Business
Lee Shau-Kee, Hong Kong Real Estate Tycoon, Dies at 97
Lee Shau-kee, a Hong Kong real estate tycoon who made his immense fortune building tens of thousands of apartments for middle-class descendants of refugees who had fled Communist mainland China, died on Monday. He was 97.
His death was announced by the company he founded, Henderson Land Development. It did not say where he died or cite a cause.
Well into his 70s, Mr. Lee became even wealthier through shrewd financial investments that prompted some to call him Hong Kong’s Warren Buffett. At his death, Forbes magazine estimated his worth at $29.2 billion, making him the 63rd wealthiest person in the world.
Mr. Lee founded Henderson Land Development in 1976. By the time he stepped down as its chairman and managing director in 2019 at age 91, the company had grown to 10,000 employees and spread beyond real estate development into hotels, department stores and natural gas distribution.
He started his career as a gold and currency dealer, reinvesting his profits in real estate. Most speculators and developers preferred higher-priced plots on the island of Hong Kong. But Mr. Lee was certain that the rising tide of hardworking, upwardly mobile refugees from the mainland and their descendants would send property prices soaring. He took a chance, buying up large chunks of cheap agricultural land in the New Territories bordering the mainland.
His business strategy, he said, was based on trends indicating that wages were rising far faster than property prices, putting apartments within reach of hundreds of thousands of buyers and renters. In the 1970s and ’80s, Henderson Land Development erected the new town of Sha Tin, which became home to more than a half-million people.
“Young couples were choosing to live in their own homes instead of with their parents as they had done traditionally,” Mr. Lee told his official biographer, Leung Fung-yee.
Mr. Lee himself lived in one of the nondescript residential towers that his company built throughout Hong Kong and liked to spend his leisure time golfing with fellow magnates.
As his real estate business grew, Mr. Lee staffed his management with relatives, including his children and nieces and nephews. At least 10 of them held senior positions; two sons, Peter and Martin, became joint chairmen in 2019.
Mr. Lee channeled most of his philanthropy through the Lee Shau-Kee Foundation, funding buildings and scholarships at universities in Hong Kong, China and other countries. The foundation also financed vocational training for farmers and rural doctors in mainland China.
Mr. Lee once considered making major investments abroad, he said, but decided in the end to stay on the island. “Elsewhere the taxes are too high,” he told Forbes in 1997, noting that in 1996, he collected $340 million in tax-free dividends, plowing most of this windfall back into his real estate ventures. “You couldn’t snowball your profits.”
Lee Shau-kee was born on Jan. 29, 1928, in Shunde, on the outskirts of Guangzhou, then known as Canton, in southern China, to Lee Gai-fu and Chan Luan-fung. His father, a well-to-do currency trader, sent him to Hong Kong in 1948 when Mao Zedong’s Communists were about to triumph over Chiang Kai-shek’s Nationalists in China’s civil war.
As a teenager, Mr. Lee became a gold trader, first with his father and then on his own. As an adult, he decided to move to Hong Kong and embark on real estate development. He co-founded Sun Hung Kai Properties with two other partners in 1963 and started Henderson Land Development on his own 13 years later.
Henderson became a publicly traded company in 1981, though a majority of its shares were owned by Lee family members.
Mr. Lee had occasional business fallouts with his relatives, most notably with his wife of 15 years, Lau Wai-kuen, whom he divorced in 1981. “I will not marry again because I’m afraid any woman would only see my money,” he told his biographer.
His survivors include his two sons, three daughters and his sister, Fung Lee Woon King, an executive director at Henderson Land Development.
Toward the end of the 20th century, economic and political trends undermined the Hong Kong real estate market that had propelled Mr. Lee into the ranks of the world’s richest people. With China embracing capitalist reforms, foreign investors rushed to set up factories and offices on the mainland, and Shanghai challenged Hong Kong as Asia’s pre-eminent financial capital. And with the end of British colonial rule in Hong Kong and its return to Chinese sovereignty in 1997, the island-city lost some of its aura of a freewheeling business center. With fewer corporations setting up offices in Hong Kong, the local property market stagnated.
Mr. Lee’s critics predicted his empire’s decline, citing it as a cautionary tale about the perils facing a business that had outgrown its traditional, family-run organization.
“Lee Shau-kee is typical of the post-World War II generation of Chinese entrepreneurs in Asia,” the Far Eastern Economic Review said in a long profile of him in 2001. Despite building a profitable empire in the midst of turmoil, the magazine wrote, Mr. Lee “has had difficulties preparing it for a new generation and a new business environment.”
He proved such doomsayers wrong with profitable investments in financial stocks, derivatives and new ventures such as paper manufacturing. His touch was so sure that he tried to hide his investment plans from speculators trying to follow his every move.
At the same time, Mr. Lee was growing increasingly impatient with his heirs. In 1998, he told Hong Kong journalists that after a decade of tutelage in the family business, his oldest son, Peter, was not ready to succeed him. “He gets only a passing grade now,” Mr. Lee said.
At the time, investors and financial analysts were even less impressed by another son, Martin, who had to overcome a youthful passion for sports cars and nightlife.
But they regained his confidence over the years, and took control of the company after Mr. Lee stepped down.
For their part, Mr. Lee’s sons professed loyalty to their father and urged him to retain leadership of the family business as long as possible. “I will be the first one to ask him not to retire,” Peter Lee told The South China Morning Post in 2001.
The sentiment was in keeping with Mr. Lee’s own strong sense of filial piety. In 1996, he built a four-story mausoleum, topped with a tower embedded with semiprecious stones, on an acre in his family’s ancestral village of Daliang, in the southern Pearl River Delta. He buried his parents there.
Ash Wu contributed reporting.
Business
How our AI bots are ignoring their programming and giving hackers superpowers
Welcome to the age of AI hacking, in which the right prompts make amateurs into master hackers.
A group of cybercriminals recently used off-the-shelf artificial intelligence chatbots to steal data on nearly 200 million taxpayers. The bots provided the code and ready-to-execute plans to bypass firewalls.
Although they were explicitly programmed to refuse to help hackers, the bots were duped into abetting the cybercrime.
According to a recent report from Israeli cybersecurity firm Gambit Security, hackers last month used Claude, the chatbot from Anthropic, to steal 150 gigabytes of data from Mexican government agencies.
Claude initially refused to cooperate with the hacking attempts and even denied requests to cover the hackers’ digital tracks, the experts who discovered the breach said. The group pummelled the bot with more than 1,000 prompts to bypass the safeguards and convince Claude they were allowed to test the system for vulnerabilities.
AI companies have been trying to create unbreakable chains on their AI models to restrain them from helping do things such as generating child sexual content or aiding in sourcing and creating weapons. They hire entire teams to try to break their own chatbots before someone else does.
But in this case, hackers continuously prompted Claude in creative ways and were able to “jailbreak” the chatbot to assist them. When they encountered problems with Claude, the hackers used OpenAI’s ChatGPT for data analysis and to learn which credentials were required to move through the system undetected.
The group used AI to find and exploit vulnerabilities, bypass defences, create backdoors and analyze data along the way to gain control of the systems before they stole 195 million identities from nine Mexican government systems, including tax records, vehicle registration as well as birth and property details.
AI “doesn’t sleep,” Curtis Simpson, chief executive of Gambit Security, said in a blog post. “It collapses the cost of sophistication to near zero.”
“No amount of prevention investment would have made this attack impossible,” he said.
Anthropic did not respond to a request for comment. It told Bloomberg that it had banned the accounts involved and disrupted their activity after an investigation.
OpenAI said it is aware of the attack campaign carried out using Anthropic’s models against the Mexican government agencies.
“We also identified other attempts by the adversary to use our models for activities that violate our usage policies; our models refused to comply with these attempts,” an OpenAI spokesperson said in a statement. “We have banned the accounts used by this adversary and value the outreach from Gambit Security.”
Instances of generative AI-assisted hacking are on the rise, and the threat of cyberattacks from bots acting on their own is no longer science fiction. With AI doing their bidding, novices can cause damage in moments, while experienced hackers can launch many more sophisticated attacks with much less effort.
Earlier this year, Amazon discovered that a low-skilled hacker used commercially available AI to breach 600 firewalls. Another took control of thousands of DJI robot vacuums with help from Claude, and was able to access live video feed, audio and floor plans of strangers.
“The kinds of things we’re seeing today are only the early signs of the kinds of things that AIs will be able to do in a few years,” said Nikola Jurkovic, an expert working on reducing risks from advanced AI. “So we need to urgently prepare.”
Late last year, Anthropic warned that society has reached an “inflection point” in AI use in cybersecurity after disrupting what the company said was a Chinese state-sponsored espionage campaign that used Claude to infiltrate 30 global targets, including financial institutions and government agencies.
Generative AI also has been used to extort companies, create realistic online profiles by North Korean operatives to secure jobs in U.S. Fortune 500 companies, run romance scams and operate a network of Russian propaganda accounts.
Over the last few years, AI models have gone from being able to manage tasks lasting only a few seconds to today’s AI agents working autonomously for many hours. AI’s capability to complete long tasks is doubling every seven months.
“We just don’t actually know what is the upper limit of AI’s capability, because no one’s made benchmarks that are difficult enough so the AI can’t do them,” said Jurkovic, who works at METR, a nonprofit that measures AI system capabilities to cause catastrophic harm to society.
So far, the most common use of AI for hacking has been social engineering. Large language models are used to write convincing emails to dupe people out of their money, causing an eight-fold increase in complaints from older Americans as they lost $4.9 billion in online fraud in 2025.
“The messages used to elicit a click from the target can now be generated on a per-user basis more efficiently and with fewer tell-tale signs of phishing,” such as grammatical and spelling errors, said Cliff Neuman, an associate professor of computer science at USC.
AI companies have been responding using AI to detect attacks, audit code and patch vulnerabilities.
“Ultimately, the big imbalance stems from the need of the good-actors to be secure all the time, and of the bad-actors to be right only once,” Neuman said.
The stakes around AI are rising as it infiltrates every aspect of the economy. Many are concerned that there is insufficient understanding of how to ensure it cannot be misused by bad actors or nudged to go rogue.
Even those at the top of the industry have warned users about the potential misuse of AI.
Dario Amodei, the CEO of Anthropic, has long advocated that the AI systems being built are unpredictable and difficult to control. These AIs have shown behaviors as varied as deception and blackmail, to scheming and cheating by hacking software.
Still, major AI companies — OpenAI, Anthropic, xAI, and Google — signed contracts with the U.S. government to use their AIs in military operations.
This last week, the Pentagon directed federal agencies to phase out Claude after the company refused to back down on its demand that it wouldn’t allow its AI to be used for mass domestic surveillance and fully autonomous weapons.
“The AI systems of today are nowhere near reliable enough to make fully autonomous weapons,” Amodei told CBS News.
Business
iPic movie theater chain files for bankruptcy
The iPic dine-in movie theater chain has filed for Chapter 11 bankruptcy protection and intends to pursue a sale of its assets, citing the difficult post-pandemic theatrical market.
The Boca Raton, Fla.-based company has 13 locations across the U.S., including in Pasadena and Westwood, according to a Feb. 25 filing in U.S. Bankruptcy Court in the Southern District of Florida, West Palm Beach division.
As part of the bankruptcy process, the Pasadena and Westwood theaters will be permanently closed, according to WARN Act notices filed with the state of California’s Employment Development Department.
The company came to its conclusion after “exploring a range of possible alternatives,” iPic Chief Executive Patrick Quinn said in a statement.
“We are committed to continuing our business operations with minimal impact throughout the process and will endeavor to serve our customers with the high standard of care they have come to expect from us,” he said.
The company will keep its current management to maintain day-to-day operations while it goes through the bankruptcy process, iPic said in the statement. The last day of employment for workers in its Pasadena and Westwood locations is April 28, according to a state WARN Act notice. The chain has 1,300 full- and part-time employees, with 193 workers in California.
The theatrical business, including the exhibition industry, still has not recovered from the pandemic’s effect on consumer behavior. Last year, overall box office revenue in the U.S. and Canada totaled about $8.8 billion, up just 1.6% compared with 2024. Even more troubling is that industry revenue in 2025 was down 22.1% compared with pre-pandemic 2019’s totals.
IPic noted those trends in its bankruptcy filing, describing the changes in consumer behavior as “lasting” and blaming the rise of streaming for “fundamentally” altering the movie theater business.
“These industry shifts have directly reduced box office revenues and related ancillary revenues, including food and beverage sales,” the company stated in its bankruptcy filing.
IPic also attributed its decision to rising rents and labor costs.
The company estimated it owed about $141,000 in taxes and about $2.7 million in total unsecured claims. The company’s assets were valued at about $155.3 million, the majority of which coming from theater equipment and furniture. Its liabilities totaled $113.9 million.
The chain had previously filed for bankruptcy protection in 2019.
Business
Startup Varda Space Industries snags former Mattel plant in El Segundo
In an expansion of its business of processing pharmaceuticals in Earth’s orbit, Varda Space Industries is renting a large El Segundo plant where toy manufacturer Mattel used to design Hot Wheels and Barbie dolls.
The plant in El Segundo’s aerospace corridor will be an extension of Varda Space Industries’ headquarters in a much smaller building on nearby Aviation Boulevard.
Varda will occupy a 205,443-square-foot industrial and office campus at 2031 E. Mariposa Ave., which will give it additional capacity to manufacture spacecraft at scale, the company said.
Originally built in the 1940s as an aircraft facility, the complex has a history as part of aerospace and defense industries that have long shaped the South Bay and is near a host of major defense and space contractors. It is also close to Los Angeles Air Force Base, headquarters to the Space Systems Command.
Workers test AstroForge’s Odin asteroid probe, which was lost in space after launch this year.
(Varda Space Industries)
Varda is one of a new generation of aerospace startups that have flourished in Southern California and the South Bay over the last several years, particularly in El Segundo, often with ties to SpaceX.
Elon Musk’s company, founded in 2002 in El Segundo, has revolutionized the industry with reusable rockets that have radically lowered the cost of lifting payloads into space. Though it has moved its headquarters to Texas, SpaceX retains large-scale operations in Hawthorne.
Varda co-founder and Chief Executive Will Bruey is a former SpaceX avionics engineer, and the company’s spacecraft are launched on SpaceX’s workhorse Falcon 9 rockets from Vandenberg Space Force Base in Santa Barbara County.
Varda makes automated labs that look like cylindrical desktop speakers, which it sends into orbit in capsules and satellite platforms it also builds. There, in microgravity, the miniature labs grow molecular crystals that are purer than those produced in Earth’s gravity for use in pharmaceuticals.
It has contracts with drug companies and also the military, which tests technology at hypersonic speeds as the capsules return to Earth.
Its fifth capsule was launched in November and returned to Earth in late January; its next mission is set in the coming weeks. Varda has more than 10 missions scheduled on Falcon 9s through 2028.
For the last several decades, the Mariposa Avenue property served as the research and development center for Mattel Toys. El Segundo has also long been a center for the toy industry as companies like to set up shop in the shadow of Mattel.
The Mattel facility “has always been an exceptional property with a legacy tied to aerospace innovation, and leasing to Varda Space Industries feels like a natural continuation of that story,” said Michael Woods, a partner at GPI Cos., which owns the property.
“We are proud to support a company that is genuinely pushing the boundaries of what’s possible, and are excited to watch Varda grow and thrive here in El Segundo,” Woods said.
As one of the country’s most active hubs of aerospace and defense innovation, El Segundo has seen its industrial property vacancy fall to 3.4% on demand from space companies, government contractors and technology startups, real estate brokerage CBRE said.
Successful startups often have to leave the neighborhood when they want to expand, real estate broker Bob Haley of CBRE said. The 9-acre Mattel facility was big enough to keep Varda in the city.
Last year, Varda subleased about 55,000 square feet of lab space from alternative protein company Beyond Meat at 888 Douglas St. in El Segundo, which it started moving into in June.
Varda will get the keys to its new building in December and spend four to eight months building production and assembly facilities as it ramps up operations. By the end of next year, it expects to have constructed 10 more spacecraft.
In the future, Varda could consolidate offices there, given its size. Currently, though, the plan is to retain all properties, creating a campus of three buildings within a mile of one another that are served by the company’s transportation services, Chief Operating Officer Jonathan Barr said.
“We already have Varda-branded shuttles running up and down Aviation Boulevard,” he said.
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