2F. The light-filled SOGO café completes the floor offerings.
• Men’s fashion and accessories live on 3F and 4F. From 1F to 4F, both women’s and men’s fashion mix apparel, shoes, jewellery and accessories.
• 5F is fully dedicated to sports with a distinctive stadium-like striped floor. Golfwear, which has become very popular, is not part of this floor but lives on the 3F with casual men’s fashion.
• 6F is for babies and kids: it hosts Hong Kong’s biggest baby mart. A large baby-changing room is available for parents. The floor also offers clothing and a large toy section with many trinket vending machines.
• Home goods span on 7F, 8F and 9F, from appliances, cookware and tableware on 7F to bedding, furniture and travel products on 8F, and luxury tableware, decoration and a VIP lounge on 9F.
• The TT site is for curated exhibitions on 10F.
• 12F, 14F and 15F are for restaurants.
• 13F is for Sky Koen, an outdoor space.

The department store is positioned in the premium-to-affordable luxury price point. Contrary to the Causeway Bay store, SOGO Kai Tak doesn’t include luxury brand concessions (aside from the Chanel, Dior, etc beauty counters. This raises questions, as many residential areas are targeted to affluent citizens. SOGO’s Thankful Week promotion was held at the time of the visit.

SNDO unfolds food, fandom and finds

First of all, SNDO’s architectural and interior designs are impressive. Rising 22 storeys, SNDO was imagined by Japan’s design firms CURIOSITY and MOMENT. With this opening, Lifestyle International aims to broaden its reach to a broader audience, focusing on experiential retail.

The name SNDO is inspired by the Romanised spelling of the Japanese word “Sando” for “sandwich”, reflecting the addition of shopping, dining, entertainment and services offered by the mall. With curated thematic zones, SNDO aims to create one-of-a-kind experiences across the floors (the building was not fully open at the time of the visit):

• B1 will showcase Freshmart+ food hall gathering over 40 brands across multiple categories from hot food, sushi and sashimi, confectionery, a Japanese bakery, health and wellness products, to daily essentials. With a 4-metre ceiling, the space will be airy and ideal for activities such as wine tastings. Designed as a miniature Japan, Freshmart+ will also introduce signature products and cultural activities to deliver immersive culinary and entertainment experiences.
• GF welcomes Xiaomi, its first store in East Kowloon, combining retail and service.
• agnès b.’s brand-new concept store on 1F brings together fashion, the popular b.CAFÉ and b.FLEURISTE floral shop. Upcoming launches also include BYREDO, Marc Jacobs, TUMI, and other premium brands.
• The upper retail floors are divided into 3 concept zones anchored by atriums that can be used for events. The 6F, 7F and 8F take inspiration from a Japanese shopping street that features local speciality shops and serves as a cultural gathering space. This zone will feature pet-themed vendors and a Japanese lifestyle bookstore, SNDO READS, offering the largest selection of Japanese books in Hong Kong. Spanning 20,000 sq. ft., SNDO READS interweaves art, literature and artisanal items. Forums, themed events, and workshops will be held regularly, serving as a stage for brand pop-ups and product launches, extending reading into lifestyle.
• The 9F is home to TT HALL. Mirroring TT SITE in Tower I, TT HALL is a multi-functional venue with five distinct spaces totalling 22,000 sq ft. (2,000 sq.m.) that will host cultural performances, concerts and community events.
• Hong Kong’s first official THE GUNDAM BASE (the official retail concept from Bandai Namco dedicated entirely to Gundam Plastic Models and Gundam franchise merchandise) will showcase exclusive models and limited-edition items, accompanied by exhibitions and dedicated events. As one of Japan’s most valuable media franchises, it should draw significant young male traffic to SNDO. More than a store, THE GUNDAM BASE is considered a pilgrimage destination for Gundam fans and a complete cultural experience.
• The 12F, 14F and 15F will offer F&B concepts, mirroring Tower I.
• 13F is for Sky Koen, an outdoor space, mirroring SOGO’s Sky Koen.
• 16F to 20F will be for lifestyle services.

The retail transformation of Kai Tak represents more than just new shopping centres, it signals a shift in Hong Kong’s approach to urban development and consumer engagement. By integrating sports, culture, entertainment, and community spaces with traditional retail, developments such as Kai Tak Mall, Airside, and The Twins aim to create destinations rather than mere transaction points.

Their success hinges on the continued residential build-out bringing 134,000 residents to the area by 2036, and the ability of these experiential concepts to maintain relevance as consumer preferences continue to evolve. However, Kai Tak’s retail story is still being written. If successful, it could provide a blueprint for future Hong Kong developments and demonstrate that in an era of e-commerce dominance, physical retail can thrive by becoming something more: a cultural and experience hub and a community gathering place. The former runway may have closed, but Kai Tak’s retail ambitions are just taking off.

Credits: IADS (Christine Montard)