In a move to strengthen Malaysia’s housing sector, the government will introduce incentives for developers who adopt the “build-then-sell” (BTS) model, Housing and Local Government Minister Nga Kor Ming announced at the Urban Engineering Symposium 2025 (Urbens 2025) last week.

Nga highlighted that the BTS model forms part of broader reforms aimed at eliminating “sick” or abandoned housing projects by 2030. Unlike the current “sell-then-build” (STB) practice, BTS shifts more responsibility to developers, ensuring that buyers only commit after projects are completed and quality can be assessed.

“This not only protects homebuyers’ rights and enhances transparency in real estate transactions but also ensures people have access to more affordable and safer homes,” Nga said. He added that consultations had been held with industry stakeholders, including the Real Estate and Housing Developers Association (Rehda).

The incentives are aligned with the 13th Malaysia Plan (13MP) and reflect the government’s broader commitment to quality, accessible housing. Complementing this is the proposed Urban Renewal Bill, designed to revitalise ageing neighbourhoods and encourage sustainable urban growth.

Nga emphasised that these initiatives also support Malaysia’s pledge to the 2030 Sustainable Development Goals (SDGs) and UN-Habitat’s New Urban Agenda, ensuring that housing and urban planning deliver long-term social and environmental benefits.

Beyond housing, the ministry is preparing wider urban reforms. Among them is a nationwide shift to electric garbage trucks, aimed at reducing carbon emissions while modernising public health services. Waste collection and street cleansing schedules will also be moved to late evening or early morning, both to ease traffic congestion and to allow workers to operate in cooler, safer conditions.

Sustainability will also be reinforced through the promotion of climate-resilient and energy-efficient building practices that meet the Malaysian Green Building Index (GBI) standards.

Nga said these measures, taken together, represent a comprehensive approach to urban transformation—covering construction practices, housing development, environmental management, and community well-being. “This is about creating cities that are not only liveable today, but resilient and sustainable for the generations to come,” he added.

Source: Buletin Mutiara

The construction of a senior-friendly park in Taman Lip Sin is entering its final stage, with 93% of the works completed and full completion expected by the end of this month.

Penang Island City Council (MBPP) councillor Chan Soon Aun said the RM800,000 project, located next to Block 6, is part of the council’s “Age-Friendly City” initiative. Believed to be the first of its kind in the country, the park aims to provide a safe and inclusive recreational space, especially for senior citizens.

Spanning 0.9 acres, the park will include sports equipment, a children’s playground, a multi-purpose plaza and other facilities. Surrounded by high-rise flats that house over 13,000 residents, the green space is set to become a much-needed leisure spot for the community.

“This park not only allows seniors to exercise and socialise, but also creates opportunities for family bonding. It is a place where residents can spend quality time together and strengthen community ties,” Chan said.

In response to safety concerns, Chan assured that accessibility was a key design priority. Pathways will feature gentler slopes and smoother surfaces, while steeper areas will be equipped with handrails for seniors’ ease of movement.

Beyond the park, MBPP is also working towards making Taman Lip Sin a more pedestrian-friendly neighbourhood. Planned upgrades include safer sidewalks, improved pedestrian routes near Lip Sin Market and hawker centres, and repainting nearby flats to enhance the living environment.

“These improvements will be implemented in phases and require collaboration from the Public Works Department, the private sector and residents themselves,” Chan added.

With the park nearing completion, residents can soon look forward to a new green lung that promotes healthy living, community interaction and a more senior-friendly urban environment.

About D’Aleena

D’Aleena is a serene, nature-inspired township in the heart of Tasek Gelugor, offering a harmonious blend of peaceful living, community spirit, and modern convenience. Following the successful sell-out of its Double-Storey Shop Offices, the latest launch features over 1,000 Single-Storey Terrace Homes and 94 Shop Offices, forming part of a larger vision to develop around 4,000 landed homes.

Surrounded by lush greenery, residents enjoy access to unique amenities such as a mangrove park, reflexology paths, and bicycle tracks — fostering a close-knit, outdoor lifestyle. Strategically located with easy access to the North-South Expressway and nearby nature spots like Bukit Katak, D’Aleena offers the perfect balance of urban connectivity and natural charm.

Find out more about D’Aleena

Ask anyone about property investment, and sure enough, you’ll hear the golden rule: “Location, location, location.” If you’ve ever sat in a property investment talk or chatted with an experienced agent, you’ll know this phrase gets repeated like a mantra. And to be fair, it’s true — location is important. Where a property sits does play a big role in its value and rental demand.

But here’s the catch: if you only focus on that one thing, you might be setting yourself up for disappointment. Sometimes, being too obsessed with the pin on the map makes you overlook great opportunities in other areas. Or worse, you might end up buying into a so-called “sure win” hotspot or that’s already overheated. Smart investors know location is just the starting point — not the whole story.

The “Location Premium” Can Be Misleading

A fancy address definitely comes with perks like convenience and status. But that doesn’t mean it’s automatically a good investment. Take a shiny condo in a prime, atas location — looks like a safe bet, right? But if the place is flooded with rental units, you’ll end up facing low returns and long vacancies. Meanwhile, a project in a “not-so-atas” location, surrounded by a matured neighbourhood and steady local demand, can sometimes give you better yields. In fact, if you assume prime spots like George Town, Gurney Drive, and Tanjung Tokong always have the highest demand, the data might surprise you — analytics from PenangPropertyTalk.com show the five most searched areas are actually Bukit Mertajam, Batu Kawan, Jelutong, Butterworth, and Bayan Lepas.

Lifestyle and Community is the New Location

Property investment isn’t just about where the building sits on the map — it’s also about the lifestyle it supports and the people who live there. You’re not only buying a unit; you’re buying into a neighbourhood and a way of life. A strong, connected community where residents take pride in their surroundings can make an area feel safer, friendlier, and more desirable, which in turn boosts demand and long-term value.

At the same time, modern buyers and tenants are looking for homes that fit their daily routines and aspirations. They want walkable access to cafes, gyms, schools, parks, and other lifestyle conveniences. A property in a lively, well-kept community that also meets these evolving lifestyle needs is far more likely to hold its appeal and deliver steady returns than one that relies only on a “prestigious” address.

The Developer’s Track Record

Showrooms and brochures can be very convincing, but don’t let the glossy images fool you. A reputable developer with a good track record is worth its weight in gold. They’re more likely to deliver on time, build with better quality, and provide decent after-sales service. On the other hand, poor workmanship may give you endless headaches. That’s also why projects by reputable developers usually carry a higher price tag — because at the end of the day, you’re paying for quality, reliability, and long-term value.

Timing and Price Matter Too

It’s not just where you buy, but also when and at what price. If you overpay in a hot market, your investment could be stuck for years before showing any growth. The smart move is to watch the market cycle and go for areas with strong fundamentals but still fairly priced. Getting in at the right price often beats chasing the most popular address.

Yes, location is important — but it’s not everything. A successful investment also depends on the community, the developer’s reputation, market timing, and lifestyle trends. By looking at the bigger picture, you’ll make better decisions and build a property portfolio that’s not only resilient but also profitable in the long run.

– Ken Lim
(Founder, PenangPropertyTalk.com)

A newly proposed affordable housing development has been planned in Sungai Nibong, situated on approximately four acres of land off Tingkat Bukit Kecil 3, next to Celesta Residency. The site is within close proximity to the Bayan Baru Roundabout and is about a five-minute walk from SJKC Kwang Hwa.

The development will be carried out in two phases, comprising a total of 531 units. Phase 1 will feature a 28-storey block with 240 units, while Phase 2 will consist of a 29-storey block with 291 units. Both blocks will feature car parking podium from the lower levels up to Level 7. Phase 1 will provide community facilities at Level 8, while Phase 2 will include them at both Levels 8 and 29.

The project is still in its planning stage and more details will be available upon official launch.

READ MORE ABOUT AFFORDABLE HOUSING:

• Eligibility and the requirement of buying affordable housing
• Full list of affordable housing in Penang

Project Name : (to be confirmed)
Location : Sungai Nibong
Property Type : Affordable housing
Tenure: (to be confirmed)
Land Area: 3.93 acres
Built-up Size: (to be confirmed)
Total Units : 531
Indicative Price : (to be confirmed)
Developer : (Follow us to find out more)

DISCLAIMER: This article is solely based on research done using publicly available data. This is not an advertisement. Any claim, statistic, quote or other representation about a project or service should be verified with the developer, provider, or party in question.