Integrated Sustainable Living (ISL), Iskandar Malaysia


Amount Raised


Total Investors

Project Overview

ISL is poised to become a model township that demonstrate sustainable urbanism, emphasizing on a well balance importance between the three sustainability pillars of Economy, Environment and Social that has been embed into the development. With a land area of 3000 acres. ISL has introduced a mixed income housing in its agenda towards ensuring an equitable housing concept where communities from diversed income groups shall live together in the same building and neighbourhood.


  • Others (Urban Planning, Design and Construction)
Funding Goal
Asia and the Pacific


Vision: Icon for Sustainable and Livable City.

Mission: To build a model sustainable city that is resilient, robust, harmonious and yet affordable, complemented by modern technologies to enhance quality of life without compromising the future generation to prosper.

Progress Tracker


  • Phase 1

    The infrastructure for the above Phase 1 will consist of the following:

    Development Component:-
    (a) Mixed-Income Housing (Affordable, Accessible, Public & Equitable Housing Concept with Sustainable, Green and Passive Design Solution features)
    (b) Integrated Community Centre (2 acres: Multi-Functional Public Facility centrally located within walking distance of neighbourhood catchment. Vibrant centres, a focal point or community hub of the neighbourhood, a meeting place to interact, inculcate a sense of belonging, recreate and be supported and grow.
    (c) Other free-standing mixed-use, commercial and residential development.

    Infrastructure Component:- (a) The main trunk road of the double carriageway and secondary roads connecting the plots. Both sides of the road will consist of a pedestrian track, cycling track and public transportation reserve lane (main road);
    (b) Sewerage Treatment Plant using system with the ability to be upgraded to a tertiary system (non-portable water);
    (c) Power & Solar Supply System;
    (d) Water Supply System (Reservoir & Underground Water);
    (e) Telecommunication networks ducting;
    (f) Drainage Swale System & Retention Ponds;
    (g) Sewerage and Water Reticulation System within the utility reserves;
    (i) Potential Large Scale Solar Farm with estimated 30MW capacity

  • Phase 2


  • Phase 3


  • Phase 4


  • Phase 5


  • Phase 6


Current Stage

Advanced Design: Clear funding requirements, operational feasibility. Financial model exists.



Project Milestones

The entire development of ISL will be developed in 6 phases starting from 2020 to 2056. The current focus is to secure all the necessary planning and development approval including the main infrastructure work for Phase 1. The Phase 1 shall commence its ground work in 2020 and target to be complete by 2025. The ground breaking and soft launching of ISL is targeted to be in the 3rd Quarter of 2020.

ESG Impact

The project is located within Iskandar Malaysia region which is a special economic zone that targets 7.3% GDP Annual Average Growth by 2025. By 2025, the region is projected to have 3.0 million population, and create 1.3 million new job opportunities. ISL will contribute positively to the economic growth, specifically in the new innovative and creative economies sectors. ISL will also provide affordable housing which focuses on affordable lifestyle, aimed to reduce social gaps in Iskandar Malaysia and at the same time contributing towards Iskandar Malaysia’s target for higher quality of life through better facilities, amenities and infrastructure and transportation system. The township also aspires for an effective and efficient urban governance, collaborating with the local authority in managing urban services.


The population and community within Johor particularly those who reside in Iskandar Puteri. Other stakeholders include: a) Federal, State & Local authorities; b) Surrounding development and projects; c) Resident of existing village – Kg Sungai Melayu. Target Population : 1. 1.95 million (2015) – 3.0 million (2025) (Iskandar Malaysia), 500,000 (2025) (Iskandar Puteri) & 150,000 (ISL). ISL Project with its unique selling proposition is envisaged to attract people who subscribe to the value of living harmoniously with nature and within a built environment that cares for its communities quality of life.

SDG Goals

SDG 1: No PovertySDG 2: Zero HungerSDG 3: Good Health and Well-beingSDG 4: Quality EducationSDG 5: Gender EqualitySDG 6: Clean Water and SanitationSDG 7: Affordable and Clean EnergySDG 8: Decent Work and Economic GrowthSDG 9: Industry, Innovation and InfrastructureSDG 10: Reduced InequalitySDG 11: Sustainable Cities and CommunitiesSDG 12: Responsible Consumption and ProductionSDG 13: Climate ActionSDG 14: Life Below WaterSDG 15: Life on LandSDG 16: Peace and Justice Strong InstitutionsSDG 17: Partnerships to achieve the Goals


SDG 6, 7, 8, 9, 11, 12, 13 & 17

The project subscribes fully to SDG 6, SDG 8, SDG 11, SDG 12 and SDG 17. However, its components also address SDG 4, SDG 5, SDG 7, SDG 9, SDG 12 and SDG 13.
ISL has also developed its own targets that will contribute towards the SDG localisation in Johor and Malaysia.

This includes:-

  • SD1 – (To deliver safe, healthy, socially and culturally sustainable community)
  • SD2 – ( Efficient resources and Low Carbon)
  • SD3 – (Financial viability and economic sustainability through innovation & creativity)
  • SD4 – (To create ecosystem for talent attraction and collaboration)
  • SD5 – (To create equitable housing complete with amenities to diverse community)
  • SD6 – (To address food security & promote local food production)
  • SD7 – (To ensure connectivity & accessibility implement sustainable transportation & mobility)
  • SD8 – (to protect environmental assets and enhance bio diversity
  • SD9 – (To develop smart integrated infrastructure and adopt green technologies.
  • SD10 – (To practice good inclusive governance and high quality township management)

Risks and Limitations

What are the key risks, constraints and dependencies related to the project?

  1. Market Risk – Overall property market that is dependent on local and global economic stability.
  2. Regulatory risk – A new concept of development in Malaysia which has not been tested for implementation. However it is in line with national and State policies.
  3. Financial Risk – Exploring the possibilities to secure external funding due to new concept & products.
  4. Compliance risk – Changing and uncertainty in government policy and requirements.

Risk mitigation and continuity

The project planning and design took about 4 years and was passed through the government exchange stage to two different governments (political and government workers). The ISL has also received two approvals from the past and present governments (previously opposition). The sustainable, livable, social and inclusive features of ISL is one of the key factors in the continuity of project which align with federal and state government policies and agenda (past and the current government).


Type of Investment


Financing Structure

Fully Privately financed

Secured Investment

Totally by shareholder estimated USD 982 million

Committed Government Funding


National and Subnational Investors


Committed Private Funding



Technical Support Required

Towards implementation, further technical support is needed from various solution providers, to ensure the masterplan’s key objectives and its sustainability and low carbon agenda is achieved.


Governmental Buy-in

Yes. Subnational/regional level, Other

Other Forms of Governmental Support

The State Government of Johor has formed a special and working committee for ISL Project. Main purpose is to coordinate and facilitate the project requirement/implementation.

National Ministries Involved

1. Khazanah Nasional Berhad (Malaysia Sovereign Fund / ISL Shareholder)
2. Employee Provident Fund (EPF / ISL Shareholder)

SubNational Ministries Involved

1. Johor Government State Secretary
2. Johor State Economic Planning Unit
3. City Council
4. Iskandar Regional Development Authority (IRDA)

Other Entities Involved

1. AJM Planning and Urban Design Group Sdn Bhd (Master Planner & Lead Consultant (Managing Director) and Head of Planning & Project)

Licenses and Permits


1. Master Plan and Detail Components Approval & Endorsement and by State Planning Committee of Johor (September 2019)

2. Master Plan Endorsement by City Council – Majlis Bandaraya Iskandar Puteri (November 2019)

3. Technical Support from various agencies (September 2019) 4. Development Order Approval for Phase 1 (anticipate by January 2020)


  • 10th February 2020

    Cities Investment Platform in progress - updates pending

  • 10th February 2020

    Project featured on the Cities Investment Platform, which was launched at the Tenth Session of the World Urban Forum (WUF10)

Supporting Documents

No supporting documents included.



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