This article reviewed the development of nine major Hong Kong developers in the Chinese Mainland over past decades. Swire Properties' stories started from Cityplaza in Island East, Hong Kong. Well understating in the importance of “prime locations”, Swire Properties was quite cautious when entering the Chinese Mainland in the late 1990s. Since the opening of Taikoo Hui Guangzhou in 2001, Swire Properties began its 20-year development in the Chinese Mainland. All of its five projects that received wide-ranging attention in 2021 had the tag of “urban regeneration” to some extent: Taikoo Li Qiantan that opened in 2021; ZHANGYUAN that aims to become “another world-class commercial landmark” in Nanjing Road West; Taikoo Li Sanlitun West that came from a transformation of the Yashow Building; and Taikoo Li Xi'an that benchmarked against Sino-Ocean Taikoo Li Chengdu. All these projects highlight Swire Properties' preference when selecting sites: industrial and historic areas.

Compared with its previous "steady self-owned and self-built heavy-asset” style, Swire Properties is now experimenting with an “asset-light” model when cooperating with partners. Most of its partners are central and state-owned enterprises and the Company usually plays the role of a mall operator. With a pathway different from other Hong Kong developers, Swire Properties is accelerating its development pace. For example, HKRI Taikoo Hui keeps making adjustments, further enhancing the “trendy and luxury” tone of Nanjing Road West and leading high-end consumption in Shanghai.