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In the last two decades, Malaysia has embedded good neighborhood principles in its planning plans that promote diversity and accessibility in urban residential areas. However, the emerging trends of the privatization of public streets and open spaces in urban residential areas in Malaysia offer the opportunity to study complex urban governance processes in a democratic and developing country. Using empirical evidence, this article recounts the fascinating saga of how various actors – urban planners, resident associations, residents of open neighborhoods and residents of guarded neighborhoods – responded to the privatization of public streets and open spaces in Malaysia. While planners described Greater Klang Valley as a diverse city in Malaysia, they sometimes tolerated the privatization of public streets and open spaces through neoliberal policies.

Homeownership is a problem among younger working households (YWH). This is a more serious problem with YWH working in urban areas. New housing schemes introduced by the government show that measures are being taken. This paper aims to determine homeownership problems among YWH in order to assess the new housing schemes towards helping YWH. The questions arise are what are the homeownership problems among YWH and to what extent does YWH perceive the new housing schemes to help them. The objectives are to ascertain homeownership problems among YWH and to explore the perceptions of YWH on the new housing schemes introduced. The study was conducted qualitatively through in-depth interviews with YWH. The findings showed that the main homeownership problem highlighted by the YWH is housing prices are high in urban area which resulted to the location of affordable houses inconvenient. From the assessment, majority of the YWH agree with the new housing schemes. However there are weaknesses such as high land prices and absence of financial literacy. In conclusion, housing schemes should also consider financial education as part of their aims. Nevertheless, the introduction of housing schemes is beneficial to address homeownership problems among YWH.

In Malaysia, a vertical residential building (VRB) is still facing challenges associated with property management. The lack of experience in property management resulted in the management, acting unprofessionally that cause a lot of problems to the homeowners and their properties. The findings demonstrated that maintenance of the facilities and common areas in a VRB is essential to ensure its optimal performance over its life cycle. This has to be carried out efficiently and professionally by the qualified property manager. Unfortunately, not every property manager can perform all the tasks efficiently and professionally. Thus, this leads to an increasing number of complaints by unsatisfied homeowners’ particularly on the maintenance and management of the buildings and facilities. To satisfy the homeowners, the issue of transparency is one of the area concerns that need to be emphasised in the property management system practiced in Malaysia. This case study area of Klang Valley poses as one of the urban areas that has the highest number of vertical buildings, especially the medium cost of VRB. The purpose of this study is to explore the satisfaction level of homeowners towards the management system, maintenance services and facilities provided by the management of the medium cost VRB in the Klang Valley.

The study adopted a quantitative approach. The survey method was used as an appropriate method for inquiry of the data. Face to face survey was conducted with respondents at a medium-cost residential building in Klang Valley, Malaysia.

The findings demonstrated that homeowners living in medium-cost VRB in Klang Valley are satisfied and faced issues with the management system, maintenance service and services provided by the management of the medium-cost VRB. The only issue confronted by the homeowners with the medium-cost VRB is the commitment of the management towards their involvement in organising the activities, problem-solving and taking action on residents’ reports or complaints.

The findings suggest that appointing qualified property managers who understand property management has increased the performance of the management team. Most importantly, qualified property managers are equipped with knowledge in managing people, especially to create awareness on a sense of responsibility and belonging.

This study has bridged the research gap on property management of the medium-cost of VRB in Malaysia. This will add value to the management of the medium cost of VRB.

Property management companies in residential properties are increasingly using ICT and specific property management software applications to conduct daily property management tasks. However, the benefits of using specific software applications and how it can add value to property management companies are largely unexplored. The present study examines the impact of property management mobile applications usage features on strata property residents' satisfaction in Kuala Lumpur.

A total of 205 residents from 3 strata residential buildings in Kuala Lumpur using property management applications were surveyed. The study employed structural equation modelling using SPSS Amos software.

The findings suggest that visitor management and security management via software applications positively influence the residents' satisfaction. However, facility management via software application was found to be negatively affecting residents' satisfaction.

The study highlighted the benefit of property managers adopting property management software to achieve increased residents' satisfaction in strata residential properties.

The purpose of this paper is to present how the state government can successfully intervene in providing better quality of urban living standard in Malaysia.

The paper approaches the issue of state intervention by using a case study of a former squatters’ colony area in Bandar Baru Sentul in the capital city of Kuala Lumpur.

The paper establishes that for many decades the governance of Kuala Lumpur has played an active role in designing and implementing a wide range of housing policies to eradicate squatters’ settlement in the city, consequently fulfilling the aspirations of low‐income people to become part of the home owning democracy.

This paper attempts to encourage public policy makers and local authorities to undertake a more active role in providing better quality of urban living standard through the establishment of strong institutional capacity.

The paper provides information on how the state government provides a range of mixed policies to rehabilitate squatters’ colonies in Kuala Lumpur, Malaysia.

This paper aims to scrutinize the misconceptions about maqāṣid al-Sharīʿah (objectives of Islamic law) that complicate its actualization, particularly in Islamic finance.

This study adopts a qualitative inductive method to identify the flaws in understanding maqāṣid al-Sharīʿah vis-à-vis Islamic finance. It uses the views of classical and modern maqāṣid scholars to critically examine the flaws.

This study concludes that the five objectives of the Sharīʿah constitute the framework of maṣlaḥah (well-being). The levels of maṣlaḥah ― namely ḍarūriyyāt (essentials), ḥājiyyāt (needs) and taḥsīniyyāt (embellishments) ― are the categories of the means to ends. The demand for financial products falls under the ḥājiyyāt and taḥsīniyyāt categories, not ḍarūriyyāt. The maqāṣid (objectives) are derived from aḥkām (provisions) being verified by the parameters, while aḥkām are guided by maqāṣid.

This study recommends further research to theorize the concepts of ḍarūriyyāt, ḥājiyyāt, taḥsīniyyat and mukammilāt (complements); to harmonize the maqāṣid with their essential elements and to formulate a conceptual framework for actualizing maqāṣid al-Sharīʿah in Islamic finance.

This paper will improve perceptions and bridge gaps between the understanding of maqāṣid theory and existing practices. It suggests that instead of ḍarūriyyāt, Islamic financial institutions (IFIs) should refer to ḥājiyyāt and taḥsīniyyāt.

This paper identifies and clarifies the misconceptions about maqāṣid al-Sharīʿah vis-à-vis Islamic finance in the existing literature. The findings align with the views of leading maqāṣid scholars in understanding the idea.

This paper aims to discuss the issues and challenges related to housing continuity for individuals transitioning from homelessness to securing a place to live in Klang Valley, Malaysia. The aim of the study is to explore the problems and solutions in the context of housing policy, particularly as they pertain to homeless households. The study involves conducting in-depth interviews with various stakeholders involved in helping homeless households find shelter and access to public housing.

The research methodology comprises a comprehensive literature review encompassing housing affordability, affordable housing and homelessness both within Malaysia and globally to identify research gaps. One of the key questions highlighted the effectiveness of existing programs aimed at providing short-term shelter and social integration for homeless individuals. Additionally, it highlights one of the primary challenges in this process, which is the tendency of homeless individuals to return to homelessness due to various factors. The data collection uses a qualitative approach and the data are obtained through in-depth interviews with key stakeholders responsible for assisting homeless households in Klang Valley, Malaysia, encompassing federal, state and local government representatives. Purposive sampling ensures diverse stakeholder representation. Interviews are structured semi-structured to maintain consistency while allowing for open-ended discussions on challenges and successes in facilitating homeless individuals' transition to stable housing. Thematic analysis of transcribed interview data focuses on recurring themes related to housing continuity, affordability and homeless households' behavioural patterns.

There are five (n = 5) stakeholders consist of local government (Code: R1), ministries (Code: R2; R5) and government agencies (Code: R3; R4). The study revealed that various programs have been implemented to provide short-term shelter and facilitate the integration of homeless individuals into society. Nevertheless, a significant challenge identified was the recurring tendency of homeless households to return to homelessness. This “behavioural direction” was found to be influenced by multiple factors which includes mental health and attitude problem. The findings emphasise the need for collaborative efforts among all stakeholders to address the issues and challenges related to housing continuity in Klang Valley.

The originality of this research lies in its focus on the specific and under-researched context of Klang Valley, Malaysia, regarding the critical issues of housing affordability and the challenges of housing continuity for homeless households. While housing affordability and affordable housing are widely recognised as global housing policy concerns, this study delves into a localised setting where limited attention has been given to understanding the transitions of homeless individuals to stable housing. The findings provide unique insights into the efforts and challenges faced in Klang Valley, shedding light on the behavioural patterns and factors contributing to recurring homelessness. This paper offers a context-specific perspective that contributes to the broader understanding of housing continuity issues.

This paper aims to investigate the impact of market structure and market share on the performance of the Islamic banks operating in the Iranian banking system based on the structure-conduct-performance (SCP) paradigm.

The Iranian Islamic banking system’s market structure is evaluated by using the econometrics method to test the validity of the traditional SCP paradigm. For this purpose, the authors estimate a simple regression model that is consisted of several independent variables, such as the market share, bank size, real gross domestic product, liquidity and Herfindahl-Hirschman index as a proxy variable for concentration and one dependent variable, namely, the profit as a proxy for performance. The panel data includes a data sample of 22 Islamic banks operating from 2006 to 2019. Data are extracted from the balance sheet of Islamic banks and the time-series database of the Central Bank of Iran and World Bank.

The study’s findings indicate that both concentration and market share have a positive impact on the performance of banks in the Iranian Islamic banking system. This result is contradicted with both traditional SCP and efficient structure hypotheses; however, it confirms the existence of oligopoly or cartel in the Iranian Islamic banking system that few banks try to gain the highest share of profit and maintain their market share by colluding with each other. This result is in contradiction with other research studies about the market structure in the Iranian banking system that claimed that banks in Iran operate under monopolistic competition. In addition, it shows that the privatization of some banks in Iran does not improve and help competition in the Iranian banking system.

This paper is a pioneer empirical study analyzing the market structure, concentration and collusion based on the SCP paradigm in Iranian Islamic banking. The results of the study support the existence of collusive behavior among the Islamic bank in Iran that is not aligned with Sharia. This study clearly shows the difference between ideal Islamic banking and Islamic banking in practice in Islamic countries. This clearly indicates that only prohibiting some operations like receiving interest, gambling and bearing excessive risk is not enough. In fact, the Islamic banking system should be based on the Sharia rule in all aspects and much more modification and study have to be done to achieve an appropriate Islamic banking system. These possible modifications to overcome the issues of cartel-like market structure and collusive behavior in the Iranian Islamic banking system include making the Iranian banking system more transparent, letting foreign banks enter the Iranian banking system and minimizing the government intervention in the Iranian banking system.

The purpose of this paper is to emphasize that interest-rate benchmark cannot be used for pricing of Islamic financial products. This paper will help in pricing basis for Islamic financial products, which are currently based on interest-rate benchmarks. Shariyah perspective and ground realities are considered as evident to the viewpoint.

Viewpoint has been evident through comparison of conventional and Islamic financial product pricing, and through comparison of interest rate with macroeconomic indicators to analyze whether interest really represent economy, since Islamic finance based on real economic activities.

It has been analyzed that interest based benchmarks do not represent real economic activities.

This paper brings new light to the product development in Islamic financial instruments and institutions. Islamic finance should have its own footings in terms of product development.

The capital asset pricing model (CAPM) is the most widely used asset pricing model that measures risk–return relationship. The CAPM is based on Markowitz’s mean variance analysis. The advancement of Islamic finance leads to the question whether or not the practice of modern investment theories and analyses such as the Markowitz’s mean variance analysis and CAPM are in accordance to shariah and could be used in pricing Islamic financial assets. Therefore, this paper aims to present a review of the CAPM and to discourse the set of assumptions underlying the model in terms of shariah compliance.

Although most of the assumptions are not contradictory to shariah principles, there are Islamic variables such as prohibition of short selling, purification and zakat that should be taken into consideration when pricing Islamic financial assets. We then develop a mathematical model which is a modification of the traditional CAPM that incorporates principles of Islamic finance and integrating zakat, purification of return and exclusion of short sales.

As a proof-of-concept, this paper presents the results of an empirical study on the proposed shariah-compliant CAPM in comparison to the traditional CAPM. The results show that the proposed Islamic CAPM is appropriate and applicable in examining the relationship between risk and return in the Islamic stock market.

This study contributes to existing body of knowledge by presenting an algorithm and mathematical derivation of the shariah-compliant CAPM which has been lacking in the literature of Islamic finance. The paper offers a novel approach in pricing Islamic financial assets in accordance to shariah, advocated by modern investment theories of Markowitz’s mean variance analysis and CAPM.