Author(s)

AZIM A. AZIZ

Abstract

This paper presents a transformative framework to address Malaysia’s affordable housing crisis, with a targeted focus on the bottom 40% (B40) income group – households earning below RM4,850 (≈USD1,147) per month. This model introduces a secure, 60-year leasehold ownership scheme that enables the urban poor to access dignified, well-located housing with monthly repayments of just RM300 (≈USD71) and no upfront cost. It aims to uplift vulnerable families through secure tenure, integrated urban design and long-term inclusion. The approach is anchored in three principles: affordable family housing, transit-oriented development (TOD) and the 15-minute city concept. Units measuring 850–900 sq. ft. (3 bedrooms) are sited within 400 m of MRT/LRT stations, in walkable neighbourhoods with schools, clinics, groceries, parks, and jobs within a 1.2 km radius. This setup dramatically lowers living costs and enhances community resilience. To ensure viability, the model applies value capture mechanisms, air rights monetization and density bonuses, reducing reliance on recurring government subsidies. A full lifecycle governance model enables long-term sustainability, redevelopment, and family transitions after the 60-year lease period. Environmental measures – such as compact development, green roofs and heat-mitigating corridors – advance Malaysia’s carbon reduction commitments. The programme begins in Greater Kuala Lumpur, Malaysia’s most urbanized region, and will scale nationally. It targets 10,000 housing units annually, forming the backbone of a new housing ecosystem that balances fiscal responsibility, environmental stewardship, and social justice. Ultimately, the B40 housing revolution redefines affordable housing as a dignified right – not a temporary fix – serving as a platform for family stability, inclusive urban renewal and national socioeconomic transformation for Malaysia’s urban poor.

Keywords

affordable housing, B40 Malaysia, urban inequality, leasehold housing, transit-oriented development, climate resilience, 15-minute city