Affordable Housings In Greater Kuala Lumpur (klang Valley) and Urban Malaysia

Construction costs for Kuala Lumpur in 2015 based on data supplemented by Langdon Seah Malaysia (2016):   BUILDING MAX PRICE (RM/m2) SERVICES MAX PRICE (RM/m2) TOTAL MAX PRICE (RM/m2) PRICES MIN PRICE (RM/m2) 2,065 MIN PRICE (RM/m2) 1,005 MIN PRICE (RM/m2) 3,070 D e t a c h e d   h o u s e s  1,515 905 2,420 (mass housing) 3,820 Detached houses (high  2,290 2,815 810 1,005 3,100 end) 1,320 Terraced houses 745 1,030 175 290 920 1,990 A v e r a g e   s t a n d a r d  1,025 apartments, high rise 1,535 295 455 1,320 3,820 L u x u r y   a p a r t m e n t s ,  2,380 high rise 2,900 810 920 3,190 580 Low cost housing 420 800 Low cost flats, low rise  550 445 100 135 520 (<6 levels) 600 150 200 700 970 L o w   c o s t   f l a t s ,   h i g h  615 rise (<15 levels) 710 205 260 820 Table 2.16: Housing construction cost in Kuala Lumpur in 2015 51 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

The detailed house price index in Malaysia, according to house types, produced by the National Property Information Centre (NAPIC) (2016); Graph 2.12: Average house prices in Kuala Lumpur from 1999 to 2016 YEARS 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 All house  239,8 265,3 272,5 283,3 290,0 307,9 329,9 359,1 393,2 378,7 402,8 431,1 491,1 576,9 644,2 690,5 739,1 772,1 (RM) 63 35 00 78 06 38 36 49 11 72 54 28 45 91 49 41 95 26 T e r r a c e  245,0 249,5 270,0 278,9 309,0 317,1 332,9 362,2 393,3 378,8 401,5 426,0 518,5 585,1 657,9 709,7 767,6 797,4 (RM) 00 00 00 41 16 30 96 48 41 33 25 71 91 98 30 11 69 91 High‐rise  150,0 180,0 208,0 177,8 169,8 168,5 172,6 182,0 183,5 179,4 211,7 229,4 266,5 307,9 335,5 365,4 390,9 410,4 (RM) 00 00 00 40 85 06 40 68 77 75 68 81 20 83 17 20 49 87 Semi‐ 565,0 284,0 750,0 346,1 775,0 983,9 1,114, 1,220, 1,409, 1,105, 1,192, 1,408, 1,654, 1,979, 1,888, 1,876, 1,931, 2,091, detached  00 00 00 96 75 15 657 925 976 071 576 099 347 077 298 991 047 280 (RM) Detache 1,200, 1,287, 1,600, 1,301, 1,246, 1,420, 1,610, 1,800, 2,088, 2,145, 2,104, 2,177, 2,122, 2,721, 3,269, 3,506, 3,735, 3,954, d (RM) 000 500 000 663 516 197 102 059 362 431 564 861 618 061 007 261 281 250 Table 2.17: Average house prices in Kuala Lumpur from 1999 to 2016 52 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Graph 2.13: Average house prices in Selangor from 1999 to 2016 YEARS 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 All house  201,1 213,1 223,5 233,9 239,2 239,0 243,7 253,4 253,2 263,7 272,2 307,3 341,7 377,5 415,7 445,6 481,6 515,2 (RM) 71 05 47 89 67 18 42 81 25 54 85 58 91 36 59 40 31 77 T e r r a c e  183,0 201,2 198,0 221,9 235,9 234,6 239,3 249,2 248,2 261,5 266,1 301,9 337,6 371,5 412,1 439,1 476,8 513,7 (RM) 00 57 00 86 25 57 60 65 26 01 36 16 36 86 37 77 36 73 High‐rise  130,0 180,0 138,2 186,8 142,2 136,0 134,8 135,8 134,7 125,3 146,1 301,9 162,8 194,5 204,0 220,6 247,4 264,2 (RM) 00 00 50 40 75 27 98 21 68 17 54 16 97 66 49 74 58 68 Semi‐ 480,0 420,0 420,0 388,9 509,9 563,7 534,9 570,4 582,9 566,3 591,5 668,6 816,3 856,7 906,0 1,009, 1,038, 1,059, detached  00 00 00 20 14 06 23 45 59 42 44 03 41 79 86 087 104 494 (RM) Detache 658,9 675,0 570,0 744,5 323,8 321,0 368,9 374,3 378,1 435,4 464,8 557,0 484,1 569,3 646,8 695,4 736,8 774,2 d (RM) 76 00 00 25 18 81 55 04 50 83 50 52 96 30 51 71 35 78 Table 2.18: Average house prices in Selangor from 1999 to 2016 53 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Construction cost against the housing prices in Kuala Lumpur from 2005 - 2015 Graph 2.14: Construction cost against the housing prices in Kuala Lumpur from 2005 to 2015 54 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Graph 2.15: Construction cost against selling price of bungalow house n Kuala Lumpur from 2005 to 2015 55 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Graph 2.16: Construction cost against selling price of terrace house n Kuala Lumpur from 2005 to 2015 56 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Graph 2.17: Construction cost against selling price of high rise houses n Kuala Lumpur from 2005 to 2015 Construction cost against the housing prices in Kuala Lumpur from 2005 – 2015, based on the detailed data provided by Langdon Seah Malaysia (2016) and National Property Information Centre (NAPIC) (2016), is stated in above diagrams. From the diagrams, the price of construction does not reflect the rapid increase in the cost of materials throughout the years. The price change difference was about 50 percent in 2015. 57 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Nevertheless, the construction cost per square metre prices in Malaysia is relatively lower as compared to other major Asian countries, which stands at USD 1,827 per square metre, as reported by the Global Property Guide (2016). The chart shows that the construction cost is the lowest as compared to other Asian cities, such as Hong Kong and Singapore, which stand at USD 25,551.00 and USD 13,748 per square metre respectively. Graph 2.18: Construction cost per square metre in major Asian countries 58 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

4.5 GROWTH PERCENTAGE OF HOUSING SUPPLY AND AVAILABLE HOUSING UNITS IN GREATER KUALA LUMPUR Based on the National Population and Housing Census of Malaysia 2010 by the Department of Statistics, Malaysia, there is a negative growth percentage of the housing supply in Selangor and Kuala Lumpur in the year 2000 to 2010 from the previous years of 1991 to 2000, which is 3.1 percent from the previous 3.9 percent, as shown in the below chart: Graph 2.19: Growth percentage of housing supply in Greater Kuala Lumpur from 1991 to 2010 Besides, as reported by the Department of Statistics, Malaysia, (2010), as of 2010, there are 2,066,396 units of houses in Selangor, Kuala Lumpur and Putrajaya, as indicated in the following table: REGIONS SELANGOR KUALA LUMPUR PUTRAJAYA TOTAL No of houses in 2010 1,569,978 471,297 25,121 2,066,396 Table 2.19: Number of existing houses in Greater Kuala Lumpur 59 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

However, in the latest census by the Valuation and Property Services Department (2016), there are about 2,156,578 units of houses in Greater Kuala Lumpur, including the incoming and planned supply of houses, as stipulated in Figure 8. In theory, the number of houses can accommodate approximately 8,626,312 more people from the total population of 7,212,572 in the year 2016: REGIONS SELANGOR KUALA LUMPUR PUTRAJAYA TOTAL P O P U L A T I O N   O F  NO OF HOUSEHOLDS  422,133 6,816 1,811,304 36,406 10,429 213,939 GREATER KL (2016) IN GREATER KL (2016) 47,779 92 131,335 E x i s t i n g   s u p p l y   o f  1,382,355 506,318 17,337 2,156,578 7,212,572 1,803,143 houses  (2016) I n c o m i n g   s u p p l y   o f  167,104 houses (2016) P l a n n e d   s u p p l y   o f  83,464 houses (2016‐2018) TOTAL 1,632,923 Table 2.20: Houses supply in Greater Kuala Lumpur Therefore, based on the simpler calculations, the existing population 7,212,572 in Greater Kuala Lumpur, assuming four persons are living in one household; (approximately 1,803,143 units of houses), hence, there is a surplus of 8,161 units of houses. Nevertheless, housing supply in Greater Kuala Lumpur is predicted to be adequate in the near future based on the number of incoming and planned supply of houses, which are 213,939 and 131,335 respectively. However, the price of the surplus houses may be beyond the affordable level. 60 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

4.6 SURPLUS OF HOUSING SUPPLY This has to lead us to the possibility that there will be a surplus of housing supply in the Greater Kuala Lumpur area. This is evident based on the census finding by the Department of Statistics, Malaysia (2010), as there are vast number of vacant houses still available due to various factors, it was attributed to housing units that were newly completed/for rent or for sale, which accounted for 44.3 percent. Terrace and flats/apartments/condominiums recorded high vacancy rates; i.e. 34.8 per cent and 28.0 per cent respectively. Graph 2.20: Percentage of vacant houses in Greater Kuala Lumpur from 2000 Graph 2.21: Factors influencing vacant housing units to 2010 61 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

4.7 PREDICTION OF HOUSING SUPPLY IN GREATER KUALA LUMPUR Based on the estimated figures of population in Greater Kuala Lumpur from the year 2020 to 2100, we establish some expected numbers of houses needed or to be supplied to accommodate four persons per household, as mentioned in the following chart: Graph 2.22: Assumption of housing supply in Greater Kuala Lumpur from 2020 to 2100 YEARS 2020 2030 2040 2050 2057 2060 2070 2080 2090 2100 G r e a t e r   K L  8,720,900 9,761,000 10,641,000 10,715,039 10,701,823 10,778,880 10,832,324 10,875,202 10,907,490 10,929,079 population 2,180,225 H o u s i n g  2,440,250 2,660,250 2,678,760 2,675,455 2,694,720 2,708,081 2,718,801 2,726,873 2,732,270 demands for   4,360,450             4   n o s .  households 4,880,500 5,320,500 5,357,520 5,350,912 5,389,440 5,416,162 5,437,601 5,453,745 5,464,540 H o u s i n g  demands for  2   n o s .  households Table 2.21: Assumption of housing supply in Greater Kuala Lumpur from 2020 to 2100 62 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 2.1: Population growth in Greater Kuala Lumpur from 2020 to 2030 63 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Greater Kuala Lumpur population statistics : YEARS POPULATION OF  POPULATION OF  P O P U L A T I O N  T O T A L  T O T A L  PERCENTAGE  2010 SELANGOR KUALA LUMPUR OF PUTRAJAYA P O P U L A T I O N  POPULATION OF  (%) 2011 2012 OF GREATER KL MALAYSIA 2013 2014 5,460,000 1,670,000 70,000 7,200,000 28,588,600 25.18 2015 5,600,300 1,693,000 77,500 7,370,800 29,062,000 25.36 2016 5,700,000 1,710,000 78,300 7,488,300 29,510,000 25.37 2017 5,900,000 1,720,000 79,700 7,699,700 30,213,700 25.48 2018 6,050,000 1,740,000 80,900 7,870,900 30,708,500 25.63 2019 6,178,000 1,780,000 83,000 8,041,000 31,186,100 25.78 2020 6,298,400 1,787,200 83,300 8,168,900 31,700,000 25.77 6,401,100 1,863,700 89,800 8,354,600 32,392,400 25.79 6,509,400 1,880,200 91,600 8,481,200 32,863,100 25.80 6,614,000 1,895,800 93,100 8,602,900 33,325,500 25.81 6,715,600 1,910,700 94,600 8,720,900 33,782,400 25.81 Table 2.22: Population of Greater Kuala Lumpur from 2010 to 2020 2016 8,168,900 552,000/4 = 138,000 units needed within 5 years 2017 8,354,600 80 % or 110,400 affordable units in Greater KL will be needed to 2018 8,481,200 cater for M40 and B40 income groups 2019 8,602,900 2020 8,720,900 2030 Projected 9,761,000 (from 2020 to 2030, an increase of 1,040,100 million or 104,010 ppl/year) 64 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Based on these figures, we quantify the number of affordable houses based on the largest urban income groups, the B40 and M40 that comprises 80% of the total population, based on the assumption of four people per household: Graph 2.23: Assumption demands of affordable housings from 2020 to 2100 YEARS 2 0 1 7  2020 2030 2040 2050 2060 2070 2080 2090 2100 (existing) 2,180,225 2,440,250 2,660,250 2,726,873 2,732,270 A s s u m p t i o n  2,557,500 2,678,760 2,694,720 2,708,081 2,718,801     o n   t h e  1,744,180         d e m a n d   f o r    436,045 2,181,498 2,185,816 h o u s i n g  1,952,200 2,128,200 2,143,008 2,155,776 2,166,465 2,175,041 supply   545,375 546,454 A f f o r d a b l e  488,050 532,050 535,752 538,944 541,616 543,760 h o u s i n g  supply for B40  and M40  H o u s i n g s   f o r  T20 Table 2.23: Assumption demands of affordable housings from 2020 to 2100 65 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Sample of selected affordable housing units in Greater Kuala Lumpur AFFORDABLE  LOCATION TYPE BUILT‐ MIN PRICE  R E Q  M I N  UN MEDIAN  A F F O R D A B I L I T Y  M A X  U N  AFFORDABILITY  H O U S I N G  U P  (RM) I N C O M E  I N C O M E  MULTIPLE  LEVEL* LEVEL* SCHEMES AREA  BASED ON  REQ (RM) I N C O M E  M E D I A N  U N  MULTIPLE  REQ (RM) MULTIPLE  (RM) PR1MA Brickfields,  Apartment 5 6 0    284,000.0 7,888.00 2,500.00   90,000.00  S e v e r e l y  10,000.00 360,000.00 Affordable K u a l a  sq. ft. 0 Unaffordable Lumpur R U M A H  K l a n g ,  Apartment 1 , 0 0 0  250,000.0 6,944.00 3,000.00   108,000.00  S e v e r e l y  10,000.00 360,000.00 Affordable sq. ft.  0 Unaffordable S E L A N G O R  Selangor KU S P N B  Cyberjaya,  Apartment 9 0 0    418,500.0 11,625.00 <5,000.00  180,000.00  M o d e r a t e l y  10,000.00 360,000.00 Unaffordable sq. ft.  0 8,333.00 <2,500.00 90,000.00 Unaffordable 540,000.00 Affordable ASPIRASI Selangor 7 5 4    300,000.0 S e v e r e l y  15,000.00 RUMAWIP Bandar Tun  Apartment sq. ft. 0 Unaffordable PPA1M R a z a k ,  K u a l a  8 5 0    90,000.00 2,500.00 <5,000.00‐     180,000.00  Affordable 10,000.00 360,000.00 Very Affordable Lumpur sq. ft.  K e p o n g ,  Apartment K u a l a  Lumpur PPR G o m b a k ,  Flat 7 0 0    30,000.00 833.00 <2,500.00 90,000.00  Very Affordable 3,500. 00 126,000.00 Very Affordable K u a l a  sq. ft.  Lumpur Table 2.24: Sample units of affordable housings. Affordability level is measured based on the income requirements and offered prices 66 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Comparison of affordable housing schemes in Greater Kuala Lumpur Graph 2.24: Comparison of affordable housing prices 67 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

5.0 CONCLUSIONS AND RECOMMENDATIONS 5.1 CHALLENGES The current and upcoming housing supply in Greater Kuala Lumpur may be adequate to cater for the affordable housing market. This is mainly due to the intervention by the Federal government of Malaysia for Kuala Lumpur and Putrajaya and the state government of Selangor. The primary concern is to address the immediate shortage of housing needs. The number of units needed for affordable housing in Greater Kuala Lumpur varies from time to time. Some the recurring issues and challenges in affordable housings: 1. Problems may arise in the existing affordable housings, such as the maintenance, owners’ mentality, bad design and inadequate facilities and amenities. In some affordable housing areas for the B40 group, maintenance and maintenance costs might not be fully paid by the owners, which will lead to the dereliction of their housing areas, resulting in the rise of unhealthy communities that will breed social problems. New laws are being enacted to make sure that the maintenance fees to be paid are made mandatory. 2. Designing affordable houses that will suit the ever-changing family lifestyles and needs. 3. Providing more affordable housings is the way forward in the real property market, simply to provide adequate housings. Government intervention by imposing requirements or subsidies may be required. 4. Lifespan or life cycle of affordable housings may only last around 25 to 30 years. After 25 to 30 years, refurbishment works may be required, or the units may need to be demolished to make way for a better and updated version of the future needs and to make affordable housing more livable. 5. Future affordable housings for the elderly population, which will approximately be up to 15 to 20 percent of the population in the near future. The Malaysian population is declining from 2.1 percent per annum growth to 1.5 percent per annum growth in 2016. For years to come, our ageing population will grow from 15 percent to 20 percent and, to 30 percent, by the end of this century, or by the year 2100. Rising costs (if any) of the building costs and land prices will contribute to the unaffordability in the overall costs of building these units to cater for the needs of the ageing population. How can we control these prices in order to be in tandem with annual inflation or the rising prices? Escalating land prices are one of the main reasons which had contributed to the rising costs of houses in the Greater Kuala Lumpur or Klang Valley. Cost control intervention must be in place to regulate prices. Infrastructure costs and the cost to provide amenities add to the overall costs to build townships. The number of people per household may be reduced from 4 people in a family to 2.1 to 2.4 people or on average to 3 people per house. The declining number of people per household follows the worldwide trend of many other developed countries throughout the world. 6. To prevent many of these low income houses from becoming slumps which will ultimately breed unhealthy living conditions before it becomes uncontrollable. 7. The building of infrastructure and efficient public transportation will be needed, in order to transport people living within the radius of 45 kilometres and in some cases slightly above the distance to be able to travel work or to the city centre of Kuala Lumpur in less than one hour. It is, in some instances, this trend follows the direction of many countries; drive until you can afford. In many cases, this term does not apply to housing within the Greater Kuala Lumpur as prices are still high in areas that are more than 20 kilometres from the city centre. 68 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

5.2 POSITIVE APPROACHES The main aim of both the state government and the federal government is to address the acute shortages in the availability of affordable houses for sale. It is, probably, it is currently the best way to quickly solve the immediate housing problem. In the long run, it may not the best way to address to resolve many future problems that will need to be resolved or addressed in the future. However, the mixing of the various categories of the people is commendable. This will avoid class segregation within the various classes between the rich and the poor people within a community living in Greater Kuala Lumpur. 5.3 CONTRIBUTORY FACTORS ON RISING COSTS OF AFFORDABLE HOUSES From the study that we have attempted to establish, we can list many factors that had played a part behind why the prices of houses are rising and had reached to the point that it has become grossly unaffordable. The average wages of the middle income have only risen 11.7 percent annually since 2012. The average inflation has risen between 1.8 percent to 3.0 percent on average per year. In the last 30 years, the average inflation rate had been reported to be at 3.63 percent per year of 108.9 percent (Manan, 2017). However, the average buying costs of houses have risen by 200 percent since 1999. 1. Migration of people from the interior to the urban areas. 2. Lifestyle expectations. 3. Prices of construction, mainly labour, petrol/transportation, cement and steel works or other required materials. 4. Local authorities’ requirements and its required contribution. 5. Land price imposition and its escalating costs. 6. Profit expectations of more than 20 to 30 percent not including gains in land prices by developers. 7. Supply demands of prime housing in certain areas. 8. Locality, convenience to roads, buses and now the new transit systems throughout the Greater Kuala Lumpur area. 5.4 APPROACHES TO CONTROL THE CURRENT HOUSING PRICES Measures that have been implemented or recommended to remain affordable house prices within the ratio of three. 1. RGPT restrictions are imposed from time to time to curtail speculation of prices. 2. Bank Negara restrictions on loan applications and the percentage of the loan amount that can be dispensed to purchasers are according to their financial standings. 3. Disposal time limits to reduce rising price speculation. 4. Imbalance types of the building being built which led to the need to build PR1MA houses, Selangorku, etc. 5. A proper yearly survey must be carried out to ensure adequate, affordable housings are being supplied. To project the number of units according to the real needs to guide developers to match its supply with demand capacity. 6. A proper income rosters of individuals or households should be established and updated on a regular basis. To ensure the right people are allowed to build these affordable houses. To establish an up-to-date system from time to time. 69 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

7. To allow for easy upgrading (of their type of dwellings) from time to time as the house owners may generate a higher income from time to time and will allow them to purchase better quality houses. 8. To encourage home ownerships to more than 80 percent. 9. To reduce costs for the change of land use; i.e. Premiums land cost has escalated, as they are contributing to the rising price of houses. 10. To use, try and tested or innovate building technologies to reduce the time for completion of all M40 and B40 housing units. These innovations should persist from time to time as to reduce costs, wastages and reduce its dependence on foreign labour. 11. To use competent contractors that ensure and reduce delivery time with quality workmanship. Delays will add to the cost of the building. 12. To improve the feasibility of selling affordable houses with the use of the IBS building system to ensure its cost reduction and practicality. More research, training and innovation are required to encourage better design to produce and building better affordable units. 13. To develop a network of roadways, transit system and other public transportation that will be able to allow easy access across the Greater Kuala Lumpur without having to be subjected to traffic Jams. Travel time should only be within 45 minutes to 60 minutes. A well-connected transit system such as MRT should be planned from now on to cater adequately the projected 12 million population living in the Greater Kuala Lumpur by the year 2057. London has 450 kilometres of transit rail service to cater about 9 to 10 million people. Kuala Lumpur has about 150 to 200 kilometres of rail services. More transit rail lines are needed to allow for affordable houses being built away from costly land areas. 14. To plan more large townships similar to Cyberjaya and Putrajaya that will take 30 years to be fully developed. The anticipated population of both of these townships will be approximately 500,000 people. Cyberjaya is roughly 7,000 acres and Putrajaya is about 11,000 acres. However, it will take 20 to 30 years to complete building these townships. Based on this, we shall eventually need about eight of such townships to be planned now in various parts of Greater Kuala Lumpur to accommodate an additional 4 million people by 2050. Plan connectivity to various parts of Greater Kuala Lumpur will still be the key in making such development a long term success. 15. To plan and build an adequate number of houses that will match the needs of the population. Suitable affordable houses have been neglected for some years looking at the map at a Greater Kuala Lumpur, it is a relief to know that there is enough under developed or areas with no development to accommodate the future growth of the population. 16. Salaries of the household have not increased as much as housing prices. Salaries must increase incrementally. 17. To control the runaway and escalating land prices throughout the Klang Valley. 18. Federal and state government subsidies to allow the masses to own houses. 19. Based on the vast experience of planning. Townships we can draw from the experience to totally planned many sustainable townships of the future. 70 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

5.5 RECOMMENDATIONS Building M40 and B40 houses that constitute around 80 percent in the next five, six, 10, 20, 30, 50 up to 80 years, to the year 2100 where the expected population to reach between 40 million to 62 million. These estimates are dependent on the future population growth model of Malaysia. The chosen model here is with the anticipation of the population will grow up to approximately 40,000,000 people. Our approach is to establish a method or a plan that can address the acute shortage of affordable housings, especially to cater the housing needs for the B40 and M40 income earners of the urban population. In accommodating the prediction of population growth and the building of urban affordable housings which will be conducive for raising a family needs to be planned from now until a foreseeable time in the future, where the need will be enough or no longer needed. In this case, we are using the fastest growing population region in Malaysia, the Greater Kuala Lumpur or Klang Valley which currently consists of the states of Selangor, Kuala Lumpur and Putrajaya, the region with the greatest concentration of population, work opportunities and a variety of lifestyles that can be offered to accommodate the needs of the various cultures and sub-cultures within an urban community. We hope to address any concerns in the changing needs of the occupants of the affordable houses on both scientifically and architecturally. We often refer to Singapore methods of how they have implemented affordable housings, which is a good start, but at the same time we must improve ways in providing a better affordable housing effectively and complement the designs from time to time, that will be unique to urban Malaysia. Unlike many of its neighbouring countries within the ASEAN region except Singapore, Malaysia is in a very strong position in providing a formal setting of affordable housings rather than subjecting its citizens to be left with no other choice but to seek for an informal type of housing. The goal is to provide adequate housing through multiple schemes that can house the growing population. Many of these dwellings may have a life cycle of 20 to 30 years, which will eventually need to be repaired or rebuilt after or before it reaches an age where major improvements or refurbishment will be needed. The type of affordable housing must also be established and the amenities required to be determined. Well-design, affordable housings will result in a better growth of the population and support a quality of life. It will indirectly improve the quality of life urban Malaysian. Recent historical data had shown that recession period during the last 60 years from the establishment of Malaya / Malaysia had contributed to the excess supply of housing for the T20, B40 and B40 income groups. This is because of supply exceeds demand and that recessions in the past do create the reduction or the stagnation of wages or even unemployment. 71 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

The other challenge is to expand the M40 group to become more of an M60 group, leaving the categorisations to T20, M60 and B20. This will lessen the pressure in providing less subsidised housing for the B20 houses that are normally not well maintained in the long run. To ensure that the prices of affordable housings in the future will remain affordable, few things must happen: 1. A critical increase of salaries to continue for the M40 group to allow for a percentage of these people to be in the T20 group and for 20 percent of the B40 to migrate to M40 group. 2. Land prices will not increase unnecessarily and ridiculously to a point it will make affordable houses becoming unaffordable. Selling prices offered must also be reasonable and not priced over the affordability. 3. Prices of the construction cost, especially materials over time will have to remain approximately the same. Historically, the prices of steel and concrete, oil and labour were contributing to the increase in construction cost. 4. A technique using certain forms of IBS system will help maintain costs and reduce the cost of construction. 5. Involvement of all parties, including local government, Federal government and banks to establish a structure to ensure that houses built to meet demand and also be able to be sold to the people in need in an area where these houses are located in the strategic and convenient areas. Houses must match the actual demand and expectation. Parameters to find a correct result in a survey on housing needs must be established and tested and carried out yearly or every two to three years. From the population simulation, the population increase in Malaysia will grow at its median of a total 40 million people and the highest 60 million people, a difference of 20 million people. The future population projection will depend on the percentage of growth of the population. 2.1 percent will ensure natural replacement, below the 2.1 percent will cause the drop in the natural makeup of the future of a country, in this case, the population of Malaysia. To mitigate the shortage of population in the middle term, increase immigration may be needed. Studies also show us that there is a need to conduct on affordable housing studies on affordable housing to be exact and accurate it must also be taken or carried out every three to five years, or on a yearly basis. At the same time, the other challenge is to control rising costs, particularly the land cost to stabilise the rising cost that has become grossly unaffordable. 72 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Detailed recommendations based on the study can be further discussed as below: 5.5.1 Numbers of Affordable Housings that Greater Kuala Lumpur Will Need in The Future: Based on the statistics on the projected population growth in the Greater Kuala Lumpur, the population will grow at about 195,000 people per year. Assuming there are four people per house, then the units required to house the population growth each year will be approximately 48,750 units. Of them, 80 percent must be categorised as affordable housing that is equivalent to 39,000 units per year or 117,000 units that needs to be built in the next three years (It takes approximately three years to build multi-level apartment units complete with CCC). To house 117,000 units, we shall need a density equivalent to 30 units per acre, or an area equivalent to approximately 3,900 acres. Malaysia’s population growth in total is estimated to grow at approximately 450,000 people per year. Up to 30% of the increase of the population will be living in the Greater Kuala Lumpur. In the long run, the increase in population may not be sustainable. However, this growth pattern has since been steadily declining in the last 20 years. The trend shows that it may decline further in the future. 5.5.2 Land to Build Affordable Housings: From our estimation, every year we shall need at least 1,300 acres of land to build affordable housings in the Greater Kuala Lumpur area at a possible density of 80 units per acre to meet an assumed demand which is based on our calculations. It may be on a high side but it can be revsed once a proper survey is done. This area does not include the needed infrastructure works and amenities. As a rule of thumb, we may require up to the same size of land to accommodate all infrastructural works and amenities which will help improve the quality of housing, and most importantly the quality of life. If this assumption is correct, then we may require maybe up to 660 acres a year to build 33,090 affordable housings per year in Greater Kuala Lumpur. This will provide dwellings up to 33,090 units per year to cater for the need to build enough affordable housing based on the average population growth of 2.6 percent in the Klang Valley region. Within 30 years (from 2020 to 2050 (an assumption) – to cater to the growth of the population and to accommodate the growth in population, we shall need approximately the following area for building of affordable houses. 660 acres – 6,600 acres in 10 years (2020 to 2030), the area can accommodate up to 198,000 to 200,000 affordable housing units (200,000 x 4 people per family = 800,000 additional population in the Greater Kuala Lumpur). Areas for amenities are not included. 1,320 acres – 13,200 acres in 20 years (2030 to 2040), the area can accommodate for 396,000 to 400,000 affordable units (400,000 x 4 = 1,600,000 additional population in the Greater Kuala Lumpur). Areas for amenities are not included. 2,640 acres – 26,400 acres in 30 years (2020 to 2030), the area can accommodate for 792,000 to 800,000 affordable units (800,000 x 4 = 3,200,000 additional population in the Greater Kuala Lumpur). Areas for amenities are not included. 73 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

As a rule of thumb, it is generally accepted that the same amount of area must be allowed to accommodate all the required amenities to make up a sustainable township. This is to suit a yearly growth of population in the Greater Kuala Lumpur which requires affordable housings for the median income category of the population, which form the income earner groups of M40 and B40. Without the proper planning, social problems and dissatisfaction amongst the population will probably grow. Further analysis may be needed to carry out on a yearly basis to further study if the assumptions are correct and that it will allow the planners to adjust any misjudgments from time to time. 5.5.3 Density of Units To Be or Can Be Built in the Greater Kuala Lumpur Area 2.6 percent growth x 7,000,000 = 182,000 x 80 percent of the units for affordable category = 145,600 / 4 = 36,400 affordable units that will be required per year = 36,400 / 100 density units per acre = 364 acres are required per year to accommodate affordable housings only. Density for affordable housings can be up to 110 units per acre or more for standalone development in Selangor. While in Kuala Lumpur, the building unit density could be much higher and up to 250 units in its density per acre. This depends on the area and the demand for such development at the centre of the city. For example, a township development of 100 acres. A 100-acre development the density would be 30 units per acre, then the maximum units that may be built will be up to 3,000 units which can also house a population of 12,000 people. If 3,000 units are to be built, then 50 percent or 1,500 units will be of an affordable type, and the remaining 1,500 will be reserved for higher cost dwellings. For Selangor, in some areas, it is now a requirement that the number of units built must be at least 50 percent of the to be affordable and the remaining 50 percent can be built to cater for the higher cost housings. 74 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

A conceptual example of the situation is per explained below: Affordable 13.6 50 acres Free-pricing acres for for infra 1,500 and amenities 36.4 works acres for 3,000 units 100 acres of land at 30 units density Figure 3.1: Conceptual housing area layout Some of the important elements must be monitored and regulated: 1. To regulate price increases of land costs and some of the construction materials. 2. To regulate prices of building materials, especially the price fluctuations of cement and steel materials that are needed for construction. 3. To gradually raise the income of the masses for them to earn a higher income to afford even higher priced units. Provided that the unit prices of these houses do not increase more than their raised wages. 4. To reduce construction time by using fabrication or industrialised building system (IBS) or a hybrid system. More research and incentives are required to ensure future housing are built with the most efficient techniques and with high quality. 5. Approval time by local authorities must be accelerated. 6. Better and experienced contractors with a good track record will help to reduce the time and increase workmanship. Lowest cost offered by a contractor may not be the right reason to allow these contractors to build such development. The quantity surveyor estimation must always be taken seriously. This is to ensure the houses are built with quality and reduce costly defects. 7. Consultants that are able and responsive to address all issues to ensure timely completion of the project. 8. A limited subsidy for the B40 group to ensure that they can afford to purchase good quality housing units. 9. To introduce and establish good banking facilities to assist home ownerships but at the same time will discourage speculators, i.e. Introduction of RGPT and increase the amount of down payment for those who want to own more than one house, but assists genuine homeowners in upgrading their houses from time to time. 75 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

5.5.4 Authority Imposition and Requirements The federal government together with the Selangor state government, are now consciously working towards requesting developers to build and even to subsidise affordable houses for the masses. On large scale development, the Selangor state government is imposing a 50:50 quota in a residential development, building 50 percent affordable houses and 50 percent of overall numbers of units to be priced as ‘free pricing houses’ to cater for the T20 categories. In Selangor, such development is called Selangorku, and in Kuala Lumpur, it is called RUMAWIP. The Federal government has even established a scheme called PPA1M to cater for its government civil servants at a subsidised rate. There are also efforts made to ensure Rumah PPR are established to provide housing for the very poor. Housing and the household is a form of security. Housing is important and as it provides security in the form of a shelter that provides the necessary comfort and security for the population to advance itself or at least to provide a chance for the family to grow. Most of these houses range from the basic three bedroom houses or units of 750, 850, 900, 1,000 or up to 1,200 square feet in size. In comparison with other developed or developing nations, these sizes are considered large sized dwellings that can cater for a family of four to five people comfortably. However, the density of these building blocks normally ranges from 110 to 250 units per acre, which are considered high density. However, on the plus side, ‘adequate’ parking areas are normally provided in these units. We are yet to fully understand the full extend of the untoward social impact to the population of having to live in the high-density development. The changing population demographic from living in rural areas to high-density urban areas has contributed to the surge in the population living in urban areas. To supplement these population growth areas for affordable living, adequate amenities must be provided such as schools, playgrounds, multi-purpose halls, green areas and mode of transportations. One of the biggest challenges is to maintain such development so that it will not turn into a disrepair after its completion. It must grow its ecosystem to allow for sustainable living in the long run. One must also think about the lifestyle or lifespan of such development as they may need to be replaced or renovated/refurbished every 20 to 30 years after its completion. For the B40, the challenges are said to be for greater as it caters for the lowest income group, especially to the bottom 20 percent of the B40. The government often provides low-cost housing units (PPR) to the lowest income group, and they are normally high rise in nature if they are located within a tight urban area or setting. Often they require state and federal government intervention to repair these units and to maintain its conditions from time to time. If improper state of one's mentality and approach continues, these units may need extensive refurbishments or even demolished in the future to prevent it from becoming slumps. In the long run, these housing units are prone to attracting unwanted desirable to inhabit these areas. As it is required, and on the positive side, these units are not segregated and often built in a mixed environment that includes both the T20 and M40 group. In larger townships, public schools are built together with other amenities such as open areas and recreational areas to promote racial and social integration. 76 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

5.5.5 Future and Predictions The future of providing enough affordable housings for the masses in Greater Kuala Lumpur is in motion and being implemented. Whether it is done correctly or wrongly, it is yet to be determined. Not all affordable houses are built the same. Some may be better built with better design. Design matters, when designing affordable houses as it caters for a large population. However, access to loans to buy these houses remain a problem due to the elegibility of the potential owners. Most importantly, the supply of these houses must be readily available to meet the actual demand and within affordable cost. Transportation mode from these areas to other parts of the Greater Kuala Lumpur must be built in tandem with many of these housing areas and will need to be planned ahead. As mentioned earlier, there are several areas in and around the Greater Kuala Lumpur area that are being built to fit the growing numbers of the future population living close in the Greater Kuala Lumpur and its vicinity as the population is set to increase by an additional of 5 to 7 million people in years to come. We must take first into account the additional people that will be living in the Greater Kuala Lumpur in the next three decades when the total anticipated population of Greater Kuala Lumpur is expected to reach a population of 12 to 14 million inhabitants. This will be in line with the government’s vision of TN50, or Transformation 2050 which set to replace the vision 2020 target which was set in 1980. 5.5.6 Future of Science and Technology in Building Many futurists like Ray Kurzweil predicted that technology advancement will accelerate rapidly starting from the beginning of the first decade of 2000. By 2020, the power of a single power of a computer to carry out tasks and storage will be equivalent to the power of one human being. By the year 2030 to 2035, the power of a supercomputer will be equivalent to 10 billion people, or the population of all human ever lived that will be available by the year 2045. Like other man or machine made things, technology will impact the construction industry and the way we will build and provide affordable housings in the future. Singularity simply means when humans transcend biology. ‘It is a future period of living which the pace of technological change will be so rapid, its impact will be far-reaching, that human life will be transformed’. Not to distort the future, it is hoped in this context that it will help many planners to plan the need for affordable houses accurately and on time to meet demand. Technology, if implemented properly and promoted correctly will help build the required houses with better quality and cheaper. Houses can be prefabricated and install in-situ without conventional method which is used currently. Hopefully, this will make its way with the advent of building houses cheaply in this country in the future. It will also allow for these houses to be dismantled after some time without any undue hassle. 77 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

5.5.7 Working Together All parties need to work together and realistically produce a conducive housing building method which can be provided for the masses and made affordable to all. We are expected to work towards a goal to provide quality and affordable houses whereby purchasers can easily buy and take possession quickly. The parties involved are the developers, federal and state governments, bankers, all consultants, contractors, suppliers and the purchasers. In building affordable houses, price, quality and loans will need to be aligned to make it attractive to purchase. Accessibility is also important, public transportation, highways, roads, transit system, bus rapid transit (BRT) to other parts of the Greater Kuala Lumpur or Klang Valley will be very important. Seamless and easy interconnectivity will be the key that will help mobility among the population without facing unbearable daily traffic jams. Convenience and lifestyle living are important. Amenities, such as schools, parks, shops and hospitals will also be needed to cater for the needs of future population. Creating affordable homes within the various large and medium townships that will need to house millions of Malaysian citizens from now an into the future goes beyond just building affordable units. Creating 1,000,000 homes of various typologies in Greater Kuala Lumpur for future generations shall need a considerable thought to reduce its social impact. We are not merely creating dwellings, but homes for families to grow in an environment that is safe and promotes the betterment of future generations to live in. This is to create a well conducive living environment for people from various generations to live and grow accommodating one generation with another generation. If our assumptions are correct, we will require between 30,000 to 60,000 affordable homes yearly which will take up 1,000 to 2,000 acres per year to merely meet the demand to house an additional 4 to 5 million people by the year 2030. The land area includes providing amenities such as parks, open area, commercial area, schools, hospitals, colleges/universities, police stations, fire stations and much more. Fortunately, the Greater Kuala Lumpur or Klang Valley with the radius of 50 km x 50 km, we will be able to accommodate such expansion if it is planned very carefully. However, it can also include the many dwellings that are also needed for luxury units for the T20 category. The best way to address such expansion is to establish townships with mixed components, and that does not purposely segregate the rich and the less fortunate. Sustainable green townships must also be included in such planning to ensure that the township development follows guidelines that will ensure a healthy living. It will elevate the living conditions of the townships. Proper infrastructure must also be planned to ensure that the additional 4 million people that will be living in these areas can travel with ease from any part of the Greater Kuala Lumpur to other areas. 78 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

In short, we are in an advantageous position to plan for future communities that will be on par or are better than most cities in the various regions around the world. A proper housing development board is needed, comprising different parties from the government, public consultants, contractors and local authorities to plan our future townships that will span and fulfil the demand for the next 30 years. These stakeholders should set up a core comprehensive data bank and feedback to gauge people’s reaction and to ensure that the planning follows the best of standards. It could be aimed to be the best in the world and set greater standards for future living that is comparable or even better than the many existing developed communities. In the following pages, we provide some examples for such development that can be built within the 50km x 50km or 2,500 square kilometres or 617,7630 acres radius that can be easily used to house the future increase of 4,000,000 people that will need to live in a healthy environment, a place to work, live, play, study, retire and at the same time grow in harmony and peacefully. The Greater Kuala Lumpur can easily fit up to 18,050,000 people, which hopefully we will not need to endure. We shall use our collective experience in building affordable housings and luxury housings to contribute to the future ideas to build sustainable townships. At the same time, our knowledge in master planning can create well-plan townships that can be used to promote a healthy and sustainable living. Our goal is always to create a balance and to ensure that we have the best place to live in, always invigorating and promotes a life of all of our children in generations to come to live in harmony. There is a need to develop areas for the betterment of future communities. 79 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Quality of Life Living in the Future Communities and Cities Figure 3.2: Quality of life indicators 80 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Quality of Living Rankings by Mercer - 2017 City Rankings RANK CITY COUNTRY 1 Vienna Austria 2 Zurich Switzerland 3 Auckland New Zealand 4 Munich Germany 5 Vancouver Canada 9 Copenhagen Denmark 11 Sydney Australia 12 Amsterdam Netherlands 20 Stockholm Sweden 21 Luxembourg Luxembourg 25 Singapore Singapore 28 Adelaide Australia 38 Paris France 40 London United Kingdom 44 New York City United States of America 47 Tokyo Japan 57 Rome  Italy 71 Hong Kong Hong Kong 74 Dubai  United Arab Emirates 76 Seoul South Korea 85 Taipei Taiwan 86 KUALA LUMPUR MALAYSIA 94 Cape Town South Africa 102 Shanghai China 103 JOHOR BAHRU MALAYSIA 104 Bandar Seri Begawan Brunei 81 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

RANK CITY COUNTRY 104 Bandar Seri Begawan Brunei 106 Muscat Oman 108 Doha Qatar 118 Rio de Janeiro Brazil 126 Kuwait City Kuwait 131 Bangkok Thailand 132 Colombo Sri Lanka 133 Istanbul  Turkey 134 Manama Bahrain 135 Manila Philippines 144 Hyderabad India 143 Jakarta Indonesia 152 Ho Chi Minh City Vietnam 165 Cairo Egypt 166 Riyadh Saudi Arabia 168 Moscow Russia 171 Vientiane Laos 194 Islamabad Pakistan 198 Phnom Penh Cambodia 203 Yangon  Myanmar 199 Tehran Iran 212 Lagos Nigeria 214 Dhaka Bangladesh 231 Baghdad Iraq Table 3.1: Mercer Quality of Living Rankings 2017 82 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.3: Map of Greater Kuala Lumpur / Klang Valley 83 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

A) 74 x 100 square km = 7,400 square km 247 acres x 7,400 = 1,827,800 x 30 people / acres = up to 54,834,000 people at 30 density per acre (*1 km = 247 acres) B) 2016 population of Greater KL = 7,212,572 / 30,572,442 or 24 % of total Malaysian population   AFFORDABLE HOUSINGS Figure 3.4: Conceptual land demarcation of Greater Kuala Lumpur 84 : URBAN MALAYSIA IN GREATER KUALA LUMPUR (KLANG VALLEY) AND PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.5: Land use of Greater Kuala Lumpur 85 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.6: Major urban centres of Greater Kuala Lumpur 86 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.7: Rail transit network of Greater Kuala Lumpur 87 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.8: Public rail transit map of Greater Kuala Lumpur and its vicinity 88 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.9: Highway networks of Greater Kuala Lumpur and its vicinity 89 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

25 sq km = 6,177.6 acres @ 30 density x 6,1776.6 185,328 people / 4 people = 46,332 units (Example)   Figure 3.10: Conceptual layout planning of future township 90 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.11: Major activities in future township 91 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.12: Green lungs in future township 92 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.13: Connectivity in future township 93 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.14: Detailed layout planning of future township 94 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.15: Major components of future township 95 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.16: Location of green parks /pockets in future township 96 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.17: Connectivity in future township 97 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.18: Aerial view of the future township illustration 98 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.19: Aerial view of the future township illustration 99 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES

Figure 3.20: Aerial view of the future township illustration 100 AFFORDABLE HOUSINGS IN GREATER KUALA LUMPUR (KLANG VALLEY) AND URBAN MALAYSIA : PLANNING, ISSUES AND FUTURE CHALLENGES