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Globally, several studies have shown that low-income house-buyers faced severe problems in gaining access to house-loan. Therefore, this study investigated the root causes of housing-loans inaccessibility for low-income earners (LIEs) in Malaysia and proffer pragmatic panaceas in an unexplored dimension. This was done sequentially, first, the qualitatively explored and findings from the qualitative phase further tested and analysed via a questionnaire survey. The "quantilised findings" were validated by the Malaysian LCH policymakers. Findings show that the pervasiveness of house-loan rejection for LIEs is about 70%. The study found bad status of Central Credit Reference Information System, insufficient income, lack of creditworthiness, high default rate, fear of inability to recover loan and operating costs from the auction, repayment incapability, lack of evidence of regular income, the absence of collateral, inability to make down payment among others as the root causes of the factors that contribute to the house-loan rejection. The paper concludes that the government should establish a special housing loan scheme for LIEs while rent-to-own scheme should be sustained and strengthened via an independent agency. Also the self-employed should be encouraged to enrol with the Employee Provident Fund and a minimum wage increase to RM1,500/month among others was recommended. [ABSTRACT FROM AUTHOR]

This paper examines the asymmetric inflation hedging properties of housing in Malaysia. We decompose both consumer inflation and energy inflation into positive and negative changes. We analyze the short-run and long-run hedge against inflation of housing by using Nonlinear Autoregressive Distributed Lags (NADRL) approach. Based on the aggregate and four major types of houses, we find that house prices respond to both consumer and energy prices symmetrically in the long-run. However, only investment in terraced house hedge against consumer inflation in the long-run and the investment in all types of houses do not hedge against energy inflation. Nevertheless, house prices react to both consumer and energy inflation asymmetrically in the short-run. But housing asset investment cannot hedge against consumer inflation as well as the energy inflation in the short-run. [ABSTRACT FROM AUTHOR]

The process of development control involves a technique for the systematic compilation of expert quantitative analysis and qualitative assessment of project land use and property development viability, including its effect on the surrounding area, and the presentation of results in a way that enables the importance of the predicted results, and the scope of modifying or mitigating them to be properly evaluated by the relevant decision making body before a planning permission is rendered. Taking the local authorities in Malaysia as an example, this paper will discuss and demonstrate the development of a GIS database and its integration and application for development and building control. The first part of the paper examines the functions of local authorities particularly in the context of development control. In this study, the procedure involved in granting a planning permission as well as enforcement becomes the main focus because it determines the bulk of the system design. The study identifies seven sub-systems namely planning permission, building control, planning enforcement, geospatial database, information kiosk, document processing and presentation sub-systems. The system is developed using a combination of office automation, CAD, GIS, multimedia and other software packages. This paper will focus on the development of the GIS for the purpose of development control. The components of the GIS database include land information, buildings, existing developments, planning information, development plans, utilities, community facilities, transportation, environment and the socio-economy database. The GIS database will be used at every stage of development control, for example, in initial discussions, registration, invitation of objections, the development control process, the consideration by Technical Committee and the consideration by Planning Committee. It is anticipated that the GIS database could be used by many parties involved in the process as a reference point in evaluating a planning submission. Having access to the database will provide flexibility in assessing a proposed development and deciding on the overall urban growth management programme in the most cost-effective manner. The system will also provide transparency and consistency in the development control procedure. [Copyright &y& Elsevier]

Abstract: The paper investigates the long run behavior of house prices and their dynamic interactions with bank credits, real output and interest rate for the case of Malaysia. Apart from the aggregate house prices, the analysis also covers various house price sub-indices, namely, the terraced house price index, the semi-detached house price index, the detached house price index and the high-rise price index. From the aggregate perspective, we note the presence of a long run relation among the variables. Moreover, the findings suggest the long run causality that runs from the included variables to both the aggregate house prices and bank credits. Dynamic interactions between house prices and bank credits are further reflected by the generated impulse-response functions. The disaggregate analysis indicates that only the terraced house price index forms a long run relation with bank credits, real output and interest rate with their dynamic interactions to mimic well the aggregate systems. Still, a further analysis reveals that shocks to the terraced house price tend to diffuse to other segments of housing markets. Among the housing types, the detached house price is relatively segmented and affected only indirectly through the diffusion/ripple effect. These findings bear important implications for macroeconomic stability, monetary policy and investment decisions. [Copyright &y& Elsevier]

Abstract: Sustainability policies that have quantitative emission or carbon footprint measurements are important in view of climate change and current rapid urbanization in developing countries like Malaysia. Although sustainability policies are mentioned in national development plan as early as in the 1990s, many of these policies are piecemeal and expressed qualitatively. In achieving environmental sustainability, planning of city or a region can be more functional and implementable by using low carbon city concept. Planning a low carbon city uses sustainable development principles; this demonstrates a high level of energy efficiency using low carbon energy sources and production technologies. It also adopts patterns of consumption and behavior that are consistent with low levels of greenhouse gas emissions in the urban areas. The planning of the fast developing region of Iskandar Malaysia, which is located in southern part of Peninsular Malaysia, provides a good opportunity for urban managers to incorporate the ideas of low carbon cities in this proposed high growth urban conurbation. This paper aims to explore implementation of the concept and vision of low carbon scenarios and examine the strategies toward the reduction of CO2 emission. This study also prepares a quantitative scenario study on the establishment of low carbon urban development in Iskandar Malaysia. [Copyright &y& Elsevier]

Abstract: There is a political will to transform public enterprises in Malaysia, beginning with 15 of the largest and most prominent government-linked companies. Some of these public enterprises are involved in the delivery of housing. Transforming organisations is about change. This paper makes the assertion that the institutional theory and resource-based perspective, in combination, aid in systematically identifying the agents of change of these public enterprises. Having tracked down the agents of change, the transformation plan can then be devised properly. The State Economic Development Corporations (SEDCs) were used to test this proposition. It was found that the main change agents for the SEDCs were the political masters (both at the state and federal government levels) and private developers. The transformation plan for the SEDCs might include separating ownership and management to minimise political interference of their day-to-day operations. In relation to private developers, the transformation plan might give emphasis on serving the housing needs of the well-to-do while not abrogating the social obligation of delivering housing to the poor. To compete against the private developers, the transformation plan might also re-orientate the SEDCs to perform just as efficiently. [Copyright &y& Elsevier]

Abstract: The “Build Then Sell” (BTS) system is a new housing delivery system introduced by the Malaysian government in which housing developers must complete a housing project before selling individual houses to buyers. This new system differs from the current “Sell Then Build” (STB) system, which allows developers to sell houses and collect progress payments while housing is being built and thus is not yet fit for habitation. Even though the so-called BTS system is the norm in other developed countries, it is still very much a foreign idea in Malaysia. In April 2007, the government announced that the BTS system would run in parallel to the conventional STB system for trial period of two years, with a package of incentives offered for developers who adopt BTS. Clearly, more work needs to be done before the BTS system can become a reality. This paper explores strategies for facilitating the full implementation of BTS in Malaysia. To accomplish this goal, a series of focus group interviews was conducted with all the main stakeholders in the BTS system. A number of strategies to make the BTS implementation a success are outlined and discussed. [Copyright &y& Elsevier]

Abstract: This paper provides an assessment of residential satisfaction of newly designed public low-cost housing dwellers of Kuala Lumpur, Malaysia, with forty-five variables grouped into five components – dwelling unit features, dwelling unit support services, public facilities, social environment and neighbourhood facilities. Findings from the study indicate that the residents are moderately satisfied with dwelling unit support services, followed by public and neighbourhood facilities than dwelling unit features and social environment, which have higher percentage of respondents with low level of satisfaction. Residential satisfaction index has high positive correlations with dwelling unit features, social environment, support services and public facilities, and low positive correlation with neighbourhood facilities. Socio-economic attributes of the residents such as age, family size, working wives, previous residence are negatively correlated with residential satisfaction, whereas residents'' race, employment type, floor level and length of residency are positively correlated with residential satisfaction. A Multiple Linear Regression (MLR) model has been estimated for the study and the model provides 76% explanations to determine residential satisfaction with ten predictor variables. The high beta coefficients of the model suggest that residential satisfaction of public low-cost housing can be enhanced through improving the management of security control, perimeter roads, cleanliness of garbage house and garbage collection, by the Local authority (KLCH). Moderate beta coefficient values of the model suggest that improvement of housing design is necessary to enhance residents'' satisfaction with the predictor variables such as dry area, bedroom-1, dinning space, socket points and bedroom-3. From socio-economic analysis, it was found that the size of existing low-cost unit does not satisfy the needs of 29.4% inhabitants with large (6+) families and high bedroom occupancy rates (2.5). Furthermore, the location of future low-cost housing estates should also consider their closeness to the shopping centres. Public agencies for low-cost housing should pay proper attention to the management of support and public facilities to enhance residential satisfaction of the inhabitants and also adopt a policy to build different sizes of units to cater the needs of residents with large families in order to enhance quality of life of the low-income urban community in the country. [Copyright &y& Elsevier]

Abstract: Sense of place definition includes the point where the physical element, activity and meaning are intertwined in the people experience of place. In urban design and place quality research, much has been discussed on the significance of the physical elements and activities in creating the sense of place; however, the role of place attachment as a component that gives places meaning(s) has not been adequately explored. This article is based on the main findings of a doctoral research examining attachment to traditional shopping streets in the city centre of Kuala Lumpur. Surveys and face-to-face interviews were conducted with users of the streets to investigate place attachment and its influence on place identity. The finding demonstrates that attachment to the traditional streets is strong and it influences the users’ perception on the identity of the places. The streets were regarded as very important in sustaining the economic activities and meaningful in accentuating cultural diversity and self and group identity. The historical significance of the area as the earliest shopping locations in the city evoked personal and shared meanings to the long-term users who developed stronger place attachment. The paper concludes by establishing that place attachment has a significant contribution to the sense of place therefore should be considered in the design of urban places especially when redevelopment is one of the options. [Copyright &y& Elsevier]

Abstract: The housing industry is crucial to sustainable development in Malaysia. The efficiency and effectiveness of the housing delivery system require housing provision for all. The housing industry, which had grown rapidly in the 1980s, encountered property oversupply recently. The majority of these units remain unsold for reasons beyond the price factor, ranging from poor location to unattractive houses. The main objective of this paper is to tackle property oversupply in the country by examining a detailed knowledge of home owning determinants. Homeownership should be encouraged as positive externalities of homeownership can be found in many housing surveys. Homeownership is a complex issue that is the result of many determinants, including housing characteristics (house types and property types), employment and income trends, and socio-cultural and demographic descriptors. In addition to determinants, efforts are needed to reduce regulatory barriers in the housing delivery system, which can significantly increase the cost of building houses. The government should make home financing more available and affordable by providing subsidies to low-income families and by creating incentives to save for homeownership. Efforts are also needed to extend opportunities to enhance the affordability of homeownership by liberalizing rules and regulations of Employee Provident Fund (EPF) withdrawal. [Copyright &y& Elsevier]