02/09/2025

TUESDAY | SEP 2, 2025

3 Housing plan sparks affordability debate

o Experts warn integration of schools and clinics in new developments could drive up home prices, especially for B40 and M40 buyers, unless offset by policy support

14%, meaning a RM600,000 unit might increase by RM41,000 to RM81,000, adding between RM180 and RM360 monthly to a 35-year mortgage.” Najib stressed that feasibility depends on clear government policy defining operational and maintenance responsibility. “If developers must maintain schools or clinics, obligations increase and residents’ service charges may rise.” He noted that in other countries, governments often share costs through subsidies or direct operation. “Malaysia could adopt similar models. For example, developers build only the shell, while government funds the fit-out and runs the facilities. “Subsidising schools and clinics would prevent cost inflating service charges,” he said.

require regular upkeep. If borne by joint management bodies, service charges and sinking funds could climb,” he said, calling for clarity on who would shoulder such costs. Universiti Teknologi Malaysia associate professor in Property Economics and Finance Dr Muhammad Najib Razali said the proposal is timely, bringing Malaysia closer to global practice of compact, liveable communities. “Embedding essential facilities reduces reliance on cars while improving access to education, healthcare and places of worship,” he said, but warned of significant price impacts. “Conventional schools cost about RM1,025 to RM1,135 per sq metre in 2020. Vertical schools need more complex structures and fire-safety systems, pushing costs higher. Developers are unlikely to absorb this. Home prices could rise 5% to

Ű BY HARITH KAMAL newsdesk@thesundaily.com

reach,” said Ishak, who is also the managing director of IM Global Property Consultants. He suggested public-private partnerships, density bonuses, tax incentives and phased construction to balance the impact. “Allowing higher plot ratios or density in exchange for facilities could help developers offset costs through increased revenue.” But without support, Ishak warned, developers may shrink unit sizes, cut non-essential features or delay launches. Long-term maintenance also poses questions: “Lifts in schools or community clinics

Malaysian Institute of Property and Facility Managers president Ishak Ismail said mandatory facilities would inevitably push up developers’ capital expenditure, posing a particular challenge for affordable housing projects already operating on slim margins. “High-end projects may absorb or redistribute costs, but affordable schemes lack that flexibility. Beyond schools, requirements for healthcare facilities, lifts in vertical schools and other public amenities could raise costs further, hitting the B40 and M40 hardest. Even small price increases risk putting homeownership out of

PETALING JAYA: The government’s plan to require schools and public amenities in large-scale housing projects under the 13th Malaysia Plan has sparked debate over whether affordability, especially for first-time buyers, can be sustained. While many welcome the integration of schools, healthcare and community facilities into housing developments, property experts caution that the extra costs may ultimately filter down to buyers if not carefully managed.

Parents weigh risks of stacked learning facilities

PETALING JAYA: Plans to introduce vertical schools in large-scale housing projects are stirring debate, with parents and the public weighing the convenience against concerns over safety, space and cost. Nurul Hanim Zulkifli, 33, a mother of two, said having a vertical school within walking distance would make daily drop-offs and pick-ups easier. “I like the idea of a school closer to home, especially in a busy city like Kuala Lumpur. “But my biggest concern is safety. Kids running across multiple floors and using lifts – accidents could happen.” Nurul, citing recent bullying cases nationwide, said the prospect of such incidents in high-rise schools was worrying. “With tall buildings and crowded classrooms, I worry about severe bullying. The possibility of a child getting seriously hurt in that kind of environment is something every parent fears.” She also pointed to potential financial implications. “I think it’s a good idea, but people would be concerned about the cost. If I lived in a complex with a school built in, even a small increase in maintenance fees or housing costs – which seems likely – could make it harder for families like mine to cope.” For those outside major cities, vertical schools appear less relevant. Muhd Faiz Latiff, 34, from Kuala Pilah, Negeri Sembilan, said the concept is “more suitable for cities where land is scarce.” “I’ve read about vertical schools, but honestly, it doesn’t make much sense for smaller towns. Here, conventional schools are simpler and more practical. “Having schools close to residential areas is a benefit, but outdoor facilities remain essential. I don’t see how a vertical school with limited space can provide that.” He added that logistical issues could also be a hurdle. “If there’s no field, students may have to travel further to play sports, like in a community field. That could lead to extra costs.” Young parents without children also shared their views. Helmy Imran Hazmi Roslee, 26, said vertical schools are a smart solution for overcrowded urban areas but stressed that safety and traffic management must come first. “In cities, where land is limited and schools are packed, vertical schools make sense. I can already imagine the chaos during drop-offs and pick-ups if everyone uses the same entrance. Traffic could get really bad, not just for parents, but for the entire neighbourhood.” – By HARITH KAMAL

Promise and pitfalls of vertical schools PETALING JAYA: The concept of vertical schools may look promising on paper, but experts warn that careful planning and active parental engagement are crucial if the government’s plan to make them mandatory is to succeed. playgrounds and open spaces. “The Education Ministry needs to explain the concept clearly. Parents may expect big compounds and fields, but vertical schools will look very different – smaller sites, limited playgrounds and more indoor facilities such as gyms or halls.” Vertical schools offer timely solution to overcrowding in urban areas, says education expert. – ADAM AMIR HAMZAH/THESUN

Traffic management is another concern. Najib warned that school drop-off and pick up times could clash with peak residential traffic. “Solutions include independent access points, safe pedestrian zones and dedicated drop-off areas in line with Public Works Department guidelines,” he said. Najib added that integrating schools into housing projects requires clarity on maintenance and operational responsibilities. “If developers are expected to maintain schools, costs could be passed on to residents through higher service charges. Without clear policies, the risk rises and developers may cater only to higher-income buyers,” he said. On July 30, the Education Ministry said guidelines for vertical school development had been finalised and would be presented to Cabinet. The guidelines are expected to cover key principles including accessibility, safety and design standards. As of now, no further updates have been announced. – By HARITH KAMAL

Universiti Kebangsaan Malaysia education expert Dr Anuar Ahmad said vertical schools offer a timely solution to overcrowding in urban areas, where land for conventional campuses is increasingly scarce. “I personally feel this is a good proposal. At present, we face serious overcrowding in major cities, with some classrooms packed beyond capacity.” He noted that relying on vacant land alone could push new schools far from residential areas, inconveniencing parents and raising transport costs. Vertical schools, in contrast, can be built within communities, reducing travel time and improving safety. However, Anuar cautioned that parents must understand how these schools differ from traditional campuses with sprawling

He stressed that engagement with experts – from child psychologists and sociologists to architects and health specialists – is vital. “What looks practical to adults may not be suitable for children. Input on child development is essential to ensure vertical schools genuinely benefit students.” From a technical perspective, UTM associate professor Dr Muhammad Najib Razali said vertical schools are feasible but demand robust planning. “This includes fire and life-safety systems, multiple staircases, independent entrances, rooftop or terrace play areas and dedicated lifts. Shared facilities such as gyms or auditoriums could also serve the wider community after hours,” he said.