Guide to the Flower Market Road Redevelopment in Mong Kok
The Sai Yee Street/Flower Market Road Development Scheme represents the first urban renewal project launched in Yau Tsim Mong District following the completion of the District Study for Yau Ma Tei and Mong Kok. The scheme was commenced under section 25 of the URAO as the first implementation of a project proposed under the recommendations of the Master Urban Renewal Concept Plan as devised from the District Study. The project was officially announced on March 15, 2024, with acquisition offers issued to property owners on January 8, 2026.
Project Scope and Sites
The scheme comprises 6 sites covering a total site area of approximately 29,320 square metres:
Site A (comprised of five sub-sites):
Site A1: Broadly bounded by existing buildings, Sai Yee Street to the east, Prince Edward Road West to the south, and Fa Yuen Street to the west
Sites A2-A5: Four smaller sites scattered around the Flower Market in the vicinity of the URA's Prince Edward Road West/Yuen Ngai Street preservation and revitalisation project
Site B: Bounded by Sai Yee Street to the west, Boundary Street to the north, Mong Kok Stadium to the east, and Flower Market Road to the south
The redevelopment affects about 31 street numbers of buildings, with 23 buildings aged from 64 to 76 years on Sites A2-A5.
Development Components
1. Residential and Commercial Development
The proposal includes constructing a mixed-use development at the intersection of Sai Yee Street and Prince Edward Road West, designed to provide approximately 1,350 residential units and enhance commercial facilities in the vicinity. The scheme entails construction on Site B of two 31-floor residential buildings and a commercial building which could be a hotel, office space, or service apartments.
2. Urban Waterway and Waterway Park
The centerpiece of the redevelopment is an "Urban Waterway" stretching from Boundary Street to Nathan Road, accompanied by an adjacent 8,800 square meter "Waterway Park". The Waterway Park will be shaped as a "connector" to integrate and create synergies with the proposed development and nearby facilities, incorporating colorful landscape design theme to facilitate it as a "flower viewing hotspot".
3. Sports and Community Facilities
A multi-purpose complex will be built for the reprovisioning, upgrading, and addition of new sports and community facilities. Existing sports facilities, including a football field, were built 48 and 37 years ago and will need to be upgraded, with facilities relocated to podium levels of the new development.
4. Enhanced Flower Market Precinct
The project will provide on-street shop spaces extending northwards along Sai Yee Street, including additional commercial and dining spaces on upper floors, to expand the boundaries of the Flower Market. The back lanes around Yuen Ngai Street and Yuen Po Street will be transformed into a "Third Street" of the Flower Market imbued with historical character.
5. Supporting Infrastructure
Supporting facilities such as loading or unloading bays and a public car park will be included to address local traffic needs and support the Flower Market's future long-term development. The underground car park will provide approximately 220 public parking spaces for private cars and 10 public loading/unloading bays.
Impact on Affected Properties
Property Acquisition
Eligible owner-occupiers of domestic properties will be offered $15,377 per square foot of saleable area, which is the unit rate of a seven-year-old notional replacement flat situated in the same locality. Additionally, eligible domestic owner-occupiers will be offered a purchase right of "Flat-for-Flat" units in the future development as an additional option to cash compensation.
The proposal involves the demolition of 22 low-rise buildings which accommodate 35 ground-level shops and 12 upper-level shops, affecting approximately 275 households and 30 shops.
Flower Shop Operators
According to the URA's survey, there are currently some 120 ground-floor flower shops in the Flower Market, with more than 20 of them affected by the redevelopment project. For eligible street-level florists and floral-related business operators, the URA will provide the option of seamless interim operation and relocation arrangements to enable them to continue their operations in the Flower Market during and after the redevelopment.
The URA will create an operating space at the heart of the Flower Market along Flower Market Road within the project area, which will adequately accommodate and group together the affected florists who are currently spread around the district.
Project Timeline and Phases
Because Site B is mostly government land, the URA hoped to start construction soon so that it could be completed in 2033 at the earliest, with other phases of the project to be finished two years after that. The URA anticipates that the redevelopment will be completed by 2035/36.
Under current planning, the URA will carry out construction works in phases, starting with the site without shops (the site at Boundary Street). For the other five sites, construction work is expected to commence at a later stage since acquisition and relocation matters will be involved.
Financial Investment
The URA plans to spend around HK$2.5 billion to acquire the necessary plots. The project aims to modernize the Mong Kok Flower Market area with an estimated investment of HK$2.5 billion.
Planning Objectives
The development scheme aims to address several district-level challenges:
Infrastructure Modernization: After decades of development, the planning provisions, supporting facilities, and infrastructure around Sai Yee Street and Flower Market Road are no longer able to meet the development needs of the district.
Integration of Facilities: Various recreational and sports facilities in the area are either divided by Boundary Street or fenced off without convenient pedestrian networks in between.
Traffic Management: The scheme addresses traffic congestion and competition between pedestrians and vehicles for road space in the vicinity of the Flower Market.
Urban Renewal Strategy: The scheme is implemented under the 2011 Urban Renewal Strategy, adopting a "planning-led, district-based" urban renewal approach.
Public Response and Concerns
Opposition
Between mid-August and mid-October 2024, the Town Planning Board received 767 submissions regarding the proposal, with 674 against the redevelopment, highlighting concerns about potential disruptions to the market's unique character and the displacement of longstanding businesses.
Board Member Concerns
Members of Hong Kong's Town Planning Board expressed concern that the famed flower market will lose its "spirit" under the redevelopment plan, with one board member hoping the characteristics of the market could be incorporated into the plan. Wong Woon-chung said he did not want the project to resemble the revitalisation of Lee Tung Street in Wan Chai, which critics said had failed to preserve the area's characteristics.
Community Worries
Tommy Cheng, whose family has run a florist business for three generations, expressed concerns that "we will lose dozens of shops and their customers, and construction will take years," fearing that the characteristics will be neglected and vibrancy destroyed before completion.
Planning Approval Status
Despite public opposition, the Town Planning Board approved the redevelopment plan in January 2025, concluding that the proposal should proceed without amendments and is now awaiting approval from the Executive Council.
Preservation Measures
The URA has committed to several preservation initiatives:
Creation of an interim operating space for flower shops during construction
Transformation of back lanes into a "Third Street" for the Flower Market
Integration with the existing Prince Edward Road West/Yuen Ngai Street preservation project
Place-making initiatives to enhance the urban environment of the Flower Market precinct
The redevelopment represents a significant transformation of one of Hong Kong's most iconic neighborhoods, balancing modernization goals with preservation of the century-old Flower Market's unique character and cultural significance.
