re = /(<!(--(?:[^-]|-(?!->))*?--)>)(?!((?!<%--)[\s\S])*?--%>)/
str = 'Condition: 1 : <!-- normal HTML comment -->
Codition: 2 <%-- normal JSP comment
<!-- inside html comment here -->
other comment stuff
<!-- another inside html comment here -->
--%>
Condition: 1 : <!-- normal HTML comment -->
'
subst = '<%$2%>'
result = str.gsub(re, subst)
# Print the result of the substitution
puts result
Please keep in mind that these code samples are automatically generated and are not guaranteed to work. If you find any syntax errors, feel free to submit a bug report. For a full regex reference for Ruby, please visit: http://ruby-doc.org/core-2.2.0/Regexp.html