26 Ridout Road is one of Singapore’s largest and most prestigious black-and-white colonial bungalows.
It was previously occupied by businessman Rajan Pillai, the Biscuit King, and was once described as a “palace,” featuring Persian carpets, a four-tiered chandelier, and a domed ceiling.
The property has been leased to Minister for Home Affairs and Law K Shanmugam since June 2018 under a 3+3+3-year lease structure, which entered its final term in June 2024 and will expire in June 2027.
While SLA has not officially disclosed the lease extension or confirmed it in response to queries from TOC, ground visits confirm his continued residence, with Gurkha security personnel stationed on-site.
Security guard post at 26 Ridout Road (Image from Google Maps dated August 2024)
The property’s original size was 9,350 square metres (~100,650 square feet), but in 2018, the Singapore Land Authority (SLA) expanded it to 23,164 square metres (~249,250 square feet)—making it nearly three times larger than its original size and one of the largest residential plots in Singapore.
This followed discussions between Shanmugam and SLA, an agency he oversees as Minister for Law, during which he raised concerns about the maintenance of the adjacent land and potential health and safety issues. As part of the arrangement, he agreed to maintain the additional land at his own cost.
Earthworks Observed, but No Public Records of Approval
Satellite images from Google Maps and Apple Maps reveal that significant earthworks have been carried out at 26 Ridout Road since at least May 2024, with modifications continuing into 2025.
However, a review of public records indicates that no approvals have been listed for these works in the Urban Redevelopment Authority (URA) registry.
Inquiries sent to SLA and URA in September 2024 and February 2025 have not received a response.
URA Regulations on Earthworks and Missing Approvals
Under URA regulations, earthworks are defined as:
“Any operations or works in, on, or over land which result in a substantial modification to the existing ground terrain, land form, or slope. These include excavation, formation of any new slope or embankment, cut and fill operations. These may or may not be carried out in conjunction with the development of buildings or structures on the land.”
According to URA guidelines, planning permission is required for earthworks that exceed 2,000 square metres or alter land levels by more than 1.5 metres relative to the surrounding terrain.
While satellite imagery confirms that extensive earthworks have taken place, the precise land area affected and the extent of elevation changes cannot be determined solely from these images. However, the cleared land appears comparable to or slightly larger than the built-up area of the property, indicating significant modifications to the site.
URA regulations allow an exception if earthworks are carried out as part of an approved building project, in which case a separate earthworks submission is not required.
A search of Building and Construction Authority (BCA) records reveals that two applications were made for Permits to Commence Structural Works at 26 Ridout Road between January 2024 and December 2024:
- January 2024 – Proposed addition and alteration involving one-to-one replacement of damaged timber members to the existing residential building (S$50,000), spanning three months.
- June 2024 – Proposed additions and alterations works (S$150,000) spanning five months.
However, while the January 2024 addition and alteration work is recorded as approved by URA on its OneMap platform as of December 2023, the June 2024 S$150,000 project is not listed.
Additionally, two other projects recorded on the platform in April and December 2024 do not have corresponding BCA permits based on public records for Permits to Commence Structural Works.
The April 2024 URA permit describes the project as: “Proposed retention of timber floor beam & joists at the main building and timber beams at the linkway to the existing 2-storey conserved residential house.”
The December 2024 URA permit describes the project as: “Proposed restoration and replacement of existing doors and windows to conserved detached house at 26 Ridout Road.”
However, as of 14 February 2025, there are no corresponding BCA permits for either project, and permits for January 2025 remain unavailable on BCA’s website.
This is not typical, as structural modifications involving timber beams and joists would generally require BCA approval. Meanwhile, the June 2024 S$150,000 project has a BCA permit but no matching URA approval, creating further inconsistencies in regulatory records.
This raises key questions:
- What exactly does this S$150,000 project involve?
- If it was approved, why is it not reflected on URA’s platform like the smaller S$50,000 project?
- If this work is linked to the large-scale earthworks seen in satellite images, why is there no record of planning permission?
The issue of missing approvals is similar to the situation in 2018 when Shanmugam obtained the lease, as the addition of a swimming pool was not reflected in URA’s permits—although his car shelter did receive approval. For comparison, properties just across the road had prior URA approvals for additions and alterations related to swimming pools.
Who Is Funding the Modifications?
The lack of a URA approval for the S$150,000 project raises two key questions: Who is funding the structure and why is there no URA approval, unlike other similar projects?
At present, BCA records confirm that structural works were approved, but there is no URA approval on record for this S$150,000 addition and alteration project.
A similar situation occurred in 2018, when SLA applied for a permit to construct a car shelter at 26 Ridout Road. However, Shanmugam later stated in Parliament that he personally paid for the structure.
This instance raises questions about how applications are handled in such circumstances:
- If Shanmugam funded the shelter himself, why did SLA submit the permit application?
- Was public money involved at any stage of the project, or was SLA simply acting as the applicant on behalf of the tenant, as stated by the Minister?
The absence of a URA approval and the uncertainty over funding make this a matter of public interest, particularly given the scale of the modifications and the lack of disclosure from SLA and the minister.
If the Lease Expires in 2027, Why Approve Large-Scale Modifications?
With the lease set to expire in just two years, it remains unclear why extensive earthworks are being conducted. If these works are purely landscaping improvements, the duration of the construction appears excessive.
Typically, re-turfing or basic terrain adjustments do not require multiple months of work.
If the modifications are more substantial, why were they approved for a property that will soon be up for public bidding?
Under normal circumstances, tenants on short-term leases would not be permitted to make significant alterations to state-owned property unless they had assurances of long-term occupancy.
Is the Lease Renewal Process Open and Competitive?
Under SLA’s policies, state land leases are expected to be subject to open bidding upon expiration. Given that 26 Ridout Road is one of Singapore’s largest private residential properties, it would be expected to attract competitive interest.
- The estate spans nearly 250,000 square feet, making it one of the most expansive state-leased residences.
- Shanmugam’s reported monthly rent of S$26,500 is below the market rate for similarly sized private Good Class Bungalows (GCBs).
- If the lease is put up for open bidding in 2027, other parties could reasonably be expected to express interest in renting it.
Despite this, Shanmugam’s substantial modifications suggest that if he is financing the alteration works, he has no concerns about losing the lease.
This presumption raises important questions about the renewal process:
- Has SLA provided any private assurances that he will be able to retain the lease?
- Does he believe that the tender process will favour him over other bidders?
- If the lease renewal is genuinely open, why invest in long-term upgrades just before the expiry?
Lack of Response from Authorities
Multiple public inquiries to SLA and URA—sent on 23 September 2024 and 12 February 2025—remain unanswered.
On 13 February 2025, Shanmugam’s legal representatives from Davinder Singh Chambers LLC responded to questions directed to him, stating:
“If any suggestion is made that our client has acted improperly in relation to any of the matters in your emails, that would be baseless.”
Notably, this response does not deny that the lease has been extended, nor does it dispute that large-scale earthworks are taking place. Instead, it does not address the questions posed.
Unanswered Questions
At present, the following key issues remain unresolved:
- Why are large-scale earthworks and alterations being conducted when the lease expires in two years?
- Why has SLA approved such modifications on a state property that will soon be up for public tender?
- Why are there no URA records approving these works?
- Who is funding the works?
- If Shanmugam is personally funding these works, does he already have assurances that he will secure a lease extension beyond 2027?
- Will the lease renewal process be fully open and competitive?
The government has consistently emphasised accountability and transparency in the management of state assets. However, without clear answers, public concerns remain unresolved.
If the lease extension process is fair and impartial, why has there been no disclosure regarding approvals and lease terms?
Until these issues are addressed, questions will persist over the modifications at 26 Ridout Road and whether Minister Shanmugam will retain one of Singapore’s most significant residential state properties beyond 2027.
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