AA28, located at 28 Austin Avenue in Tsim Sha Tsui, is a story of timing, vision, and urban renewal. Once a long-vacant foreclosed property, its revival reflects both Hong Kong’s economic cycles and the resilience of its built environment. Initially listed in 2018 during a booming market, negotiations failed due to high reserve pricing. Years later, after the pandemic reshaped the commercial landscape, the building was sold at a lower auction price in 2023–2024, reconnecting us with a project that had once slipped away.
Entrusted with its transformation, we undertook a complete renovation of the façade, lobbies, and technical systems under tight budget constraints. Using innovative materials like stone-textured coatings and terrazzo, we achieved a refined, contemporary aesthetic while ensuring compliance and durability. Completed in 2024, AA28 stands as a milestone for our firm, symbolizing how vision and craftsmanship can breathe new life into neglected spaces and restore their place in the city’s evolving fabric.
SPECIAL THANKS: Alvanada Riviera Ltd., Fly Fast Contracting Ltd, Betta Workshop, Right Now Design and Production
Project details
Signature materials
Stone-textured coating façade
Terrazzo skirting
High-quality ceramic tiles
Sintered stone panels
Aluminium-clad signage elements
Construction Duration
~12 months
Location
28 Austin Ave., Tsim Sha Tsui, Hong Kong
Area
Gross Floor Area: Approx. 20000 sqft.
Year
2023-2024
CONCEPT & DESIGN INTENT
From the outset, the vision for AA28 was to breathe new life into a neglected commercial building through a clean, contemporary aesthetic that would stand the test of time while appealing to modern tenants. The design intent balanced functionality and elegance, integrating subtle natural textures and curated greenery to soften the harshness of the urban environment without compromising a sleek, professional image. Cost considerations shaped creative solutions, ensuring that AA28 could be revitalized to a high standard without excessive investment—an approach critical in Hong Kong’s cautious post-pandemic property market.
SPATIAL STRATEGY / PLANNING LOGIC
Spatial planning focused on transforming both arrival experiences and vertical circulation:
Ground Floor Lobby – Complete redesign to create a welcoming, modern arrival zone that projects prestige and clarity.
Typical Floor Lobbies – Upgraded for consistency in finishes and branding, providing a cohesive tenant experience.
Façade & Street Interface – Redesigned signage and shopfront enhance the building’s visibility and street presence.
Efficiency Drivers – Modernized building services and optimized layouts reduce maintenance complexity, improving operational efficiency and ensuring future leasing flexibility.
GALLERY
MATERIALITY & DETAILING
Material selection prioritized durability, refined aesthetics, and budget optimization:
Façade – High-performance stone-textured coatings (“stone paint”) replicate the elegance of natural stone with significantly lower cost and weight implications.
Plinth / Skirting – Terrazzo offered a stylish, cost-effective alternative to solid stone, bringing subtle texture and durability.
Interiors – High-quality ceramic tiles and sintered stone panels emulate marble finishes, achieving premium aesthetics without premium costs.
Signage – Custom-designed aluminum cladding delivers sharp, modern lines and strong brand visibility.
Sustainability Measures – Material choices reduced reliance on heavy stone quarrying and minimized embodied carbon where possible.
PROJECT GOALS & OUTCOMES
Key goals:
Deliver a complete revitalization of AA28 to secure modern tenants and reposition the asset competitively in Tsim Sha Tsui’s commercial market.
Achieve high design quality within strict budgetary constraints.
Resolve structural and code compliance issues accumulated over years of neglect.
Outcomes:
Completed within approximately twelve months, demonstrating tight project control and effective coordination.
Reinvented AA28 as a contemporary, market-relevant asset with a strong urban presence.
Delivered a design that elevates tenant experience and enhances the building’s market value.
Reinforced the reputation of both the client and our firm for delivering resilient, transformative design solutions under challenging conditions.
COLLABORATION & CONSTRAINTS
Key Partners:
Client – Property owner with a clear goal to reposition the asset for competitive leasing.
Bank of China Group – Original property holder and auctioning party.
Contractors & Suppliers – Provided crucial technical execution under constrained budgets.
Constraints & Challenges:
Budgetary Pressure – Post-pandemic market dictated lean investment while ensuring substantial aesthetic and functional upgrades.
Building Condition – Years of vacancy required significant remedial works beyond cosmetic upgrades.
Regulatory Compliance – Upgrades demanded careful integration of fire services, air-conditioning, and code compliance interventions.
Facade Execution – Achieving premium visual impact with alternative materials necessitated rigorous detailing and mockups.
Resolutions:
Embraced innovative materials and finishes to maintain high visual quality within cost targets.
Managed technical complexities through intensive coordination with specialist contractors and consultants.
Leveraged prior knowledge of the building and market dynamics to deliver a solution rooted in practical, sustainable design principles.
AA28
AUSTIN AVE., T.S.T.
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