Papers by HASNIYATI HAMZAH
Housing, theory and society/Housing, theory, and society, Mar 5, 2024
About a billion of the world's population live in slum settlements. The poor housing conditions c... more About a billion of the world's population live in slum settlements. The poor housing conditions carry various socioeconomic implications on both the affected low-income groups and the society overall. The issue of inadequate affordable housing for low-income groups is prevalent especially in developing nations which are experiencing rapid urbanisation. Low-cost housing has low effective demand, which is unattractive for private housing developers. Thus, the state has to step in and employ measures to rectify the inequities caused by market failures. State regulation is a form of indirect intervention, used to secure market engagement in adequate and proper affordable housing for the urban poor. In Malaysia, 'low-cost housing' is a specific type of housing meant for low-income groups. Since 1970, low-cost housing has been employed as a measure to promote social cohesion among the multiple ethnic groups. Towards this aim, the Malaysian government has implemented various regulations to boost private low-cost housing supply, including (i) the low cost housing quota requirement on new developments, (ii) building standards to control low-cost housing quality and (iii) enforcement and monitoring procedures governing the lowcost housing development process. These regulations have been reported as cost inflationary and quantity restrictive by a World Bank study that adopted econometric modelling as the main methodology. Nevertheless, little insight was provided on how regulations were mediated by various institutions operating within the Malaysian housing market. Low-cost housing forms about 20 per cent of the total housing stock, with the private sector remarkably supplying two-thirds of the low-cost housing stock. This study examines the regulatory context and institutional dynamics that have resulted in the production of approximately 950,000 low-cost houses. The institutional Structure of Provision (SOP) thesis (Ball, 1983, 1986, 1998, 2003b) approach was adopted to frame a three-tier analysis of lowcost housing regulations in the developing region of Terengganu in Malaysia. Terengganu is a rapidly urbanising State that is facing increased low-cost housing demand despite being overlooked in previous Malaysian housing studies. The SOP framework allows an in-depth analysis of how the Federal low-cost housing policy is rolled out at the State-level by examining the regulatory environment, the behaviour of planners and developers and case studies of actual low-cost housing developments. iii This thesis provides the first comprehensive analysis of the regulatory environment governing the planning and production of low-cost housing in Malaysia. The analyses also identify the institutional structures that have evolved to provide low-cost housing in a previously neglected housing market in Malaysia. The thesis presents the first substantial Malaysian study that explicitly recognises and highlights the role of the State Authority in administering Federal low-cost housing policy. Additionally, the findings strongly suggest that the seemingly opaque set of regulations is tempered by institutional dynamics in the regulatory environment, enabling developers to engage in low-cost housing production. Generally, developers did not show support of deregulation. Rather, both planner and developer interviews emphasised weaknesses in regulatory implementation including communication weakness, technical and support staff deficiencies, political inputs and power play between different agencies. Significantly, developers indicated that they would not provide low-cost housing unless mandated by law. iv Dedication This work is dedicated to my parents Haji Hamzah bin Salleh and Hajah Zaini binti Abdul Latif. v Acknowledgements I must express my appreciation to the Malaysian Government, whose education policy has led to my current PhD undertakings at the University of Auckland. From my secondary school days at Tunku Kurshiah College, the best all-female boarding school in Malaysia, to my tertiary educations at the University of Reading (BSc Land Management, 1996), the University of Aberdeen (Master of Law, 2006) and until presently, my education is undeniably a product of the Malaysian Government's New Economic Policy (NEP, 1971-1990). The nature of my tertiary education, together with my valuation and academic working experiences provided the foundation for this thesis. As the first substantial long-term socioeconomic policy, NEP has far-reaching implications not only over the education system, but also the provision of housing for low-income groups which forms the subject of this thesis. I owe a profound debt of gratitude to my supervisor Professor Laurence Murphy, for his unwavering support, goodwill and intellectual exchanges throughout the production of this thesis. From Day 1, he believed in the thesis topic and had a clear vision of the finished product. His supervision style was strong yet unobtrusive; motivation was provided when morale was low, diversions were corrected upon detection, helpful reading materials were given from time to time and humour was injected at appropriate junctures (sometimes lost in translation). Without his patience and guidance, this thesis would not have been completed on time and on topic. He remains the only supervisor on Level 5 OGGB who personally comes to the postgraduate room to invite his supervisee for supervision meetings. A special word of appreciation is also reserved to my co-supervisor Associate Professor Deborah Levy, for her full support and encouragement conducive to the successful completion of this thesis. Her warmth and kindness in dispensing advice shall be cherished. From time to time, she provided me with insightful gems that have enriched my education far more than she, or even I, can tally. Thank you. From the Department of Property, Mrs. Myriam Benito must be thanked for her friendship and kindness. Our numerous exchanges on Igorot and Malay cultures will remain memorable. Mrs. Noreen Garrad has always dispensed her duties with good cheer. James Young's contribution came in the form of ideas and candies, both always happily received. My sincere thanks also go out to Zhi Dong, Michael Rehm and Olga Filippova. vi My short but fruitful placement with the Terengganu Housing Department of the State Secretariat Office (HDSSO) provided me with valuable information on the operation of the low-cost housing policy in the State. In particular, Haji Hashim Ali must receive my thanks for his assistance, patience and insights during the placement. Encik Jeffri, who uncomplainingly fetched and returned all the files that I used, must also be mentioned and thanked. The Ministry of Higher Education provided the scholarship and the University of Malaya
International journal of property sciences, Aug 30, 2019
In Malaysia, luxury high-rise residence (LHR) is a residential sub-sector that is popular among d... more In Malaysia, luxury high-rise residence (LHR) is a residential sub-sector that is popular among developers due to its perceived high profit margin, especially for limited development land in the city centre. In a housing market characterised by substantial overhang in the luxury segment, an examination of the marketing mix of LHR is timely to enable informed decision by developers. Using Kuala Lumpur's Golden Triangle (KLGT) as the study area, this study examines buyers' perception of the 4Ps of marketing-Product, Price, Place and Promotionof LHR in KLGT. Based on a quantitative approach, a questionnaire survey was conducted on 180 respondents comprising existing LHR owners in KLGT. We found that because the majority of the respondents purchased LHR for investment and own stay purposes, the property elements of LHR were deemed more important than its luxury elements, as reflected in the ranking of the 4Ps attributes. Place was ranked as the most important marketing factor by the respondents, followed by Price, Product and Promotion. This study improves understanding of the 4Ps of marketing for LHR in KLGT whereby property developers should place more weightage on the location and neighbourhood of the LHR rather than relying on pricing and promotional strategies.
Housing Theory and Society, Feb 17, 2016
Abstract The discourse on the meaning of home is largely centred on the Western experiences and p... more Abstract The discourse on the meaning of home is largely centred on the Western experiences and perspectives, producing insights into the economic and psycho-social aspects of home, with less attention on the Eastern context. This paper explores the emotive meaning of home from the perspective of Malaysia, a nation of homeowners. Gurney’s view of home as an emotional “warehouse” framed this inquiry, supporting the notion of feelings associated with the dwelling being created, deposited and drawn by its occupants. This paper represents part of a larger housing study into an alternative housing tenure for Malaysia that argues that the sense of home can be independent of housing tenure. This paper reports the meaning of home as derived from 10 diarists who have been actively involved in creating the “home” and were therefore capable to describe the process of emotional appropriation of their lived space. Findings suggested that the process of assigning meaning to home was dependent on diarists’ feelings, perceptions, attachments and relations regarding their lived space. Diarists mainly associated their emotive construction of home with family-centred activities and space, which took place in both the micro-sense (within the dwelling) and the macro-sense (the neighbourhood).
Urban Studies, Jul 16, 2019
The 'bamboo network' is used to conceptualise the investment flow into China from the Chinese dia... more The 'bamboo network' is used to conceptualise the investment flow into China from the Chinese diaspora, particularly those who resided in Southeast Asia. However, global economic events have decimated the wealth of overseas Chinese whilst mainland Chinese businesses prospered, resulting in what is now reimagined as the 'reverse bamboo network'. In Iskandar Malaysia (IM), which is a transnational economic region bordering Singapore, the foreign direct investment in housing (FDIH) from China has surpassed that of IM's more prosperous neighbour Singapore, yet the interscalar interactions between market and actors in FDIH have yet to be unpacked. The aim of this paper is to examine how mainland Chinese developers operate within a bamboo network country by arguing that the similar socioculture helps in moderating institutionalised barriers, such as the unfamiliar legal framework and local personnel management. Framed by the 'reverse bamboo network' argument and underpinned by the sociocultural explanation, this paper explains the spatial and business transformations caused by FDIH from China. Data and information from desk research and fieldwork are used to construct macro-, meso-and micro-level dialectics in the paper. Ultimately, this paper argues that the sociocultural dialectic provides a complementary explanation of transnational shapers of the urban space in IM, and having political and cultural allies in the host country could tremendously improve business operations of international developers.
Geografia, May 29, 2018
Since independence, the Malaysian government has supported home ownership among the people based ... more Since independence, the Malaysian government has supported home ownership among the people based on civil stability and economic growth factors. However, local policy and research rarely distinguish the type of home ownership i.e. absolute, partial and mortgaged ownership, when the majority of ownership is with mortgage. Ownership with mortgage is not absolute until the loan is fully paid. Homeowners' wellbeing depends on the ability to repay the loan and housing costs. Therefore, studies on home ownership need to be guided by a framework that contains the correct definitions, concepts and theories to avoid erroneous conclusions on the achievements of Malaysian home ownership. This study aims to present the issues caused by the mortgaged home ownership system and propose long-term solutions. The methodology of the study is based on the Structure of Housing Provision approach by Ball (1986) and used a heuristic analysis of secondary data supported by literature review. Generally, it was found that mortgaged home ownership caused uncontrollable house price escalation and contributed to the critical level of household debt. The main contribution of this study lies in the use of an accurate conceptual lens to yield the actual representation of home ownership, therefore rectifying the perceptions of policy makers and researchers on home ownership in Malaysia. Six long-term solutions are proposed to improve the sustainability of the housing sector namely paradigm shift regarding housing and home ownership, housing finance and law education, house purchase and price control, strengthening the private rental sector, strengthening the public rental sector and introduction of intermediate tenures.
PLANNING MALAYSIA JOURNAL, Dec 10, 2022
Built environment undergraduates are future professionals who will shape cities in the future. No... more Built environment undergraduates are future professionals who will shape cities in the future. Normally, they acquire adequate, relevant and current industryrelated knowledge during their study. Yet, the COVID-19 pandemic has replaced their normal learning process with emergency online learning that must be navigated by educators and students alike. Under normal circumstances, the programme syllabi and materials are designed for conventional face-to-face learning specific to the future profession. The physical and social restrictions related to COVID-19 prevention have thrusted upon the built environment students learning limitations that are specific to their field. This paper aims to explore the experiences of real estate and urban planning students during the emergency online learning period not only to document the students' experiences but also to inform on future curricula development. A constructivist-based qualitative approach was adopted, with qualitative data collected from an online open-ended questionnaire on real estate and urban planning students. Using the framework by Khalil et al. (2020), a thematic content analysis was conducted around four core themes: (1) educational impact, (2) time management, (3) challenges encountered, and (4) preferences for the future. The findings support future syllabi that are emergency-resilient and can ensure professional education that is highly adaptable in emergency situations.
Geografia, Feb 22, 2019
Indebtedness carries negative stigma, connotation and implication within the society, yet there i... more Indebtedness carries negative stigma, connotation and implication within the society, yet there is an opinion that certain debts are 'good debts' and are necessary. House purchase debt is often regarded as a good debt because housing is a basic necessity. Home ownership by debt which is known as mortgaged home ownership will bind the home owner in debt for a long term and in a large amount. Due to the significant term and amount, the financial risk on the borrower is high especially when the rates of indebtedness and delinquency are reported to be prevalent among Malaysian households. The paradox of debt as a prohibition in Islam and simultaneously a life 'necessity' should be discussed in the context of urban Malay homeowners who actually have a choice either to purchase (indebted) or rent/join an alternative tenure scheme (non-indebted). This study reveals the attitude of Malay homeowners in Selangor regarding housing debt and alternative tenure. Quantitative data were obtained from a questionnaire survey on 480 homeowners in Petaling Jaya, Subang Jaya, Shah Alam and Klang. Most respondents did not regard housing loan as a burden yet showed concern about the financial risk burden. It was also found that renting and alternative tenure was still less favoured by the majority of respondents, an indication of the prevalence of the ownership paradigm among the respondents. If the current trend of house price increase persists in the future, the results of this study indicates a nonsustainability of the current home ownership system that is too dependent on debt.
PLANNING MALAYSIA
The development of a smart city (SC) has always been accompanied by urban innovation (UI). UI mai... more The development of a smart city (SC) has always been accompanied by urban innovation (UI). UI mainly refers to the use of smart technology to promote urban development and also as a product of SC development. Smart technology can be used and developed by SC citizens. However, some research on UI in SC is conducted mainly from top-down technocratic perspectives or citizen participation. Therefore, this study proposes that the level of citizen-centric UI can be measured by using the Unified Smart City Model (USCM). With the use of the systematic literature review method, a search was conducted using keywords on three literature databases. Fifty-six indicators of UI were compiled as preliminary findings, with eight of them categorised as USCM indicators—smart architecture, smart governance, smart planning and management, smart data and knowledge, smart facilities, smart services, smart people and smart environment—to develop a citizen-centric framework. This framework will facilitate t...
About a billion of the world's population live in slum settlements. The poor housing conditions c... more About a billion of the world's population live in slum settlements. The poor housing conditions carry various socioeconomic implications on both the affected low-income groups and the society overall. The issue of inadequate affordable housing for low-income groups is prevalent especially in developing nations which are experiencing rapid urbanisation. Low-cost housing has low effective demand, which is unattractive for private housing developers. Thus, the state has to step in and employ measures to rectify the inequities caused by market failures. State regulation is a form of indirect intervention, used to secure market engagement in adequate and proper affordable housing for the urban poor. In Malaysia, 'low-cost housing' is a specific type of housing meant for low-income groups. Since 1970, low-cost housing has been employed as a measure to promote social cohesion among the multiple ethnic groups. Towards this aim, the Malaysian government has implemented various regulations to boost private low-cost housing supply, including (i) the low cost housing quota requirement on new developments, (ii) building standards to control low-cost housing quality and (iii) enforcement and monitoring procedures governing the lowcost housing development process. These regulations have been reported as cost inflationary and quantity restrictive by a World Bank study that adopted econometric modelling as the main methodology. Nevertheless, little insight was provided on how regulations were mediated by various institutions operating within the Malaysian housing market. Low-cost housing forms about 20 per cent of the total housing stock, with the private sector remarkably supplying two-thirds of the low-cost housing stock. This study examines the regulatory context and institutional dynamics that have resulted in the production of approximately 950,000 low-cost houses. The institutional Structure of Provision (SOP) thesis (Ball, 1983, 1986, 1998, 2003b) approach was adopted to frame a three-tier analysis of lowcost housing regulations in the developing region of Terengganu in Malaysia. Terengganu is a rapidly urbanising State that is facing increased low-cost housing demand despite being overlooked in previous Malaysian housing studies. The SOP framework allows an in-depth analysis of how the Federal low-cost housing policy is rolled out at the State-level by examining the regulatory environment, the behaviour of planners and developers and case studies of actual low-cost housing developments. iii This thesis provides the first comprehensive analysis of the regulatory environment governing the planning and production of low-cost housing in Malaysia. The analyses also identify the institutional structures that have evolved to provide low-cost housing in a previously neglected housing market in Malaysia. The thesis presents the first substantial Malaysian study that explicitly recognises and highlights the role of the State Authority in administering Federal low-cost housing policy. Additionally, the findings strongly suggest that the seemingly opaque set of regulations is tempered by institutional dynamics in the regulatory environment, enabling developers to engage in low-cost housing production. Generally, developers did not show support of deregulation. Rather, both planner and developer interviews emphasised weaknesses in regulatory implementation including communication weakness, technical and support staff deficiencies, political inputs and power play between different agencies. Significantly, developers indicated that they would not provide low-cost housing unless mandated by law. iv Dedication This work is dedicated to my parents Haji Hamzah bin Salleh and Hajah Zaini binti Abdul Latif. v Acknowledgements I must express my appreciation to the Malaysian Government, whose education policy has led to my current PhD undertakings at the University of Auckland. From my secondary school days at Tunku Kurshiah College, the best all-female boarding school in Malaysia, to my tertiary educations at the University of Reading (BSc Land Management, 1996), the University of Aberdeen (Master of Law, 2006) and until presently, my education is undeniably a product of the Malaysian Government's New Economic Policy (NEP, 1971-1990). The nature of my tertiary education, together with my valuation and academic working experiences provided the foundation for this thesis. As the first substantial long-term socioeconomic policy, NEP has far-reaching implications not only over the education system, but also the provision of housing for low-income groups which forms the subject of this thesis. I owe a profound debt of gratitude to my supervisor Professor Laurence Murphy, for his unwavering support, goodwill and intellectual exchanges throughout the production of this thesis. From Day 1, he believed in the thesis topic and had a clear vision of the finished product. His supervision style was strong yet unobtrusive; motivation was provided when morale was low, diversions were corrected upon detection, helpful reading materials were given from time to time and humour was injected at appropriate junctures (sometimes lost in translation). Without his patience and guidance, this thesis would not have been completed on time and on topic. He remains the only supervisor on Level 5 OGGB who personally comes to the postgraduate room to invite his supervisee for supervision meetings. A special word of appreciation is also reserved to my co-supervisor Associate Professor Deborah Levy, for her full support and encouragement conducive to the successful completion of this thesis. Her warmth and kindness in dispensing advice shall be cherished. From time to time, she provided me with insightful gems that have enriched my education far more than she, or even I, can tally. Thank you. From the Department of Property, Mrs. Myriam Benito must be thanked for her friendship and kindness. Our numerous exchanges on Igorot and Malay cultures will remain memorable. Mrs. Noreen Garrad has always dispensed her duties with good cheer. James Young's contribution came in the form of ideas and candies, both always happily received. My sincere thanks also go out to Zhi Dong, Michael Rehm and Olga Filippova. vi My short but fruitful placement with the Terengganu Housing Department of the State Secretariat Office (HDSSO) provided me with valuable information on the operation of the low-cost housing policy in the State. In particular, Haji Hashim Ali must receive my thanks for his assistance, patience and insights during the placement. Encik Jeffri, who uncomplainingly fetched and returned all the files that I used, must also be mentioned and thanked. The Ministry of Higher Education provided the scholarship and the University of Malaya
During recent years, the issue of appropriacy and methods of real estate education has received a... more During recent years, the issue of appropriacy and methods of real estate education has received an unprecedented level of attention, especially from academics and professionals. Universities are being challenged to rethink their course and programme offerings to bring them in line with the changing demands of the industry and globalization and the emergence of real estate market. It is imperative to bring about the assessments by students and industry to assist the academic in improving the current curriculum development and overall programme. The objectives of this study are threefold; firstly, to study the perceptions of the real estate professions and preferred future employment of the final year undergraduate students of Estate Management Programme at University of Malaya; secondly, to seek the graduates’ perceptions on whether the programme has prepared them for a career in the real estate industry; and thirdly, to determine the extent to which University of Malaya’s estate man...
As geographical and legal boundaries of cities becoming vague by rapid globalisation and ease of ... more As geographical and legal boundaries of cities becoming vague by rapid globalisation and ease of capital movement, cities must adopt strategies to remain competitive and sustainable. Although the Sustainable Development agenda were only formally propagated through the Brundtland Report in 1991, modern city development strategies have been implemented in the late 19th Century with the Garden City movement. With the Sustainable Development agenda comprising economic, environmental and social dimensions, various city development models have been developed such as Green City, Sustainable City, Liveable City and recently a model identified as Smart City. By undertaking a review and critical evaluation of past researches on city development, this paper aims to discuss the evolution of city development concepts from Garden City to Smart City, providing characteristics of each concept and establishing the timeline of each concept. A matrix will show any overlapping and unique features of these city development concepts. This paper intends to contribute to the academic and practical understanding of different strategies used to encompass sustainable development leading to city sustainability.
The powerful rhetoric of western housing literature examining the effects of regulations on housi... more The powerful rhetoric of western housing literature examining the effects of regulations on housingprovision has had a major influence on the housing policies of developing countries. The mainstreamliterature adopts neo-classical econometric modelling as the main approach in understanding howhousing provision is affected by regulations. Oftentimes, such analyses would reach an unfavourableconclusion regarding the inflationary and restrictive effects of regulations and consequently call forderegulation. Nevertheless, the research approach in the mainstream literature has overlooked the rolesand behaviours of housing agents involved in the actual creation of urban landscapes. In other words,these actors and their social interactions within the regulatory environment have been put in theproverbial ‘black box’. Aiming to obtain deeper understanding on the effects of housing regulations,other researchers have proposed an alternative approach that opens this processual ‘black box’ to expl...
Today, the luxury residential property segment in Malaysia has experienced product development in... more Today, the luxury residential property segment in Malaysia has experienced product development in an exponential rate, causing the segment to encompass more than just exclusivity, fancy address and facilities. For purchasers, the luxury concept has moved beyond the physical product. As such, it is important for marketers to understand how luxury is perceived from a larger perspective so that they can gauge, shape and fulfil potential purchasers’ expectations. In the current soft market for luxury apartments, such understanding is crucial to the business sustainability of developers. This paper attempts to conceptualise luxury residential property based on an extensive review of the relevant literature. Ultimately, the findings of this paper will contribute towards an effective marketing strategy to boost the sale of luxury high-rise residential properties which are currently experiencing a soft market. The 4P’s of marketing underpinned the formulation of the concept of luxury reside...
Open House International, 2012
In housing, mass customisation is increasingly seen as a useful innovation for promoting customer... more In housing, mass customisation is increasingly seen as a useful innovation for promoting customer satisfaction and thus for contributing to the long-run sustainability of the housing industry. A major stimulus has been the escalation in competition among housing developers in response to the increase in housing consumers' want for individuality in their purchased properties. However, in the absence of confirmatory evidence, the presumed consumers' want for individuality has remained only as a perception until now. In quest for the evidence, an empirical investigation was conducted recently through a questionnaire survey that involved housing consumers, both existing owners and prospective purchasers, in four centres of population across Peninsular Malaysia. This paper presents the findings from the survey. The evidence that was found supports the conclusion that mass customised housing is very much a way forward in Malaysia. The findings show that while buyers' dissatisf...
Housing, Theory and Society, 2016
Abstract The discourse on the meaning of home is largely centred on the Western experiences and p... more Abstract The discourse on the meaning of home is largely centred on the Western experiences and perspectives, producing insights into the economic and psycho-social aspects of home, with less attention on the Eastern context. This paper explores the emotive meaning of home from the perspective of Malaysia, a nation of homeowners. Gurney’s view of home as an emotional “warehouse” framed this inquiry, supporting the notion of feelings associated with the dwelling being created, deposited and drawn by its occupants. This paper represents part of a larger housing study into an alternative housing tenure for Malaysia that argues that the sense of home can be independent of housing tenure. This paper reports the meaning of home as derived from 10 diarists who have been actively involved in creating the “home” and were therefore capable to describe the process of emotional appropriation of their lived space. Findings suggested that the process of assigning meaning to home was dependent on diarists’ feelings, perceptions, attachments and relations regarding their lived space. Diarists mainly associated their emotive construction of home with family-centred activities and space, which took place in both the micro-sense (within the dwelling) and the macro-sense (the neighbourhood).
The Sustainable City XI, 2016
The Smart City concept has been recognised as the way forward for cities that have strong ICT fac... more The Smart City concept has been recognised as the way forward for cities that have strong ICT facilities and support. This concept provides the basis for a comprehensive city development strategy that could promote efficiency in city management and administration among city dwellers. Any city development concept must be formulated with the user and city characteristics in mind. The requirements of the city users are important in shaping the Smart City policies and programmes for the city. During the implementation of the Smart City initiatives, there is a need to ensure that the level of Smart City implementation matches user expectations. When the actual provision of Smart City features falls below user expectations, it can be said that there are gaps in the provision of Smart City initiatives for the city. The identification of these gaps would assist city managers in diverting more resources into the areas that need attention. This study proposes a framework for a gap analysis that indicates the achievement of required vs. actual Smart City initiative provision. Using Putrajaya, Malaysia as a case study, the intensity of initiative provision is calculated and then 'adjusted' against the intensity of user expectations to yield what is termed as Adjusted Level of Provision (ALP). Since the study has uncovered provision that needs improvement in turning Putrajaya as smart city, this framework could offer a useful tool for Smart City managers in measuring the city's performance.
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Papers by HASNIYATI HAMZAH