Is This FAM’s “Administrative Error”?

 

The Football Association of Malaysia (FAM) says an “administrative error” is to blame for its dispute with Fifa over the heritage of seven naturalised Malaysian footballers recently sanctioned by the world football governing body. Fifa’s disciplinary committee said contrary to documents submitted by FAM claiming the players’ grandparents were born in Malaysia, the global football body’s investigation found original records indicating they were born in Spain, Argentina, Brazil and the Netherlands. 

However, FAM said that the players involved are legitimate Malaysian citizens and insisted that Fifa’s depiction of the players was “inaccurate”. FAM added that it is currently preparing an appeal to Fifa using the original, valid documents which have been certified by the government, adding that it remains committed to upholding the integrity of Malaysian football based on “verified facts and authentic documents”.

 

Source: https://en.wikipedia.org

On Sept 26, Fifa’s disciplinary committee fined FAM 350,000 Swiss francs (RM1.9 million), while each of the seven players were suspended for 12 months and fined 2,000 Swiss francs (RM11,000). 

Following the sanctions, FAM cited a “technical error” in the documents submitted to field the players – Gabriel Felipe Arrocha, Facundo Garces, Rodrigo Holgado, Imanol Machuca, Joao Figueiredo, Jon Irazabal and Hector Hevel – in a 2027 Asian Cup qualifier against Vietnam. 

Recently, Fifa released the full grounds of judgment for its decision to sanction FAM and the seven footballers, all of whom featured in Malaysia’s 4-0 win against Vietnam on June 10. Fifa said its secretariat obtained the original birth certificates of the players’ grandparents directly from foreign registries and compared them with those filed by FAM, and that it was “comfortably satisfied” that the documents were forged after finding “sharp contrasts” between the originals and those sent by FAM. The results showed that details in the players’ ancestral records had been altered, with their grandparents’ birthplaces changed from Spain, Argentina, Brazil, and the Netherlands in the original documents to places in Melaka, Penang, Johor, and Sarawak. The committee also questioned the thoroughness of JPN’s verification process, this after JPN director-general Badrul Hisham Alias said the department could not retrieve the original handwritten birth records of the players’ grandparents from historical archives. 

Fifa remarked this revelation “an indication that the Malaysian government’s validation process may not have been based on original documents”, adding that it “calls into question the thoroughness of FAM’s verification process”. Unless we have good answers and not “administrative error” or “technical error” it cannot substantiate or support FAM’s current position. It is pointless to appeal unless new, credible evidence is presented. 

So, is FAM following the “end justifies the means” philosophy or holds to the highest level of integrity? Is Madani supporting FAM? And where is PAS or Bersatu on this? Instead of alcohol, parties or celebratory champagne, couldn’t they ask for integrity? We must send a unanimous message: all sports bodies must be held to the highest standards of transparency and accountability; cheating and corruption must be uprooted at every level. 

References:

FAM insists ‘administrative error’ to blame for dispute over players’ heritage, FMT Reporters, FMT, 7 October 2025 

Heads must roll over Fifa verdict, Ravindran Raman Kutty, FMT, 8 October 2025

Mini Retirement at Age 46?

 

About half of affluent Malaysians plan mini retirements of one to two years, with 53% eyeing two or three such breaks starting around age 46, according to HSBC's quality of life survey. The survey polled 10,797 affluent investors aged 21 to 69 across 12 markets, with investable assets of US$100,000 to US$2 million (RM420,800 to RM8.42 million). 

The survey found that affluent Malaysians also intend to take mini retirements — extended career breaks taken to travel, pursue hobbies or spend time with family — once every seven years throughout their careers. It is an intentional pause that differs from a sabbatical, as it typically lasts longer (between six and 12 months on average) and can lead to significant life changes such as a new career path.

 

Source: https://www.wikihow.fitness/Sea-Walk

They expect to spend an average of US$309,000 (RM1.3 million) on a mini retirement — below the global average of US$339,800 but higher than in Australia (US$299,000) and Taiwan (US$233,000), said HSBC Malaysia. This represents about 31% of their traditional retirement savings, a smaller ratio compared with markets such as India (93%), Indonesia (52%), United Arab Emirates (37%) and China (34%). 

In Malaysia, 77% of respondents believe taking a mini retirement improves their quality of life, with top motivations being spending quality time with family (40%), focusing on personal well-being (36%), and travelling without constraints (29%). 

Among the key concerns of the respondents are financial security (42% of respondents), family responsibilities (33%) and potential career setbacks (31%).  Nevertheless, 71% expressed confidence in their financial readiness, with personal savings (55%), dividends and capital gains (52%), and rental income (36%) as their primary funding sources. The survey also found that about 61% of Malaysians prefer to take their mini retirements locally, though Singapore (31%), Japan (25%) and Australia (21%) ranked as the top overseas destinations. 

The perspective of this age group (in mid-40s) is quality of life rather than “gathering” for eventual retirement. The difference is perhaps also courage to take a break in mid-stream of a promising career, unless of course you have taken VSS. 

Reference:

Half of wealthy Malaysians plan mini retirements by age 46 — HSBC survey, Anis Hazim, theedgemalaysia.com, 30 September 2025 

Malaysia’s Trade Declines on External Uncertainties

 

Malaysia’s imports declined by 5.9% in August, mainly from reduced intermediate goods which made up over half of total imports. Exports rose modestly by 1.9% to RM131.6 billion, mainly supported by demand for electrical and electronics (E&E), machinery and equipment, optical and scientific instruments, and palm oil and palm-based agricultural products. E&E remained the largest export segment, accounting for nearly half of total exports, underpinned by structural demand for semiconductors as artificial intelligence adoption accelerates. However, the modest overall growth underscores the fragility of global trade conditions, which are likely to persist into year-end.

 

Source: https://en.wikipedia.org

 

Malaysia’s manufacturing sector showed tentative signs of recovery. The S&P Manufacturing Purchasing Managers’ Index edged up to 49.9 in August from 49.7 in July, marking the highest reading since June 2024. Industrial production rose 4.2% y-o-y in July, led by mining (+4.3%) and manufacturing (+4.4%), suggesting a gradual rebound in output. Meanwhile, the services sector continued to support domestic growth. Wholesale and retail trade volume expanding 4.6% y-o-y in July, the fastest pace since March. Key contributors included specialised wholesale and automotive fuel sales, reflecting steady consumer demand and inventory restocking.

 

Headline inflation remained subdued. The Consumer Price Index (CPI) rising slightly to 1.3% in August, driven by the food and services segments. Transport inflation eased further, aided by lower fuel prices and the absence of significant tariff pass-through. Importantly, the electricity tariff rationalisation has not resulted in high inflation. MARC Ratings in its report expects CPI to remain below the 2.0% threshold for 2025.

 

The ringgit stabilised at USDMYR 4.22 by 25 September (end-August: 4.23). This follows the Federal Reserve’s (Fed) quarter-point rate cut, its first since December 2024. During the same time, the Dollar Index (DXY) strengthened 0.8% month-to-date to 98.6, due to slightly positive signs from the labour market and revised 2Q2025 gross domestic product data, rebounding from a more than three-year low of 96.6 on 16 September following the progressively dovish expectations since the Jackson Hole Symposium in August. As of end-September, the markets are pricing in one rate cut over the next 12 months.

 

Malaysia’s capital market recorded softer net foreign outflows of RM354 million in August. A “softer” last quarter could be expected and lower GDP (for 2025) of 4-4.5% p.a. is anticipated. Inflation remains benign for now especially with the RON95 subsidy remains applicable to all Malaysians. Moving forward, there are more uncertainties gathering in the global environment, and 2026 will be a year of reckoning. Holding cash (or its equivalent) will be a good strategy to cushion unforeseen shocks – not the time for more debt!

 

Reference:

Monthly Review: Malaysia’s Trade Declines on External Uncertainties, MARC Ratings Berhad, 2 October 2025

Another Property Glut in Malaysia? (Part 2)

 

In the residential segment – which in our analysis includes service apartments from the commercial segment as well – total overhang properties rose to 44,794 units worth some RM30.87bil as at the end of 1H25, up from 42,713 units valued at RM29.64bil as at the end of last year, representing an increase of 4.1% in volume and 4.9% in value. Measured against 1H24, the number of overhang properties increased by 2.3% year-on-year (y-o-y), but total overhang value fell by 2.1% y-o-y.

 

The increase in overhang properties in 1H25 was mainly from the residential segment, which grew to 26,911 units valued at RM16.44bil, against 23,149 units worth RM13.94bil at the end of 2024 – an increase of 16.3% in volume and 17.9% in value. When compared with 1H24, the total overhang in the residential segment jumped by 18.9% and 15.4% in total volume and value, respectively.

 

Interestingly, Napic has also provided an update on the status of unsold completed or overhang properties based on ageing analysis. To recap, a property is deemed to be part of the overhang statistics if a property development project is completed but units remain unsold more than nine months after the project is launched. More than two-thirds of the completed unsold properties have been on the market for more than five years. That’s really the downside.

 

If the current backlog is not worrying enough, a further 62,753 units are at risk of slipping into the overhang category. These units are classified as "unsold under construction" — homes that are being built but have yet to find a buyer. Almost 30 per cent (17,211 units) were homes priced between RM200,001 and RM300,000.

 

The second-highest group comprised 8,794 properties (14.0 per cent) priced between RM400,001 and RM500,000, followed by 8,579 (13.7 per cent) priced between RM300,001 and RM400,000.

 

By state, Selangor recorded the highest number of "unsold under construction" units at 10,359 (16.5 per cent), followed by Perak with 7,640 (12.2 per cent) and Johor with 7,559 (12 per cent).

 

In addition to current overhang and unsold units under construction, another 13,315 homes — already approved by local authorities but not yet built — were unsold in the first quarter.

It is only a matter of time before this stockpile moves into the "unsold under construction" status. The largest share — 3,152 units or 23.7 per cent — were in the RM200,001 to RM300,000 range. The second-highest were in the RM300,001 to RM400,000 segment at 2,673 units (20.1 per cent), followed by the RM400,001 to RM500,000 range at 2,305 units (17.3 per cent).

 

Most units comprised condominiums/apartments at 7,593 units (57.0 per cent). By state, the Federal Territory of Kuala Lumpur led the status with 3,392 units (25.5 per cent), followed by Penang at 2,097 units (15.7 per cent) and Selangor at 1,649 units (12.4 per cent).

 

Nevertheless, prices remain “sticky” downward. The usual expectation that supply and prices will adjust to demand seems in suspension. The fault is not just the Ministry but a whole number of actors – local governments, developers, banks and just “greed” by some consumers who purchase to hold. Hopefully, we are not leading to the 2008 U.S. property bubble and cause a banking crisis!

 

References:

Nearly 100,000 homes remain unsold in the first three months of 2025, Aliza Shah, Iylia Marsya Iskandar, New Straits Times, 1 September 2025

 

The sticky stats of overhang properties, Pankaj C. Kumar, The Star, 20 September 2025

Harimau Malaya or Harimau Import?

 

The Football Association of Malaysia’s (FAM) dispute with the International Federation of Association Football (Fifa) has escalated from a sporting controversy into a full-blown crisis of integrity. What began with allegations of irregularities in player documentation has now exploded with accusations of forgery and cheating. 

This crisis stands in stark contrast to FAM's initial, defiant posture. When allegations first surfaced after Malaysia's 4-0 victory over Vietnam in June, secretary-general Noor Azman Rahman insisted that “all procedures were conducted properly” and denied any wrongdoing. That night of glory, which even impressed Prime Minister Anwar Ibrahim, has now crumbled. It has become a symbol of poor governance, deception, and shattered credibility.

The heart of this problem lies in FAM’s shifting narrative. The association has moved from a stance of “we made no mistake” to attributing the scandal to a “technical error” in the documentation for seven heritage players. This is an inadequate response.

 

Source: https://en.wikipedia.org

FAM, as an institution, must bear ultimate responsibility. Even if individual officials did not personally falsify documents, the association’s administrative systems demonstrably failed. They allowed forged submissions to be prepared, reviewed, and presented to the world's governing body. An admission of “flawed submissions” is a pivotal moment, but blaming administrative staff is a transparent and weak excuse that will hold no water with Fifa. The responsibility rests squarely with the FAM officials who signed off on these documents; it was their fundamental duty to verify their authenticity. The damage, however, is already extensive. Accusations of document falsification have tarnished not just FAM, but Malaysia's international standing and its system of governance. We are making global headlines for all the wrong reasons. 

The truth is Malaysian football has been running on political theatre, not planning. Money keeps flowing in but results stay flat. Instead of producing a new Mokhtar Dahari, Soh Chin Aun, Santokh Singh and ‘Spiderman’ V. Arumugan, we produce controversies that make international headlines. (And we even have a Mat Salleh as CEO of Harimau Malaya) 

Until we stop searching for foreign saviours and start building real structures from the bottom up, Malaysian football will keep playing its favourite formation: one step forward, two scandals back. 

References:

COMMENT | Will FAM take up offer for redemption? R Nadeswaran, Malaysiakini,
30 September 2025 

From Harimau Malaya to Harimau Import: A sad tale of lost priorities, embarrassing outcome, Jonathan Liew, Focus Malaysia, 30 September 2025

 

Fifa’s Red Card: Naturalised Players?

 

A storm of denial, questions, and confusion has erupted following sanctions by the world’s football governing body, Fifa, against the Football Association of Malaysia (FAM) and seven players. 

The term “naturalisation” in the footballing context often refers to players gaining a new nationality specifically to play for a country with which they have no prior biological ties, relying solely on the residency or naturalisation certificate.

 

Source: https://en.wikipedia.org

Article 19(3) of the Federal Constitution outlines a stringent residency requirement for naturalisation - an aggregate of 10 years out of 12 years, including the 12 months immediately before application. The home ministry’s website also cites a requirement for adequate knowledge of the Malay language. 

In the past, several foreign players were given citizenship. This prompts critical, unanswered questions: 

·                  How many of the sanctioned players had resided in Malaysia for over a decade?

·                  How many possess adequate Malay language skills?

·                 Given that Malaysia does not recognise dual citizenship, did these players formally renounce their original citizenships - Brazilian, Spanish, and Argentine to obtain “instant Malaysian citizenship”? 

The team included Corbin Ong (Barbadian father), Dion Cools (Belgian father), Junior Eldstål (Swedish father), Brendan Gan (born in Australia), Matthew Davies (born in Australia), Endrick Dos Santos (born in Brazil), Paulo Josue (born in Brazil), Romel Morales (born in Colombia), Stuart Wilkin (born in England), Daniel Ting (born in England), Darren Lok (born in England), Dominic Tan (born in Singapore), Natxo Insa (born in Spain), and Mohamadou Sumareh (born in The Gambia). 

Like instant noodles, there is also something called instant citizenship – courtesy of the generosity of the National Registration Department and the Home Ministry, who are willing to, not even circumvent, but break the law. 

People have waited for years, if not decades, for their citizenship despite having been born in Malaysia.  The current crisis is not a sudden shock, but foreseeable collision between the pursuit of competitive advantage and the strict, often conflicting, legal frameworks that govern international sport and national sovereignty. 

There is need for a catharsis - to be transparent and admit our mistakes and look for long-term solutions for football in Malaysia. If you ask FAM, they will organise a National “Football Summit”! 

Reference:

COMMENT | Fifa's red card: Naturalised players, national team in crisis,

R Nadeswaran, Malaysiakini, 28 September 2025

Survey Shows Malaysians are Happy, Highest in Kluang!

 

The Malaysia Happiness Index (MHI) 2024 recorded an overall score of 7.60, placing Malaysians in the happy category, said the Statistics Department (DOSM). For the first time, the report has been published at both state and administrative district levels, enabling more targeted and locally grounded assessments.

 

Sixteen state-level reports were produced, with Terengganu (8.64), Johor (8.08), and Negeri Sembilan (8.01) classified as very happy. A total of 36 districts were also classified as very happy with index scores ranging from 8.02 to 9.83, with Kluang recording the highest score at 9.83, followed by Raub (9.52) and Mersing (9.50). (I am living in the wrong city – KL). Happiness scores in urban (7.61) and rural areas (7.56) show a remarkably small disparity, indicating similar levels of well-being.

 

Source: https://en.wikiversity.org

 

DOSM said the outcome marks a significant milestone in assessing national social well-being, in line with Malaysia’s inclusive, people-driven, and evidence-based development aspirations. The MHI 2024 is based on the Malaysia Happiness Survey, which measures happiness across four dimensions: physical, social, emotional, and spiritual. The index comprises 94 indicators grouped into 13 components, making it one of the most comprehensive social statistics tools for evaluating the quality of life.

 

Findings show that the Religion and Spiritual (8.69) and Family (8.64) components are the strongest contributors to national happiness. Meanwhile, Culture (6.22) recorded the lowest score, though it still falls within the happy category. Demographically, females (7.62) reported higher happiness levels than males (7.57), and the 15 to 19 age group (7.79) emerged as the happiest cohort. This is according to the Chief Statistician.

 

But several questions arise; if they are happy, why do they gravitate to the Kelang Valley? What about Sabah and Sarawak? And where are the least happy places? And why? And if one is happy in Malaysia, why do they leave for Singapore, Australia, US or Canada? Which profession gives the most “happiness”? Certainly, the survey is a good step forward, but more needs to be done! And will policy follow such surveys?

 

Reference:

Survey shows M'sians are happy, highest in Kluang - Stats Dept, Malaysiakni/Bernama, 12 September 2025

Budget 2026: A Micro Perspective?

Cost of living pressures remain a real and widespread concern for Malaysians. Businesses have been facing increased costs across multiple areas, impacting their operating costs and profit margins, and are adopting a cautious investment approach. The pressure comes from rising labour costs, energy prices, raw-material prices, and even increased compliance costs such as e-invoicing, environmental, social and governance standards, the expanded sales and service tax, Employees Provident Fund (EPF) contributions for foreign workers, port charges, and electricity and water tariffs hikes.

 

The budget’s priorities must be to lift household and business sentiment, securing social wellbeing, unleashing growth, infrastructure projects, advancing investment in high-growth high-value (HGHV) sectors, empowering small businesses, developing workforce skills, the green and blue economy, fostering youth potential as well as empowering women.

 

Source: https://belanjawan.mof.gov.my/en/

 

Target of a fiscal deficit of between 3.3% and 3.5% of gross domestic product (GDP) in 2026 is likely, a reduction from the estimated 3.8% of GDP for 2025. Gross development expenditure is budgeted to increase by 3.5% to RM88bil 2026 against the RM85bil in 2025. At worst, no change in the amount (RM85b).

 

The allocation and distribution of Sumbangan Asas Rahmah or Sara and Sumbangan Tunai Rahmah assistance is expected to see higher amounts and improvement benefitting 8.8 million recipients, involving an allocation of RM15.5bil, against RM13bil in Budget 2025.

 

The tourism sector, which received nearly RM550mil in Budget 2025, will be allocated at least RM300mil to RM400mil to boost tourism for Visit Malaysia Year 2026. The construction sector will benefit from the people-centred projects, public transportation and infrastructure such as highways, ports and roads. Home Ownership Campaign 2.0 will be extended to Dec 31, 2026, with first-time home buyers receiving a 100% stamp duty exemption for properties priced RM500,000 and below. Civil servants, estimated at 1.7 million or 10.2% of total employment, will enjoy a salary adjustment of 7% in the second phase of the revised Public Service Remuneration System, costing RM5bil. Financial assistance payments of RM500 for civil servants in Grade 56 and below, and RM250 for pensioners is set to cost around RM1bil.

The government will review the mandatory retirement age from 60, adapting to an ageing population while introducing changes to the EPF through a new scheme to provide monthly payouts to retirees.

 

Malaysia’s tax rate (24%) is considered uncompetitive compared with Singapore (17%), Vietnam (20%), Thailand (20%), and Indonesia (22%). Why don’t we reduce corporate tax rate to 20% while introducing the Tobin tax, excess profit tax for a wider group and “prosperity” tax on the top 1% of individuals.

 

Supporting SMEs comprehensively across multiple fronts is essential as they form 98.4% of total business establishments. SMEs have already been burdened with substantial increases in business and operating costs. Tax relief for first RM2.5m will be helpful and thereafter at 15%.

SMEs’ support should encompass providing accessible and varied financial instruments like grants and loans for innovation and research, export capacity, talent acquisition and retention, and sustainability initiatives and green technology adoption as well as artificial intelligence (AI).

 

As Lee Heng Guie suggests, the government can consider enhancing the Reinvestment Allowance and Investment Tax Allowance by increasing both the qualifying capital expenditure allowance rate and the percentage of statutory income to be set off to encourage reinvestment or continued investment. Review also the matching basis and maximum reimbursable amount of Domestic Investment Accelerator Fund.

 

Although tax incentives for research and development are available in Malaysia, there is room to fine-tune the definitions, qualifying conditions and approval processes. Offer an enhanced tax deduction for research and development expenses like Singapore at 250% to 400%, along with capital gains tax exemptions for investments in innovative startups.

 

To maintain momentum for solar adoption and renewable energy, the budget should consider extending the Net Energy Metering (NEM) programme (up to 300MW for businesses through NEM NOVA; and an additional 150MW for residential NEM Rakyat users) beyond its June 30 expiry; introduce financial incentives to accelerate household battery adoption, provide full exemptions on import duties and sales taxes for key renewable energy components, including solar panels, inverters, and battery energy storage systems (BESS); and introduce a Green Personal Tax Relief category for individuals, allowing tax deductions for new investments in solar panels, BESS, and electric vehicle charging equipment installed at private residences. The relief can be structured as RM5,000 per year up to a lifetime cap of RM20,000, or offered as a one-off RM30,000 tax deduction.

 

There are many other incentives one could propose but a comprehensive annual plan must take us on the road to a more developed nation. That will be the job of a good FM.

 

Reference:

Budget 2026: Hope in a time of uncertainty, Lee Heng Guie, The Star, 12 Sept 2025

Another Property Glut in Malaysia? (Part 1)

According to a recent NST report, Malaysia may be heading for another property glut, this time with almost 100,000 residential units — comprising completed, under construction and yet to be built homes — having no buyers in the first three months of 2025. 

Based on data from the National Property Information Centre (Napic), which records development approvals granted by local authorities, homes in the "affordable" bracket, priced between RM200,001 and RM300,000, account for the largest overhang, trailed closely by those in the RM300,001–RM400,000 range.

 

On an optimistic note, the bulk of these homes are still under construction or have yet to be built, which gives developers time to secure buyers.

 

However, if left to grow unchecked, this may result in abandoned units.

 

According to Napic, in the first quarter of this year, 12,498 new residential units were launched nationwide, with 1,351 units or 11 per cent sold within the first three months — figures that appear pleasing at first glance.

 

Properties priced between RM400,0001 and RM500,000 accounted for the largest share at 3,348 units (26.8 per cent), followed by those between RM200,001 and RM300,000 at 2,233 units (17.9 per cent), and RM300,001 and RM400,000 at 2,002 units (16.0 per cent).

 

Almost 40 per cent (4,853 units) of the units launched were two- and three-storey terraced houses, followed by condominiums/apartments at 27.2 per cent (3,396 units) and single-storey terraced houses at 22.5 per cent (2,815 units).Johor recorded the highest number of launches with 3,194 units, followed by Selangor (2,129), Negri Sembilan (1,838) and Perak (1,812).

Overhang units are defined as "completed properties" that have been awarded a certificate of completion and compliance by the local authorities, but remained unsold for more than nine months.

 

According to Napic data, there were 23,515 such units nationwide in the first quarter of 2025. What should trigger concern is the "affordable" homes priced between RM200,001 and RM300,000 accounting for the largest share at 4,861 units, or 20.7 per cent. This is compounded by the 4,201 units (17.9 per cent) in the RM300,001 to RM400,000 segment and 3,024 units (12.9 per cent) in the RM500,001 to RM600,000 range.

 

Condominiums and apartments dominated the overhang status with 13,386 units, accounting for 56.9 per cent, while two- and three-storey terraced houses recorded 3,560 units, or 15.1 per cent.

 

Perak stood out for having the highest number of unsold completed homes in the RM200,001 to RM300,000 range with 1,254 units. This was followed by Kuala Lumpur with 880 units, Pahang (647) and Penang (624). In Melaka, the market is dire — the bulk of overhung homes was in an even lower price range, where 181 units between RM100,001 and RM200,000 were left unsold. 

 

The Napic data showed that the median house price in the first quarter was RM359,000, but the Statistics Department found that the national median household income was just RM6,338 a month.

Going by Bank Negara Malaysia's median multiple measure — which considers a home to be affordable if it costs no more than three times the median annual income — the affordability ratio for most Malaysian households would stand at 4.72, which is well above the threshold.

 

A household needs to earn about RM9,972 a month to afford a home with a median price of RM359,000. However, based on the statistics, the median price of houses that most Malaysian households could technically afford is RM228,168 only. The gap is especially significant in Sarawak, where households earned a median of just RM4,978 a month, but the median price of houses there was RM395,000, which is higher than the national price.

 

In Johor, which had the largest number of new launches, households earning a median of RM6,879 a month had to contend with a median house price of RM450,000. Even more perplexing is the RM500,000 and above price tag for 2,015 newly launched units, putting them far out of reach for typical income earners.

 

Penang had the most overhang of high-end units, with 646 priced above RM1 million remaining unsold. The state's second-highest unsold category was surprisingly in the RM200,001 to RM300,000 range.

 

Sabah showed a similar pattern, recording 559 unsold units in the RM500,001 to RM600,000 bracket and 446 units priced above RM1 million. In Selangor, the overhang was also concentrated in high-end homes, with no takers for 375 units costing between RM500,001 and RM600,000 and 327 units above RM1 million.

 

What can we do? Three options:

(i)              Do nothing.

(ii)            Re-align approvals for future development; or

(iii)          Create a nationwide “property bank” to purchase and re-sell properties.

For (iii) to work, substantial funding is required from public and private sectors. Will that happen? Not in the immediate future!

 

References:

Nearly 100,000 homes remain unsold in the first three months of 2025, Aliza Shah, Iylia Marsya Iskandar, New Straits Times, 1 September 2025

 

The sticky stats of overhang properties, Pankaj C. Kumar, The Star, 20 September 2025

KLIA: International Hub or Two Airports?

Malaysia’s main international gateway has been slipping in service quality. KLIA is now showing cracks in planning, maintenance and passenger management. 

Both terminals seem overcrowded, KLIA 2 more than KLIA 1. While strong passenger traffic reflects healthy demand, growth without matching upgrades only magnifies weaknesses. Arrival halls, especially immigration counters for foreign visitors, are bogged down by long queues.

 

Source: https://upload.wikimedia.org

Within Terminal 1, the aerotrain — connecting the main terminal to its satellite building — has become another issue. Its closure for nearly two weeks in August highlighted how fragile KLIA’s operations have become. For an airport that brands itself as a global hub, even short disruptions erode passenger confidence. Despite the introduction of self-check-in terminals, many of the bag drop counters in the departure halls struggle with long queues. 

The real failure lies in KLIA’s design. There is no seamless way to transfer between Terminal 1 and Terminal 2. The aerotrain does not serve inter-terminals. One must take a bus, Grab or the ERL? Passengers connecting between domestic and international flights must exit through immigration, reclaim their baggage, and then check-in again at the other terminal. This is not just inconvenient; it is a fundamental design flaw that undermines KLIA’s role as a hub airport.

No international gateway forces its transit passengers through this ordeal. Airports in Singapore, Dubai and Doha have long mastered integrated transfers, ensuring speed, reliability and comfort. 

Terminal 2 is under equally heavy strain. Its design feels more like a shopping mall than an airport, with long stretches of retail space and only narrow corridors reserved for passengers.

Once checked in, travellers face an unnecessarily long trek to reach their departure gates — often through winding paths designed to maximise retail exposure rather than passenger convenience. The same ordeal awaits on arrival, where passengers are forced into another long walk before reaching immigration and baggage claim. This “mall-first, passenger-second” approach reflects misplaced priorities. While retail revenue may be important for airport operators, the primary function of an airport is to move people efficiently and comfortably.

 

At Terminal 2, commercial gain seems to have taken precedence over passenger experience, leaving travellers exhausted and dissatisfied. The e-hailing system here is especially poor. At Level 1, passengers waiting for rides are crammed into a poorly designed holding area with inadequate boarding facilities. What makes this worse is the airport operator’s decision to impose a RM2 fee on every e-hailing vehicle entering the pickup zone. 

With thousands of cars passing through daily, the revenue collected is significant — yet no improvements have been made to ease passenger congestion or enhance facilities. 

The recent power outage at Terminal 2 has reinforced doubts about the airport’s maintenance standards. World-class airports invest heavily in reliability and backup systems; KLIA, instead, has been plagued by recurring breakdowns — from aerotrain closures to power failures. KLIA is Malaysia’s front door to the world, yet it is underperforming on nearly every front that matters — efficient transfers, passenger comfort and operational reliability. The absence of inter-terminal connectivity alone is enough to disqualify it from being considered a true hub airport. 

If KLIA cannot provide basic connectivity between its two terminals without exiting immigration or baggage claim, it is no hub airport! We are not in the league with Singapore, Dubai or Doha and we seem happy as things are! 

Reference:

KLIA’s fatal flaw: an international hub without transfers, Rosli Khan, FMT, 8 Sept 2025