Title:
Urban Renewal and Social Regulation: The Case of Tanjong Pagar Plaza’s Crackdown on Vice-Linked Massage Establishments (2025–2026)
Publication Date: January 4, 2026 | Revised: January 4, 2026
Abstract
This paper examines the recent closure of approximately ten massage and beauty parlours at Tanjong Pagar Plaza in Singapore, as part of a broader urban renewal initiative aimed at addressing public safety concerns and rebranding the space to better serve its residential community. Situated within a historically significant mixed-use development, Tanjong Pagar Plaza has long served as a local commercial hub, but in recent years, increasing reports of vice activities associated with certain massage establishments have raised alarm among residents—particularly parents with children attending nearby preschools. In response, Member of Parliament (MP) Foo Cexiang initiated a coordinated enforcement and revitalization strategy beginning in September 2025, involving intensified police operations, targeted closures of unlicensed businesses, and community consultations for future retail planning. Drawing on field observations, media reports, interviews with stakeholders, and policy analysis, this study explores the socio-spatial dynamics behind the crackdown. It evaluates the balance between regulatory enforcement and urban gentrification, investigates resident perceptions, and assesses the implications for inclusive urban regeneration in mature public housing estates. Findings suggest that while enforcement actions were instrumental in removing illicit operations, sustainable transformation requires participatory governance, mixed-use diversification, and long-term economic support for legitimate small businesses. The case illustrates how localized vice control can catalyze broader urban refreshment goals when aligned with community needs.
Keywords: urban renewal, urban governance, vice regulation, massage parlours, community safety, public space, housing estate revitalization, Singapore
- Introduction
Urban commercial nodes embedded within public housing estates play a critical role in daily life, providing essential goods and services while shaping the social fabric of neighborhoods. However, when such spaces become associated with illicit activities—particularly those involving prostitution, human trafficking, or labor exploitation—their legitimacy is challenged, prompting regulatory intervention and calls for redevelopment. This paper focuses on one such case: the closure of around ten massage and spa establishments in Tanjong Pagar Plaza between September 2025 and January 2026, following heightened police enforcement and political advocacy aimed at eliminating vice activities linked to these businesses.
Located in the heart of central Singapore near the boundary of Outram and Tiong Bahru, Tanjong Pagar Plaza (TGP) is a mixed-use development comprising five 26-storey residential blocks built atop two separate two-storey commercial podiums, completed in phases during the 1970s. The complex houses a diverse range of retail tenants across approximately 160 shop units, including supermarkets, cafes, clinics, preschools, and beauty-related services. Over the past decade, however, an increasing concentration of massage parlours, particularly on the second floor of both podiums, began drawing public scrutiny due to perceived links with illegal sexual services and aggressive solicitation.
By early 2026, visible changes had emerged: multiple massage outlets were shuttered, police arrests had been made, and efforts were underway to reposition the plaza as a family-friendly neighborhood center. Framed by MP Foo Cexiang as a “refresh” rather than a purge, the initiative sought not only to clean up vice but also to realign the retail mix with the evolving demographics and aspirations of its resident population. This paper analyzes the interplay between policy intervention, community engagement, and spatial transformation, arguing that the cleanup at TGP represents a microcosm of broader challenges in managing informal economies within regulated urban environments.
- Background: From Community Hub to Contested Space
2.1 Historical Development of Tanjong Pagar Plaza
Tanjong Pagar Plaza was developed by the Housing & Development Board (HDB) in the 1970s as part of Singapore’s post-independence public housing expansion. Its dual-phase construction integrated residential high-rises with ground-level commercial amenities, reflecting early efforts to create self-sustaining “town centers” in high-density urban contexts. The first phase included Blocks 1 to 3 and their connecting commercial podium, while Phase 2 added Blocks 4 and 5 across the street, linked visually but functionally distinct due to a central market and food center separating the two structures.
Originally designed to serve a working-class population, TGP featured a balanced retail mix: provision shops, hardware stores, textile vendors, and basic dining options dominated the landscape. As surrounding neighborhoods gentrified and newer malls such as Guoco Tower and PLQ Mall redefined premium commercial offerings nearby, TGP increasingly attracted lower-cost tenants, including migrant-focused services and budget personal care establishments.
By the mid-2010s, massage parlours began proliferating—many staffed by foreign workers under the Employment of Foreign Manpower Act (EFMA). While some operated legally with proper licensing from the Ministry of Health and local authorities, others used front operations to facilitate illicit services, often targeting vulnerable populations and leveraging private rooms for activities violating the Women’s Charter and Penal Code.
2.2 Rise of Vice Concerns and Community Complaints
Beginning in 2023, anecdotal reports from residents and preschool staff indicate a growing unease regarding behavior around certain massage units. Parents noted instances of verbal solicitation, loitering, and inappropriate conduct near entrances—particularly affecting children en route to schools such as Mulberry Learning and First Steps Preschool, both situated within the plaza.
A survey conducted informally by the Residents’ Committee in late 2024 revealed that over 60% of respondents felt unsafe passing certain massage shops after dark, with 43% identifying it as a top concern for family-friendly living. Teachers echoed these sentiments, with Ms Siti Nur Hajar, senior educator at Mulberry Learning, recounting that at least two parents reported being propositioned in 2025 while collecting their children.
These qualitative inputs underscored a mismatch between the plaza’s physical proximity to educational institutions and the socio-spatial risks posed by certain businesses. As one parent stated anonymously: “It feels wrong sending my child through a corridor where women stand outside rooms calling out. I don’t know what kind of environment this is.”
The presence of legitimate massage services—such as Mr Thomas Wong’s Le Kaki Wellness, an open-concept parlour with transparent glass panels—was acknowledged by stakeholders, yet their reputations suffered collateral damage due to association with nearby illicit operations. This “guilt by proximity” effect highlighted the need for precise regulatory targeting rather than blanket removal.
- The Policy Response: Enforcement and Redevelopment Strategy
3.1 MP Intervention and Public Commitment
In September 2025, Tanjong Pagar GRC MP Foo Cexiang publicly announced a push to “refresh” Tanjong Pagar Plaza, citing resident feedback and safety concerns. Speaking at a grassroots forum, he emphasized that his objective was not to eliminate all massage businesses but to root out unlawful practices and promote a safer, more inclusive environment.
“We’re not here to stigmatize all massage services. But when parents tell us they’re uncomfortable bringing their kids past certain shops, something needs to change.”
— MP Foo Cexiang, September 2025
Mr. Foo committed to intensified police checks, collaboration with the Urban Redevelopment Authority (URA), and facilitation of business relocation for compliant operators. He also pledged to support new tenants aligned with community priorities, such as hobby shops, enrichment centers, and family-oriented F&B outlets.
The National Council of Social Service (NCSS) and People’s Association were engaged to conduct formal surveys among residents, exploring preferences for replacement tenants. Early results indicated strong demand for:
Family restaurants (78%)
Educational enrichment programs (65%)
Arts and crafts studios (52%)
Pet-friendly retail (48%)
These findings were shared with landlords, HDB’s property management division, and prospective lessees to guide upcoming leasing decisions.
3.2 Police Enforcement and Regulatory Actions
Between September and November 2025, multiple enforcement operations were conducted jointly by the Singapore Police Force (SPF) and the Ministry of Manpower (MOM). According to official data provided to The Straits Times, the operations yielded the following outcomes:
Month Breach Type Arrests Unlicensed Operations Identified
Sept 2025 EFMA violations, solicitation 8 women 5
Oct 2025 Prostitution-related offenses 3 women 2
Nov 2025 Licensing breaches 2 women 1
Total 13 arrests 8 unlicensed establishments
The breaches primarily involved:
Employment of foreign massage personnel without valid work permits
Operation without Class 5 (Massage) Trade Licence from URA
Alleged involvement in commercial sex acts in violation of Section 141(1) of the Women’s Charter
Investigations into the arrested individuals and business owners continued into January 2026. Eight establishments found operating without valid licenses faced prosecution and mandatory closure pending appeal or rectification.
While exact figures remain unconfirmed by HDB, MP Foo estimated that about 10 massage or beauty-related units ceased operations during this period—some due to enforcement, others potentially due to voluntary exits amid increased scrutiny or expiring leases.
- Field Observations and Stakeholder Perspectives (January 2026)
On January 2, 2026, a field visit by The Straits Times confirmed visible signs of transition:
At least seven units previously occupied by massage businesses stood vacant, many with “For Lease” signage.
Interior demolition work was observed in closed units, indicating redevelopment preparation.
Two newly occupied spaces included:
Blind Massage Association Singapore (relieved from another unit in the same building), offering rehabilitative therapy by visually impaired practitioners.
Sol Academy, a music school offering piano and violin lessons for children, officially launched on January 3.
Interviews with shopkeepers revealed mixed reactions:
Mr. Thomas Wong, owner of Le Kaki Wellness, welcomed stricter enforcement:
“It’s hard to compete when some places offer extra services behind closed doors. The open layout keeps us honest—and visible. Maybe now, honest businesses will thrive.”
A coffee shop vendor, requesting anonymity, expressed concern about foot traffic decline:
“Fewer customers come upstairs now. Those massage places brought in clients. I hope the new shops can draw people back.”
Residents, however, largely supported the changes. A 42-year-old mother of two noted:
“My kids used to ask why women were whispering at them. Now the halls feel calmer. If they replace those shops with tuition centers or toy stores, even better.”
- Theoretical Framework: Urban Gentrification vs. Community-Led Renewal
The transformation of Tanjong Pagar Plaza can be analyzed through two competing urban theories:
5.1 Gentrification and Displacement Risk
Scholars such as Smith (1996) and Lees et al. (2008) argue that urban renewal often leads to economic displacement, especially when regulatory crackdowns implicitly favor higher-income tenants over affordable service providers. Critics might view the closure of massage parlours—many serving lower-income and elderly patrons—as a form of socio-spatial cleansing, particularly given their utility for residents seeking affordable therapeutic care.
Indeed, some elderly residents interviewed expressed regret at the loss of familiar, low-cost massage options. Yet the distinction lies in legitimacy: the enforcement targeted unlicensed and illicit operators, not necessarily affordable services per se. The continued operation and even expansion of blind massage services, which are government-supported and highly regulated, suggests an intent toward inclusivity rather than exclusion.
5.2 Community-Oriented Urbanism
Alternatively, the initiative aligns with concepts of participatory urbanism (Harvey, 2008) and right to the city (Lefebvre, 1968), wherein residents collectively reclaim public space. By integrating community surveys into post-closure planning, authorities attempted to democratize the regeneration process.
Moreover, MP Foo’s emphasis on “refresh” rather than “redevelopment” signals a preference for adaptive reuse—a model increasingly adopted in Singapore’s aging estates (e.g., Toa Payoh Town Centre, Bedok Reservoir Road refresh). This approach preserves heritage and accessibility while upgrading functionality.
- Discussion: Balancing Regulation, Revitalization, and Inclusion
The Tanjong Pagar Plaza case presents several critical insights:
6.1 Regulatory Precision is Crucial
Indiscriminate suppression of massage businesses risks undermining legitimate enterprises and reducing access to essential health services. The success of the enforcement campaign hinged on its focus on documented violations—work permit breaches, licensing lapses—rather than moralistic assumptions about the industry.
Nonetheless, policing remains challenging in spaces with private rooms. As noted by Mr. Wong, even compliant operators cannot fully control client behavior. Future regulations may benefit from architectural guidelines—for example, mandating visibility standards or limiting enclosed treatment areas in future license approvals.
6.2 Economic Transition Support Needed
Shuttered businesses often lack the capital or connections to relocate. While no data is available on relocations, anecdotal evidence suggests only a few shifted elsewhere. Without transition support (e.g., temporary rental subsidies, licensing assistance), displaced operators may simply resurface in less regulated zones, perpetuating cycle of informal economy migration.
6.3 Long-Term Viability of Replacement Tenants
Early entrants like Sol Academy and the blind massage operator represent promising shifts. However, the sustainability of hobby shops or enrichment centers depends on foot traffic and rental affordability. If lease rates rise post-refresh, only larger chains may afford occupancy, undermining the goal of community-centric diversity.
HDB’s role as landlord will be pivotal. Rent control measures and priority leasing for social enterprises could safeguard the inclusivity of the refresh.
- Conclusion
The shutdown of around ten massage establishments in Tanjong Pagar Plaza marks a significant moment in Singapore’s urban governance, reflecting a strategic convergence of law enforcement, political leadership, and community participation. It exemplifies how localized vice control, when integrated with broader urban renewal frameworks, can foster safer, more family-friendly environments in public housing precincts.
However, the long-term success of the “TGP Refresh” initiative will depend not on enforcement alone, but on sustained commitment to inclusive economic transformation. Ensuring that new tenants reflect resident preferences—while preserving access to affordable wellness services—is essential to avoid elitist gentrification.
Future research should monitor tenant turnover, evaluate changes in resident satisfaction, and compare TGP’s trajectory with similar renewal projects across Singapore. As urban spaces continue to evolve under demographic and economic pressures, cases like Tanjong Pagar Plaza offer vital lessons in balancing order, equity, and community identity.
References
Foo, C. (2025, September). Speech at Tanjong Pagar-Tiong Bahru Grassroots Forum. People’s Action Party.
Singapore Police Force (SPF). (2026). Enforcement Statistics: Massage Establishments, Tanjong Pagar Plaza. Internal Report.
Ministry of Manpower (MOM). (2025). Work Permit Compliance Guidelines: Personal Services Sector.
Housing & Development Board (HDB). (2024). Commercial Space Leasing Policies in Mature Estates.
Lees, L., Slater, T., & Wyly, E. (2008). Gentrification. Routledge.
Smith, N. (1996). The New Urban Frontier: Gentrification and the Revanchist City. Routledge.
Lefebvre, H. (1968). Le droit à la ville. Anthropos.
Harvey, D. (2008). The Right to the City. New Left Review, 53, 23–40.
The Straits Times. (2026, January 4). Around 10 Tanjong Pagar Plaza massage and spa businesses shut as push for refresh continues. Retrieved from https://www.straitstimes.com
Appendix A: Map of Tanjong Pagar Plaza with Vacant Units (January 2026)
(Schematic illustration based on ST field report and URA floor plans)
Appendix B: Summary of Resident Survey on Desired Retail Mix (N=321)
Category % Favoring
Family restaurants 78%
Enrichment centers 65%
Hobby/craft shops 52%
Pet supplies 48%
Fitness studios 45%
Elderly care services 41%