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In addition to Hong Kong's geographical situation that determines a shortage of land supply, the government's land policy seems to aggravate this situation. Not only is all land owned by the government but also, it is released at stipulated times when supply is considered to be short. However, the government's policy is not the only factor influencing the supply of land in Hong Kong. When developers buy land from the government, it is not necessary that they build immediately; instead they often buy new land to augment their land banks. This implies that a handful of large developers have the power to influence land supply, and therefore prices. The result is a shortage of properties, high prices and an average unit size that is smaller than that of other countries.