A management dispute has emerged at Green Garden Flats in Paya Terubong, with the existing management body and a newly appointed management company both claiming authority over the 2,255-unit residential development.

According to a report by Sin Chew Daily, the existing management body, Nostalgia Kencana Sdn Bhd, and about 30 residents held a press conference on Aug 10 to object to the Penang Island City Council’s Commissioner of Buildings (COB) appointing EAD Sdn Bhd as the new management body without residents’ consent. The development has an estimated occupancy rate of 70%, with more than 9,000 residents.

Green Garden’s Management Corporation (MC) chairman Leong said representatives from EAD arrived on Aug 4 with a letter from the COB stating that the company had been appointed to take over management of the flats from Aug 1. She questioned the decision, saying the replacement was made without an Annual General Meeting (AGM) or an open tender process.

According to her, Nostalgia Kencana resumed management of the flats after an AGM held in 2019 and has maintained the monthly maintenance fee at RM55, including RM5 for the sinking fund. She said the management had overseen the upgrading of 16 lifts, security and cleaning services, as well as issues such as power disruptions and water leaks.

Leong added that the existing management body had planned to hold an AGM on Aug 15 but was informed that the COB would not accept the proposed meeting.

Residents’ representative Mr. Lim said the COB should give the existing management body time to organise an AGM, allowing residents to decide which management body should take over. He also expressed concern that maintenance fees could increase under a new management arrangement.

Meanwhile, Chooi Foo Cheong, vice-chairman of MCA Bukit Gelugor division, suggested that the authorities listen to residents’ views and that the existing management body disclose its accounts so residents can compare the available management options before making a decision.

Interestingly, the latest dispute is not the first management controversy at Green Garden. In 2012, Nostalgia Kencana Sdn Bhd was charged by the Penang Island City Council over the collection of maintenance fees from residents of Blocks 1062 and 1066, and was later convicted and fined RM8,000, according to Sin Chew Daily. In 2016, Oriental Daily reported another dispute at Green Garden involving a different management company, including allegations concerning financial irregularities, outstanding electricity bills and disagreements over the management committee.

As Penang’s mainland continues to experience rapid growth, Bukit Mertajam has established itself as one of the state’s most vibrant residential destinations. Supported by well-developed infrastructure, comprehensive amenities and excellent connectivity, the township has become an attractive choice for both homeowners and investors seeking convenience without compromising on lifestyle.

Located along Jalan Song Ban Kheng, SEVORA Residence introduces a new benchmark for contemporary high-rise living in Bukit Mertajam. Developed with a vision to redefine urban living, the project combines thoughtfully planned residences, resort-inspired facilities and modern architecture to create a home that complements today’s evolving lifestyles.

Every residence at SEVORA has been carefully designed to maximise space efficiency, natural lighting and ventilation. The practical layouts provide comfortable and functional living spaces, catering to young professionals, growing families and those seeking a modern home within a well-established neighbourhood.

One of SEVORA’s defining features is its emphasis on lifestyle. A dedicated facilities level has been thoughtfully transformed into a landscaped garden sanctuary, offering residents an impressive collection of recreational and wellness amenities. From leisure spaces and fitness facilities to family-friendly recreational areas, every element has been curated to encourage a healthier, more balanced lifestyle while bringing nature closer to everyday living.

Strategically located in the heart of Bukit Mertajam, SEVORA offers exceptional accessibility to major transportation networks, including the North-South Expressway, Butterworth-Kulim Expressway (BKE) and Penang Bridge. Residents enjoy seamless connectivity to both Penang Island and the mainland’s major commercial and industrial hubs, making daily commuting efficient and convenient.

The surrounding neighbourhood is equally well established, with an extensive range of amenities located within close proximity. Shopping malls, supermarkets, schools, healthcare facilities, cafés, restaurants and recreational destinations are all easily accessible, allowing residents to enjoy the convenience of a mature township where everything they need is just minutes away.

Beyond its strategic location, SEVORA also benefits from the continued economic growth of Penang’s mainland. As Bukit Mertajam continues to attract new businesses, investments and infrastructure improvements, demand for quality residential developments in the area is expected to remain strong. This positions SEVORA as an appealing choice not only for owner-occupiers but also for investors seeking long-term value and growth potential.

Architecturally, SEVORA embraces a contemporary design philosophy inspired by modern resort living. Clean architectural lines, elegant façades and thoughtfully landscaped surroundings create an inviting environment where residents can unwind, reconnect and enjoy a greater sense of wellbeing after a busy day.

More than simply providing a place to live, SEVORA is designed to foster a vibrant community where comfort, convenience and lifestyle come together seamlessly. Every aspect of the development reflects a commitment to creating homes that support the aspirations of modern homeowners while delivering lasting value for generations to come.

Whether purchasing a first home, upgrading to accommodate a growing family or expanding an investment portfolio, SEVORA Residence presents an attractive opportunity to own a home in one of Penang mainland’s most established and fastgrowing townships. Combining strategic location, practical living spaces and resort inspired surroundings, SEVORA offers a lifestyle where everyday comfort meets contemporary urban living.

Visit the SEVORA Sales Gallery in Bukit Mertajam to learn more about SEVORA Residence.

SEVORA Sales Gallery @ Bukit Mertajam
Address: 9, Lorong Bukit Minyak Utama 2, Taman Bukit Minyak Utama, 14000 Bukit Mertajam, Pulau Pinang
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Contact number: 04-539 5777
Whatsapp: 014-776 2677

The government plans to use big data analytics and artificial intelligence (AI) to determine affordable housing needs based on locality, income levels and market demand under the National Housing Policy 2026-2035.

Housing and Local Government Minister Nga Kor Ming said the existing RM300,000 ceiling for affordable homes was a “one-size-fits-all” approach that did not reflect differences in housing costs and affordability across regions.

Citing data from the National Property Information Centre (NAPIC), Nga said affordable homes in the Klang Valley could be priced at around RM500,000, compared with about RM300,000 in Kelantan. He noted that applying the same price ceiling to locations such as Kuala Krai and Bukit Bintang would not accurately reflect local market conditions.

The new approach will analyse factors including household income, location, region, housing type and demand. The government has obtained approval from the Finance Ministry to introduce the big data analytics system from next year, allowing developers to refer to locality-specific data when planning new projects.

Nga said Malaysia’s housing issue was not necessarily a shortage of supply, but a mismatch between the types and locations of homes being developed and what buyers need. The government expects data-driven feasibility studies to help developers build homes that are more aligned with actual market demand, potentially reducing the number of unsold properties.

The initiative forms part of the National Housing Policy 2026-2035, which aims to address rising living costs, demographic changes, housing supply-demand mismatches, unsold properties, and delayed, troubled and abandoned projects. The policy comprises six focus areas, 17 strategies and 59 action plans, including a target to provide one million affordable homes by 2035.

Meanwhile, Nga said the reported decline in home ownership among the M40 group could partly reflect changing lifestyle preferences. Citing a Rehda Institute survey, he said 24% of respondents preferred renting as they did not want to be tied to long-term bank loans and instead preferred having greater disposable income.

Batu Kawan has moved beyond its early phase as an emerging township. Today, it stands as one of Penang’s most active growth corridors, supported by the continued expansion of the Batu Kawan Industrial Parks (BKIPs) and rising employment opportunities created by multinational companies. As that momentum builds, the area is steadily developing into a more self-sustaining residential and commercial ecosystem.

With Batu Kawan’s sustained growth creating new investment opportunities, development such as Versa is increasingly capturing investors’ attention. Strategically positioned within this thriving ecosystem, Versa is well placed to translate the township’s momentum into tangible investment returns through resilient rental performance, long-term capital appreciation and enhanced cost efficiency.

Rental Strategy: Why Co-Living Matters

As Batu Kawan’s industrial ecosystem continues to expand, sustained job creation and a growing working population are expected to underpin long-term rental demand. As the township matures, the rental market is also evolving, creating new opportunities for investors to optimise returns.

An increasing number of investors are adopting co-living models to maximise rental income and improve their overall return on investment (ROI).

Versa’s thoughtfully planned layouts and efficient unit configurations make it suitable for more flexible rental strategies, including proper long term co-living arrangements where units are rented by room rather than the entire unit. This approach will help investors optimise rental yield by creating multiple income streams within a single asset.

The existing managed accommodation concepts within Aspen’s developments in Batu Kawan have shown encouraging occupancy trends, reflecting the growing acceptance of structured rental living among the working population at that area. That track record offers investors added confidence for sustainable rental income and stronger long-term ROI.

Capital Growth: Backed by Batu Kawan’s Expansion

Batu Kawan presents a compelling long-term capital growth opportunity, underpinned by the area’s industrial expansion and infrastructure development.

The expansion of BKIP 1, 2 and 3, coupled with the increasing presence of multinational corporations and high-value industries, is reinforcing the area’s economic fundamentals. As supporting amenities, infrastructure and residential clusters mature, the values of well-located developments are expected to grow gradually, in step with the broader cycle of township development.

For investors with a medium- to long-term investment horizon, securing a foothold within one of Penang’s fastest-growing corridors like Batu Kawan offers advantageous exposure to both recurring rental yield and future capital appreciation as Batu Kawan progresses into a mature, self-sustaining urban destination.

Better Investment Efficiency Starts with Lower Holding Costs

One factor that investors often overlook when evaluating a property investment is the holding cost.

While rental income and capital appreciation are key drivers of returns, ongoing ownership expenses can significantly influence the actual net returns achieved. Versa has been structured with investor considerations in mind, featuring relatively lower maintenance fees compared with typical high-rise developments in more mature locations. In addition, early ownership incentives such as maintenance fee waivers further help to reduce initial carrying costs during the early rental ramp-up period.

By keeping the recurring expenses more manageable, investors can retain a larger portion of their rental income, resulting in a healthier net yield profile. More importantly, lower holding costs provide greater resilience against market fluctuations and temporary rental gaps, helping to maintain more consistent investment performance throughout the early years of ownership.

2026: The Right Time to Enter the Market

In property investment, timing can be just as important as location. Entering the market under favourable conditions can enhance affordability, improve long-term returns and position investors to benefit from future value appreciation.

For prospective buyers, 2026 presents a compelling opportunity to secure a property in Penang. Attractive developer incentives, such as the current Versa offering, combined with a relatively stable interest rate landscape will enhance affordability by reducing upfront costs and easing monthly loan commitments.

When paired with strategic location and sustained market demand, this creates an opportune window for investors to secure an asset under more manageable financing conditions.

Final View: Is Versa Worth Considering?

For investors looking for a property that offers rental income potential, long-term appreciation prospect and manageable holding costs, Versa presents a compelling proposition.

Its location within Batu Kawan’s growth corridor, suitability for co-living strategies, proximity to major employment hubs, and investor-friendly cost structure position it as more than just a residential development. It is an opportunity to be part of the township’s
continued transformation.

If you are seeking an opportunity to enter Batu Kawan at a stage where growth momentum is already evident, yet with significant potential ahead, Versa presents a compelling opportunity to be part of that journey.

To discover more about available units, pricing details and investment potential, connect with Aspen consultant by clicking https://bit.ly /LiveChatWithAspen_Versa. The team will guide you through your next move.

The Penang government has granted PLB Engineering Bhd (PLBE) an extension of time (EOT) until Oct 18, 2026, to complete the proposed closure and rehabilitation works at the Jelutong landfill.

State local government committee chairman Jason H’ng Mooi Lye said PLBE’s application for the extension was tabled at the state executive council meeting on Aug 5. The extension was approved to allow the company to complete the remaining works and fulfil all conditions and requirements imposed by the relevant technical agencies.

The project involves the safe closure of the Jelutong Waste Disposal Site (TPSJ), preparation of a new disposal site for construction waste and marine clay, and subsequent development of the rehabilitated landfill site.

H’ng said the decision took into account the agreed project planning, as well as the interests and needs of all parties involved. The state government will continue to monitor the project to ensure that the developer complies with technical and legal requirements and that public interests are safeguarded.

The project has attracted renewed public scrutiny following calls by Protect Karpal Singh Drive for the state government to halt the plan.

Estimated at RM1 billion, the project involves rehabilitating the former Jelutong landfill and reclaiming adjacent coastal land off Karpal Singh Drive. The 34ha landfill operated for more than four decades before its closure and has been regarded as one of Penang’s major environmental legacy sites.

The project was awarded to PLBE under a joint development agreement signed in 2020 involving the Penang Development Corporation (PDC), the Penang government and PLBE.