Victoria Peak Hong Kong - The residence at 22 Barker Road
The House that Jack Built - The Jack Ma residence.. Wow!
Me Jamie, your host, I am English and I have lived in Hong Kong since January 2nd 1972 - I know the place.
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Victoria Peak Hong Kong - The residence at 22 Barker Road
The House that Jack Built - The Jack Ma residence.. Wow!
click on the image to enlarge
The rather bland exterior of 22 Barker Road, the house that Jack Ma built, clearly privacy is a major concern - I took this image in 2024 and it finally ended speculation that a new house would NOT replace the rather sad and scruffy previous house.
I am a big fan of Jack Ma who in many respects changed the world and made a huge fortune doing do, what a great story.
I have been to Victoria Peak well over 6,000 times since 1972 and I have always been totally fascinated by Barker Road and Barker Road is hardly visited by anyone, residents and tourists alike. It is readily accessible from Victoria Peak by walking down Findlay Path which is next to the Peak Tower | Peak Tram Station where you will actually find a Peak Tram Station, yes Barker Road.
I made up a how to guide to assist people, just click on the menu link for this site.
Essentially you walk from the beginning of Barker Road at the Peak Tram Station to the end of Barker Road where it meets Peak Road, it is such a pleasant and interesting walk but also a little tricky due to lack of a sidewalk on some areas of the road. do not let that stop you.
This post is about the residence at 22 Barker Road owned by Jack Ma as the house that he bought has such an interesting history along with eye watering amount paid by Jack Ma in 2015 and the quite staggering profit made by the previous owners, you really could not make up a story like this. It is the stuff of legends.
In addition I touch on the historically touchy subject of The Peak District Reservation Ordinance in Hong Kong from 1904 - 1930 that did not allow Chinese people to live at certain areas at or in and around Victoria Peak unless approved by the Governor of Hong Kong - fortunately it was repealed in 1930, it is all about context and that piece of legislation played an important role in the development of the Peak District as a home for the ultra rich people (of any nationality) once it was stuck from the books so to speak.
I would also like to add that there is simply a rather magnificent view of Hong Kong, literally 100 yards from Jack Ma’s house, it is hardly known by most Hong Kong residents and tourists alike, if you do not know how to get there you will miss it and also a bunch of old colonial buildings. It really is worth your time.
click on the image to enlarge
I took this in 2016 - The rather scruffy exterior of 22 Barker Road, one year after the sale to Jack Ma who bought it in 2015
click on the image to enlarge
The rather bland front gate of 22 Barker Road in 2024, the house the Jack Ma built, clearly security is a major concern.
History of 22 Barker Road, Victoria Peak
Overview
22 Barker Road, located on Victoria Peak in Hong Kong, is one of the most prestigious addresses in the city, synonymous with wealth, luxury, and exclusivity. The property, notably associated with Alibaba founder Jack Ma, has a rich history marked by significant transactions, renovations, and its status as a symbol of elite real estate. Below is a comprehensive history of the house(s) built on this site, including purchase and selling prices, relevant dates, and stories, along with an explanation of why Barker Road is considered a prestigious address for Hong Kong's elite.
Historical Context of Barker Road
Barker Road, named after George Digby Barker, a former military commander and acting administrator of Hong Kong in 1891, was constructed in 1897 and opened in 1898. Located at approximately 350 meters above sea level, it stretches about 1.7 km from Old Peak Road to Magazine Gap on Peak Road. The road's steep gradients and prime location on the slopes of Mount Gough offer residents unobstructed, panoramic views of Victoria Harbour, making it one of Hong Kong's most coveted addresses. Its prestige stems from:
Historical Exclusivity:
From 1904 to 1930, the Peak District Reservation Ordinance restricted non-Europeans from living on Victoria Peak, establishing it as an enclave for colonial elites. Even after the ordinance was repealed, the area retained its elite status, attracting bankers, expatriates, business magnates, and, more recently, Chinese billionaires like Jack Ma.
Limited Supply:
The difficult terrain and building height restrictions on the Peak limit the number of properties, enhancing exclusivity. Most homes are large, single-family houses or low-rise townhouses, often with private pools, gardens, and state-of-the-art security, commanding prices from US$5,000 to $15,000 per square foot.
Proximity to Power:
Barker Road hosts official residences, such as Victoria House (residence of the Chief Secretary) and Headquarters House (residence of the PLA Forces Commander), reinforcing its association with influence and authority.
Stunning Views and Privacy:
The road's elevation provides cooler air and breathtaking views of Victoria Harbour, Central Business District, and Kowloon, while its secluded, tree-lined setting offers privacy rare in densely populated Hong Kong.
History of 22 Barker Road
Early History (Pre-2000)
1949 Construction:
The original house at 22 Barker Road was built in 1949, a single-family residence on a 33,500-square-foot site. It served as the residence of the Belgian Consul before 2000, reflecting its early association with diplomatic prestige.
Site Characteristics:
The property, located on the downhill side of Barker Road, features a 20,000-square-foot private garden with a lawn and small forest, and offers a 270-degree view of Victoria Harbour. Its four-story structure, large balconies, and rooftop terrace made it a standout even in its early form.
2000: Purchase and Renovation by Francis Yuen and Rose Lee
Purchase Details:
In 2000, Francis Yuen Tin-fan, former CEO of the Hong Kong Stock Exchange and deputy chairman of PCCW, and his wife Rose Lee Wai-mun, chief executive of Hang Seng Bank, purchased the 70-year-old house for HK$163.5 million (approximately US$21 million).
Renovation (2000–2003):
The Yuens undertook a significant renovation, transforming the historical house into a modern masterpiece under the direction of architect Karl Shiu Ka-leung of KLS Planners. The project, completed over two to three years, involved importing building materials from overseas and crafting tailor-made furniture. The renovated house featured:
Four ensuite bedrooms, three additional bathrooms, and seven living rooms.
Four large balconies across four stories and a rooftop terrace with a 220-degree view of Victoria Harbour.
A blend of Chinese and Western interior styles, including satin sofas, folding screens, black-and-white checkered floors, and floor-to-ceiling curtains.
Application of traditional Chinese feng shui principles in the interior design.
Notable Recognition:
The top floor was featured in Discovery Channel’s “Super Home” program in 2006 when the Yuens rented it to a banker, highlighting its luxury and architectural significance. Karl Shiu, who considered the project his “proudest masterpiece,” died in a motorcycle accident in 2010.
Yuen’s Tenure:
The Yuens maintained the interior largely unchanged during their 15-year ownership, indicating their satisfaction with the design.
2015: Purchase by Jack Ma
Purchase Details:
In 2015, Jack Ma, founder of Alibaba, reportedly purchased 22 Barker Road from Francis Yuen and Rose Lee for HK$1.5 billion (approximately US$193 million). At HK$150,000 per saleable square foot for the 9,890-square-foot home (or 11,500 square feet in some later reports), it was the world’s second-most expensive residential property per square foot at the time, surpassed only by a property in Nice, France. The transaction broke Asia’s record for the most expensive home by square footage, netting the Yuens a profit of approximately HK$1.3 billion.
Context:
The purchase coincided with a wave of mainland Chinese tycoons acquiring Peak properties, with HK$4 billion worth of transactions in 2016 alone. Ma’s acquisition reinforced Barker Road’s status as a billionaire’s row.
Post-Purchase Developments:
After the purchase, construction and renovations continued, with reports suggesting plans to expand the house to 13,000 square feet. A 2024 image showed an unassuming entrance with heightened security, including an electric fence, reflecting Ma’s emphasis on privacy. (and yes this was my image along with one from 2016 of the previous house)
Controversy and Speculation:
By 2017, a Reddit user noted that the mansion appeared “abandoned and neglected,” with a dirty exterior and unkempt yard, sparking speculation about Ma’s intentions. Some suggested the property was held by a shell company, possibly for investment rather than residence. However, ongoing construction as late as 2024 indicates continued development, potentially for multi-family flats, which could increase usable area under Hong Kong’s Buildings Department exemptions.
Current Status (2025)
Property Details:
As of 2021, 22 Barker Road was listed as a single residential house with a saleable area of 11,500 square feet, featuring one residential unit. Construction work was ongoing as of 2024, with no confirmed reports of Ma selling the property.
Market Context:
The luxury property market on the Peak has seen fluctuations. While 22 Barker Road set a record in 2015, other nearby properties, such as House 3 at 28 Barker Road, sold at a loss (HK$530 million in 2020 after being purchased for HK$542 million in 2015). Despite a market downturn in 2019–2021, a rebound in 2024 saw a 60% increase in residential sales after the rescinding of property cooling measures.
Notable Neighbors:
Barker Road remains home to Hong Kong’s elite, including tycoons like Henderson Land’s Lee Shau-kee (35 Barker Road) and Qian Fenglei (28 Barker Road), as well as official residences like Victoria House.
Stories and Significance
Architectural Legacy:
The renovation by Karl Shiu was a landmark project, blending modern luxury with traditional Chinese aesthetics. Its feature on “Super Home” underscored its status as a pinnacle of residential design.
Jack Ma’s Influence:
Ma’s purchase in 2015 was a high-profile event, cementing 22 Barker Road as a symbol of new wealth in Hong Kong. His reported focus on security (e.g., electric fences) reflects the privacy concerns of global billionaires.
Economic Indicator:
The dramatic price increase from HK$163.5 million in 2000 to HK$1.5 billion in 2015 highlights the Peak’s skyrocketing property values, with some homes appreciating up to tenfold. However, the 2017 observation of neglect suggests the property may serve as an investment or redevelopment project rather than a primary residence.
Cultural Shift:
The transition from colonial-era restrictions to ownership by mainland Chinese tycoons like Ma reflects the Peak’s evolution from a European enclave to a cosmopolitan hub for global wealth.
Why Barker Road is Prestigious
Barker Road’s prestige is rooted in its historical, geographical, and social attributes:
Historical Significance:
Named after a colonial administrator and opened in 1898, it carries a legacy of exclusivity tied to Hong Kong’s colonial past.
Geographical Advantage:
Its elevated position offers cooler air, panoramic views, and a sense of detachment from the bustling city below, making it a haven for the elite.
Limited Development:
Strict building regulations and challenging terrain restrict supply, driving demand and prices. The presence of single-family homes and low-rise developments enhances its exclusivity compared to mixed-use areas.
Elite Residents:
Home to billionaires, government officials, and corporate leaders, Barker Road is a status symbol, with properties like 22 Barker Road setting global price records.
Proximity to Amenities:
Despite its seclusion, Barker Road is just 10–15 minutes from the Central Business District, with access to the Peak Tram, shops, restaurants, and prestigious schools like Peak School.
Conclusion
22 Barker Road’s history encapsulates the evolution of Victoria Peak as Hong Kong’s premier address. From its origins as the Belgian Consul’s residence to its transformation into a modern luxury home under Francis Yuen and its record-breaking sale to Jack Ma, the property reflects the Peak’s enduring allure. Barker Road’s prestige is driven by its historical exclusivity, limited supply, stunning views, and association with Hong Kong’s elite, making it a magnet for global wealth. While ongoing construction and reports of neglect raise questions about its current use, 22 Barker Road remains a landmark of luxury and a testament to the Peak’s status as a billionaire’s enclave.
… and yes, those views, see below
click on the image to enlarge
This is the likely view that Jack Ma will have from his house at 22 Barker Road and what a fabulous view he has…….
The Peak District Reservation Ordinance in Hong Kong
This is for context as I stated above
Originally enacted as the Hill District Reservation Ordinance, was a zoning law that reserved most of Victoria Peak for non-Chinese residents, except with the consent of the Governor - in - Council.
The Peak District Reservation Ordinance, enacted in Hong Kong from 1904 to 1930, was a zoning law that reserved Victoria Peak, a prestigious area on Hong Kong Island, primarily for non-Chinese residents, particularly Europeans, unless special permission was granted by the Governor-in-Council.
It was originally called the Hill District Reservation Ordinance and applied to areas above the 788-foot contour, including Mount Cameron, Mount Gough, Mount Kellett, and Victoria Peak.
What the Ordinance Stated:
Residential Restriction: The ordinance prohibited Chinese residents from living in the designated Peak District unless they received explicit approval from the colonial government’s Governor-in-Council.
Housing Standards: It required buildings in the area to follow a European-style, single-family detached home model, contrasting with the densely packed housing common among Chinese residents, which was seen as less hygienic.
Exemptions: The Governor-in-Council could grant exemptions to certain Chinese individuals, allowing them to live in the area under specific conditions.
Reasons for Introducing the Ordinance:
Health Concerns: The law was introduced during the Third Pandemic of the bubonic plague, which hit Hong Kong in 1894 and continued to cause thousands of deaths until 1929. Colonial authorities attributed the spread of the plague to poor sanitation and overcrowding in Chinese-populated areas. They believed that reserving the Peak, with its cooler climate and less crowded conditions, for Europeans would protect their health.
The 1904 Government Gazette cited these health concerns as a primary reason.
Social and Racial Segregation: Some historians argue the ordinance was also driven by a desire to maintain social and racial hierarchies. Victoria Peak was a desirable area due to its scenic views and cooler climate, making it a status symbol for the colonial elite. By restricting Chinese residents, the ordinance ensured the area remained exclusive to Europeans and other non-Chinese, reinforcing colonial privilege -. Journalist Trea Wiltshire, in her book Old Hong Kong, described it as a law rooted in social segregation.
Population Pressures:
In the late 1890s, an influx of Chinese migrants into Hong Kong increased population density in areas like the City of Victoria. Europeans, who had been moving to higher altitudes to escape crowded conditions, could no longer move higher than the Peak. The ordinance was a response to this demographic pressure, aiming to preserve the Peak as an exclusive enclave.
Colonial Control and Town Planning: Classified under Governor Des Vœux’s administration as a town planning and rent control measure, the ordinance aimed to regulate the type of housing in the Peak District to align with European standards, which were seen as superior. This was part of broader colonial efforts to impose order and control over urban development.
Context and Impact:
The ordinance was enacted during a time of significant racial segregation in colonial Hong Kong, with other laws like the European District Reservation Ordinance (1888) and requirements for Chinese residents to carry lamps at night reflecting similar discriminatory practices.
While health concerns were officially cited, the ordinance’s racial exclusivity sparked debate. Chinese Legislative Council members Ho Kai and Wei Yuk did not oppose the bill, but some prominent Chinese community members objected, indicating mixed local sentiment.The law was repealed in 1930 after the plague was eradicated in 1929, as the health justification no longer applied.
In summary, the Peak District Reservation Ordinance was a colonial policy that restricted Chinese residency on Victoria Peak to protect European health and maintain social exclusivity, reflecting both the public health crisis and the racial attitudes of the time.
There is some confusion in various sources about the exact time period it was in effect, so let’s clarify based on reliable information, prioritizing government records and authoritative sources.
Correct Time Period
The Peak District Reservation Ordinance was enacted in 1904 and repealed in 1930, not 1947, according to primary sources such as the Hong Kong Government Gazette and historical records.
Specifically:
The ordinance was introduced as Ordinance No. 4 of 1904 on March 28, 1904, as documented in the Hong Kong Legislative Council records.
It was repealed by the Law Revision Ordinance 1930 (Ordinance No. 25 of 1930), published in the Hong Kong Government Gazette on December 5, 1930.However, some sources, including Wikipedia and posts on X, mistakenly extend the ordinance’s duration to 1946 or 1947, likely due to confusion with other racially based zoning laws, such as the Peak District (Residence) Ordinance of 1918, which was repealed in 1946.
For example:
A Wikipedia entry and other secondary sources claim the ordinance was in force until 1947, possibly conflating it with the 1918 ordinance or post-war changes in Hong Kong’s legal framework.
An X post by @CarlZha also states it was repealed in 1947, but this lacks primary source verification and may reflect this common error.
Clarification on 1946/1947
The 1946 repeal date is associated with the Peak District (Residence) Ordinance of 1918, a related but distinct law that reinforced racial zoning on the Peak. This ordinance was repealed in 1946 following the end of British colonial rule during the Japanese occupation (1941–1945), when many colonial laws were disrupted or re-evaluated. The 1947 date in some sources may stem from a misinterpretation of the post-war reinstatement of British governance or the gradual relaxation of racial restrictions in the late 1940s.
Government Records
The most reliable government records confirming the 1904–1930 period include:
Hong Kong Government Gazette (1904): Documents the enactment of the ordinance.
Hong Kong Government Gazette (1930): Confirms the repeal via the Law Revision Ordinance 1930.Hong Kong Hansard (1904): Records the legislative debate on the ordinance’s second reading, supporting its enactment in 1904.These records are accessible through the Historical Laws of Hong Kong Online database, maintained by the University of Hong Kong, which provides full-text images of laws from 1890 to 1964, including the 1904 and 1930 consolidations.
Why the Confusion?
The confusion likely arises from:
Multiple ordinances: The 1904 ordinance was followed by the 1918 Peak District (Residence) Ordinance, which had similar aims and extended restrictions. The latter’s repeal in 1946 may be mistaken for the 1904 ordinance’s end.
Japanese occupation (1941–1945):
During this period, colonial laws were suspended, and post-war legal changes may have led to assumptions that the ordinance persisted until 1946 or 1947.
Secondary sources:
Popular sources like Wikipedia or social media posts sometimes generalize or misstate dates without citing primary records.
Conclusion
Based on government records, the Peak District Reservation Ordinance 1904 was in effect from 1904 to 1930. Claims of it lasting until 1947 are likely incorrect and may confuse it with the 1918 ordinance repealed in 1946. For precise legal history, refer to the Hong Kong Government Gazette or the Historical Laws of Hong Kong Online database.
So there you go!
My insider tip
Please note that in general if you book a tour on Viator or Tripadvisor you generally have NO control over what guide will lead your Private Tour of Hong Kong and this is the most important component of the tour. I urge you to check the actual company website and book via their website and do not forget to read Tripadvisor reviews as well.
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