Living in a thriving township

In Bandar Putra Kulai, Johor, life flows at an easy pace. Some folks start the day with a jog at the 160-acre Hutan Bandar MPKutown park, while others head to IOI Mall Kulai, now anchored by Village Grocer, for errands and meals.

Amid this lively township stands Rumah Bandar Idaman Putra, an affordable townhouse development by IOI Properties Group Bhd (KL:IOIPG) that is reshaping expectations of what affordable housing can be.

Upon setting foot in the housing area, one would notice that the townhouses have been designed with a flight of stairs that branches out to the two upper units. According to the developer, this solution helps to optimise spatial usage. The stairs are also designed with a sloped roof canopy to provide shelter to the upper units.

The overall look? A neat and organised façade that is simple yet functional.

Completed in November 2024, Rumah Bandar Idaman Putra comprises a total of 396 units of townhouses within a 12.8-acre freehold parcel in Bandar Putra Kulai. Each 20ft by 70ft plot contains two units — one on ground level and the other on the upper level, with each having its own separate entrance to ensure residents’ privacy.

Each unit measures 1,000 sq ft and has three bedrooms and two bathrooms, as well as a dedicated yard space for added practicality. Priced at RM150,000 per unit, the project was conceived to meet the needs of low- to middle-income families seeking their first homes without sacrificing comfort or design.

“Affordability should not mean lowering standards,” says IOI Properties chief operating officer (southern region) Lim Beng Yeang. “Our goal was to deliver a home that people are proud to own, with practical layouts, durable finishes and a pleasant environment all within reach of ordinary Malaysians.”

This effort has paid off. Rumah Bandar Idaman Putra was recognised as the winner of The Edge Malaysia Affordable Urban Housing Excellence Award of The Edge Malaysia Property Excellence Awards (TEPEA) 2025.

Affordable homes designed for everyday living
At 1,000 sq ft, the units are tailored for smaller families. Lim says the decision to build low-rise townhouses instead of high-density apartments stemmed from a desire to foster stronger community ties and create a more comfortable environment.

“Many affordable schemes focus on density and yield. We wanted a more human scale by building homes that feel grounded, where residents can connect easily with their neighbours,” he explains.

The development’s clean, minimalist façade and open parking layout enhance accessibility while keeping maintenance simple. Architecturally, the townhouses adopt a clean and contemporary look with a neutral colour palette of grey, white and olive green tones to enhance the building’s geometric simplicity.

“We designed every detail with value in mind. It’s not about luxury, but longevity. We use durable materials, ensure layouts are practical and employ features that reduce future maintenance costs,” says Lim.

IOI Properties took steps to ensure that affordability endures throughout the homeownership journey. Preventive maintenance principles were embedded into the project’s design, from the minimalist façade that requires little upkeep to the use of concrete roof tiles instead of cheaper metal sheets.

“Concrete tiles last longer and are easier to maintain. They may cost a bit more upfront but they save residents the hassle and expense of frequent repairs later on,” says Lim.

Each unit also features full floor tiles and 1.5m wall tiles in kitchens and bathrooms for durability and hygiene. Together, these features contribute to lower maintenance costs for homeowners.

Currently, the monthly maintenance fee stands at RM87 per unit, inclusive of a sinking fund. According to Lim, once landscaping and refuse collection are handed over to the municipal authority, he expects the fee to drop by another RM20.

“We wanted to make sure that ownership remains affordable, not just on paper. That means thinking about the long-term cost of living, not just the initial price tag,” says Lim.

Balancing affordability and quality
Delivering a quality product at a fixed price point of RM150,000 per unit presented challenges, especially in a volatile post-pandemic market. Construction began in November 2021, when material and labour costs were still rising sharply.

“Controlling costs was crucial but we refused to compromise on quality. We had to make every design decision count by using materials that were cost-efficient yet durable and streamlining our processes to maintain standards,” says Lim.

The developer implemented a stringent quality management system that detailed material specifications, workmanship standards and finishing requirements. Regular inspections were conducted throughout construction to ensure compliance with both the developer’s in-house quality standard and the Construction Industry Development Board (CIDB) of Malaysia’s Qlassic (Quality Assessment System in Construction) and Shassic (Safety and Health Assessment System in Construction) benchmarks.

As a result, Rumah Bandar Idaman Putra achieved a Qlassic score of 82%, indicating high workmanship quality, and a Shassic score of 96.9%, reflecting strong safety and health practices on site.

“These scores are not easy to achieve, especially for affordable projects. They show our commitment to giving buyers the same construction quality that we apply to our higher-end developments,” says Lim.

Leveraging township’s strength
What further sets Rumah Bandar Idaman Putra apart is its location within IOI Properties’ Bandar Putra Kulai, a 5,680-acre integrated township that has matured into one of Johor’s most liveable townships.

Here, residents benefit from amenities that extend well beyond their doorstep. Among these is IOI Mall Kulai, which houses popular retail and dining options across 283,000 sq ft of net lettable area. In August 2025, Village Grocer became its newest anchor tenant, reinforcing the mall’s position as a community hub.

Other highlights include Palm Villa Golf & Country Resort, complete with an 18-hole golf course, an Olympic-sized swimming pool and a sports complex; Hospital Kulai; several primary and secondary schools; and diverse commercial areas.

“The beauty of affordable housing within a mature township is that residents have access to everything they need, from education and healthcare to leisure, without having to compromise on lifestyle. It’s what we mean by sustainable affordability. The environment supports the residents’ quality of life,” says Lim.

The 160-acre Hutan Bandar MPKu serves as the township’s green lung by offering walking trails, playgrounds and open fields that enhance liveability. This integration of nature and convenience, Lim says, is central to IOI Properties’ long-term development philosophy.

“A good home is more than just four walls. It’s about being part of a thriving community, one that grows and evolves with you.”

Reflection of local needs
The market’s response to Rumah Bandar Idaman Putra affirms its success. As of August 2025, the development had achieved 81% sales, with the vast majority of buyers being first-time homeowners from Johor’s low- to middle-income group.

According to Lim, the buyer profile reflects strong demand among young adults and families. About 75% of purchasers are between 25 and 34 years old, followed by 14% in the 35 to 44 age bracket. Only a small proportion, around 2%, is over 45.

“These are young people at the start of their careers. They want homes they can afford without leaving their hometown. That’s why projects like this are so meaningful; they help retain talent and strengthen the local community,” says Lim.

Notably, 44% of buyers are from Kulai itself while others hail from nearby areas such as Senai and Skudai.

Lim believes this localised appeal underscores the project’s alignment with Johor’s housing policy.

“By focusing on Johoreans, we ensure the homes benefit those who live and work here. It builds pride and a sense of belonging,” he says.

Smart and green touches
In keeping with IOI Properties’ sustainability road map, Rumah Bandar Idaman Putra incorporates smart and green features consistent with the Smart and Sustainable City initiative launched by the Kulai Municipal Council.

Solar-powered street lights have been installed across the development, reducing electricity use and carbon footprint. The project also used green-certified tiles and low volatile organic compound paint, which contribute to healthier indoor air quality.

“Every sustainable step, no matter how small, makes a difference. We see this as part of our long-term ESG (environmental, social and governance) journey to integrate environmental responsibility into all our projects, even the affordable ones,” says Lim.

Future township plans will build upon these efforts, with IOI Properties exploring the creation of a biodiversity site and expanding green infrastructure within Bandar Putra Kulai.

“Sustainability is a continuous process. We are always looking at how to make our townships greener and more resilient,” adds Lim.

Reflecting on the TEPEA judging process, Lim acknowledges that feedback is vital to continuous improvement. One of the judges’ comments highlighted the limited greenery within the project compound, as local council regulations restrict tree planting directly in front of units.

“It’s constructive feedback. We are exploring creative ways to add more greenery, such as vertical planting and community gardens. It’s about enhancing liveability within the existing guidelines.”

He adds, “Awards like TEPEA recognise excellence but they also inspire us to raise the bar even higher. The key lesson is that affordability and sustainability must go hand in hand.”

Looking ahead
Building on the momentum of Rumah Bandar Idaman Putra, IOI Properties is planning to expand its affordable housing portfolio in the coming phases of Bandar Putra Kulai.

“The demand from local communities remains strong and we see it as our responsibility to meet that demand. We will continue to support Johor’s affordable housing agenda while ensuring that our developments add long-term value to the township,” says Lim.

At the same time, IOI Properties is broadening the township’s economic base. The Bandar Putra Industrial Park, currently 500 acres, will be expanded to 1,000 acres in line with the Johor-Singapore Special Economic Zone initiative. The expansion is expected to attract investment and create new employment opportunities, a natural complement to the township’s residential growth.

New commercial components will also be introduced to enhance convenience and vibrancy, while additional green infrastructure is planned to strengthen liveability.

“We want Bandar Putra Kulai to remain a well-balanced, inclusive and sustainable township — one that supports people at every stage of life,” says Lim.

Rumah Bandar Idaman Putra stands as a testament to what can be achieved when affordability is approached holistically, not just as a financial consideration but as a cornerstone of community and sustainability.

“To us, affordability is about dignity. It is about giving people homes they can grow in, within an environment that supports their aspirations,” says Lim.

Anchored by the mature ecosystem of Bandar Putra Kulai, the project demonstrates that affordable housing can co-exist with quality, comfort and long-term value. It has also reaffirmed IOI Properties’ belief that sustainable township planning is the foundation upon which true affordability is built.

As Lim sums it up: “When you plan a township with care, affordability becomes sustainable. Rumah Bandar Idaman Putra is proof that with the right approach, good homes can be accessible to everyone.”