In the legal context, real estate development is controlled by two levels of regulations, namely, the town planning control and conditions imposed by its land grant from the Government. Land supply comes from two important sources: (a) auction of sites by the government; and (b) rezoning of land into commercial and residential development. Before 1997, Land auction supply in the past has been limited to 50 hectares, and in an effort to support property value, the Government has temporarily stopped selling more land. Rezoning of land especially in the New Territories is therefore the major alternative now opened to real estate developers. It is a very complicated process and is often perceived as an exclusive tool possessed only by the most powerful developers. Our team of solicitors, led by Mr. S. W. Lung, has been advising clients in this process for the past decade.