The efforts to ease congestion along the North-South Expressway are progressing with the implementation of the Juru–Sungai Dua Toll Plaza Traffic Dispersal Project (PTJSD), a strategic initiative aimed at improving traffic flow in one of Penang’s busiest corridors.

Physical works for Package 1 began in October last year and are currently being carried out on site. The project marks a significant phase in the long-term plan to address worsening congestion, particularly at busy interchanges and stretches of the expressway where increasing traffic volumes have created more complex challenges.

During an unofficial site visit, Penang Chief Minister Chow Kon Yeow said the project should be expedited to ensure its primary objective of separating highway traffic from local road users can be achieved more effectively. He noted that rising vehicle numbers and bottlenecks at several crossing points have made more comprehensive infrastructure solutions increasingly necessary.

According to Chow, the separation of traffic flows is expected to directly improve vehicle movement along the North-South Expressway and reduce congestion, especially during peak hours. The PTJSD project forms part of broader traffic dispersal measures for the northern section of the expressway and is expected to have a significant impact on easing traffic conditions in the area.

SkyWorld Development Berhad (“SkyWorld” or “the Group”) has achieved its fourth consecutive year of recognition at the prestigious FIABCI World Prix d’Excellence Awards, with SkyAwani 5 Residences receiving the 2026 World Silver Award in Vienna, Austria.

Widely regarded as the “Oscars of Real Estate”, the FIABCI World Prix d’Excellence Awards honour outstanding property developments worldwide for excellence in design, construction quality, innovation, sustainability, community impact and value creation.

The latest accolade extends SkyWorld’s four-year winning streak on the world stage:

• 2023 – World Gold Award (Affordable Housing Category), SkyAwani 2 Residences
• 2024 – World Gold Award (Affordable Housing Category), SkyAwani 3 Residences
• 2025 – World Silver Award (Residential High Rise Category), SkyLuxe On The Park Residences
• 2026 – World Silver Award(Affordable Housing Category), SkyAwani 5 Residences

The achievement reflects SkyWorld’s ability to consistently deliver award-winning developments across different market segments, from affordable housing to signature urban residences, while remaining committed to its purpose of Make Living Better.

“Achieving recognition at the FIABCI World Prix d’Excellence Awards for four consecutive years is a proud milestone for SkyWorld. More importantly, it reflects our commitment to delivering quality developments that create meaningful value for homeowners and communities.”

Commenting on the significance of this year’s accolade, Mr. Lee added, “This year’s recognition is especially significant as SkyAwani 5 Residences is an affordable housing development. It demonstrates that quality design, lifestyle-centric facilities and a well-managed living environment can be delivered within an accessible homeownership model.”

Designed for modern urban living, SkyAwani 5 Residences offers condominium-style facilities, family-friendly recreational spaces and smart living features, including parcel lockers, dedicated sheltered delivery rider bays and digital property management through the SkyWorld Connects app. The development is further supported by SkyWorld’s Solution+ ecosystem, providing furnishing and move-in solutions to enhance the homeowner experience.

As the Group advances its SkyWorld 2040: 15-Year Growth Strategy, SkyWorld remains focused on building sustainable communities, delivering quality homes and creating long-term value for homeowners and stakeholders.

This fourth consecutive world award reinforces SkyWorld’s position as one of Malaysia’s most consistently recognised property developers and reflects its continued pursuit of excellence in shaping better living experiences for Malaysians.

SkyWorld’s Maiden Development in Penang – SkyWorld Pearlmont

SkyWorld is making its Penang debut with SkyWorld Pearlmont, its first residential project in the northern region, located in Seberang Jaya, an established township on Penang mainland with existing amenities including hospitals, shopping malls and schools that support immediate liveability for families, working professionals and multi-generational households.

A defining feature of SkyWorld Pearlmont is its use of PPVC technology, which improves build precision and quality consistency. The development is planned to achieve a QLASSIC score of 85%, above the national average, and comes with a 10-year leak-proof warranty and a fixed maintenance fee of 18 sen per square foot, offering homeowners greater long-term cost predictability. The project is delivered under the Rumah Bakat Madani Scheme through a joint development with the Penang Development Corporation.

Find out more about Skyworld Pearlmont.

Malaysia’s long-standing definition of “affordable housing” is starting to show its limits. The widely used RM300,000 benchmark, once seen as a practical guideline, now appears increasingly disconnected from household incomes, regional costs and actual purchasing power. As a result, the country faces a paradox: thousands of homes labelled “affordable” remain unsold, even as many Malaysians continue to struggle to buy property.

Recent data highlights the scale of the problem. More than 14,000 completed residential units priced below RM300,000 remain unsold, accounting for a large share of the country’s property overhang. This points to a mismatch between what developers are building and what buyers can realistically afford.

At the heart of the issue is the assumption that affordability can be defined by a single national price ceiling. In reality, income levels and living costs vary significantly across states. A RM300,000 home that may be relatively accessible in some areas could still be beyond the reach of many households elsewhere. Conversely, in high-cost markets such as Penang and the Klang Valley, where land prices and demand are higher, a rigid price cap may discourage the development of homes that better reflect local market conditions.

Penang offers a clear example of the challenge. Despite being one of Malaysia’s more economically vibrant states, rising property prices and limited land availability have made home ownership increasingly difficult for middle-income earners. While a RM300,000 ceiling may appear affordable on paper, factors such as transportation costs, loan eligibility and household debt mean that many buyers still find such homes financially out of reach. At the same time, housing needs in Penang differ markedly from those in secondary towns or rural areas, underscoring the need for location-specific policies.

Experts argue that Malaysia should adopt a more dynamic, income-based framework, drawing lessons from Singapore’s Housing and Development Board (HDB) model. Instead of relying on a universal price benchmark, Singapore aligns housing prices, eligibility and grants with household incomes and buyer profiles, helping to ensure that supply matches purchasing power.

Malaysia could adopt a similar approach by determining affordable housing prices at the district level, taking into account local incomes and essential living expenses. Housing costs, for instance, should not exceed around 30 per cent of household income after accounting for transport and maintenance costs. Such a framework would better reflect the realities faced by households in diverse markets, from Penang and Kuala Lumpur to Kelantan and Sabah.

Beyond pricing, location and liveability matter. Homes that are poorly connected to workplaces, schools and public transport often struggle to attract buyers, regardless of price. This highlights the importance of transit-oriented developments and better infrastructure planning.

Ultimately, affordable housing should be measured not by an arbitrary price tag but by whether households can maintain a reasonable standard of living after paying for a home. As Penang’s experience illustrates, one price does not fit all. A more flexible, data-driven approach would help ensure that housing policies truly reflect the needs and purchasing power of Malaysians across different regions.

Source: NST Online

The Penang State Housing Board (LPNPP) has called for proposals for the development of a Rumah MutiaraKu affordable housing project on a 6.4-acre parcel of land located near Kampung Sungai Acheh in Nibong Tebal.

According to the Seberang Perai Local Plan 2030, the site is designated primarily for residential use within a planned village setting. The land is subject to a residential density of between 6 and 15 units per acre, suggesting a low-density development with a potential yield of up to 96 landed homes, subject to detailed planning approval and design considerations.

The Request for Proposal (RFP) exercise is open to Malaysian-owned companies and organisations. Interested parties are required to attend a mandatory briefing and site visit on 26 June 2026. Registration for participation is open from 15 to 22 June 2026 and can be completed via https://forms.gle/CLnwKZjcyKgte7pw6. The RFP documents, priced at RM1,000 per copy, will be available for purchase from 29 June to 1 July 2026.

The RFP documents can be obtained from the LPNPP counter at Level 20, KOMTAR, George Town, upon payment via credit or debit card. Completed proposals, comprising both hardcopy and softcopy submissions, must be submitted to LPNPP no later than 12:00 noon on 24 August 2026.

PROJECT LOCATION:

Villa Ampang is a mixed residential development proposed in Nibong Tebal, occupying a 4.7-acre site along Jalan Ampang Jajar beside the Kerian River and directly opposite the Universiti Sains Malaysia (USM) Engineering Campus. Located about 1 km from the Penang-Kedah border, the development comprises a 12-storey condominium and a limited number of two-storey terrace houses. The condominium block will house 111 units and sits above a four-level parking podium, while 30 terrace homes are planned within the same precinct.

Designed as a gated and guarded community, the project incorporates a range of shared facilities, including a swimming pool, gymnasium, landscaped linear park and playground. Condominium units have a built-up area of approximately 1,050 sq ft with 3 bedrooms and 3 bathrooms, while the terrace houses offer built-ups of around 2,090 sq ft. The site also benefits from proximity to several amenities and employment centres, with Jawi Toll Plaza, Nibong Tebal town, and Batu Kawan accessible within a relatively short drive.

Project Name : Villa Ampang
Location : Nibong Tebal
Property Type : Gated & guarded
Tenure: Freehold
Land Area: 4.7 acres
Built-up Size: (to be confirmed)
Total Units : 30 (terrace), 111 (condo)
Indicative Price : RM375,000 onwards (condo)
Developer : Vibrant Elite Sdn Bhd

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.