Place the tea into a tea pot with a mesh strainer. Pour the boiled water over top of the tea. Let it steep for 3-5 minutes.
Pour the condensed milk into a clean heat-proof jar. Strain the tea into the jar with the condensed milk and give it a stir.
Leave to cool and chill in the refrigerator, preferably overnight.
When ready to serve, add in the tapioca/boba pearls into a glass, add some ice cubes, and pour the HK milk tea over top. Stick in a wide straw and serve.