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Business council chief flags urgent need for S-E Asia to deepen integration amid rising protectionism

Business council chief flags urgent need for S-E Asia to deepen integration amid rising protectionism

Business Times30-04-2025

[KUALA LUMPUR] The chairman of the Asean Business Advisory Council (Asean-BAC) Malaysia has called on South-east Asia to overcome the region's fragmented regulations and deepen regional integration to unlock the full potential of its market of nearly 700 million people.
Nazir Razak warned that delaying this push risks the region being left behind amid rising global protectionism.
Despite having made progress in reducing tariffs, he said that South-east Asia still faces significant non-tariff barriers and an uneven enforcement of trade rules, which have hindered efforts to build a seamless regional market.
Latest available data points to intra-Asean trade accounting for less than a quarter of the bloc's total trade currently. It is a figure that he believes can be doubled if reforms are implemented.
Speaking to The Business Times in an interview in Kuala Lumpur, he said regulations need to be harmonised, tariffs need to be lowered, and it has to be made easier to move skilled talent across borders.
'When others are building high walls, Asean should widen its negotiation table. If we cannot turbocharge integration now, we risk missing a major opportunity,' said the 58-year-old veteran banker. He was formerly chairman and group chief executive officer of CIMB Group, spending 29 years in total at Malaysia's second-largest bank by assets.
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He was also on the investment panel of the Employees Provident Fund and the board of Malaysia's sovereign wealth fund Khazanah Nasional Malaysia, and hails from a family of politicians: He is the son of Malaysia's second prime minister Abdul Razak Hussein, and the younger brother of former premier Najib Razak.
Greater flexibility for businesses needed
The Asean-BAC, set up in 2001 and inaugurated two years later, has a primary mission to promote public-private sector partnership to achieve the integration of an Asean Economic Community.
He told BT that efforts to facilitate the free movement of people and operations for multinational firms within South-east Asia have largely stagnated.
He urged the region's governments to move beyond the idea of 'full reciprocity', which demands exact matching of regulations between countries. Instead, he advocates greater flexibility for businesses, even in the absence of complete mutual recognition.
One way of doing this, he suggested, could be by expanding the Asean Business Entity framework, under which companies can move people and operations freely across the region, whether full regulatory harmonisation has occurred.
'If we can allow more flexibility at the company level – for instance, if CIMB can move (its employees) freely within its Asean network, or even allow the bank to outsource operations to countries in Asean – it will create an economy of scale,' he said.
Johor-Singapore SEZ as a learning model
The upcoming Johor-Singapore Special Economic Zone is backed by political commitment from both Malaysia and Singapore, and supported by cross-border projects such as the Rapid Transit System Link. PHOTO: BT FILE
Nazir cited the upcoming Johor-Singapore Special Economic Zone (JS-SEZ) as a model for closer cooperation.
The zone is backed by political commitment from both Malaysia and Singapore, and supported by cross-border projects such as the Rapid Transit System Link.
He suggested that companies operating in the economic zone be regulated by their home country authorities – with Singapore's Monetary Authority of Singapore overseeing Singaporean companies in Johor, for instance – to reduce potential cross-border friction.
'This could be a model for the region – two countries leveraging each other's strengths to drive growth and investment. A similar framework could be expanded to other Asean markets as well,' he said.
Asean IPO prospectus
Beyond traditional trade and investment, Asean-BAC has laid out 12 initiatives, including a regional capital market framework, a common carbon framework and digital trade platforms to boost intra-Asean economic activity.
One key project, the Asean initial public offering prospectus, is close to launch. Under this initiative, companies could list in their home markets while raising funds from retail investors across Asean countries through a unified framework.
Nazir said that Malaysia's Securities Commission is working with its counterparts in Thailand and Singapore, and that such cross-border fundraising drives could start as early as next year.
'With the current level of harmonisation, it shouldn't be difficult to top up disclosure requirements between markets like Malaysia and Singapore,' he said.
Digitalisation of private-sector cross-border trade procedures is also a priority for the Asean-BAC; Malaysia is developing a new digital trade platform intended to link with other Asean systems.
Renewable energy is the future
Asean member states must continue to collaborate in joint projects and economic sectors to enhance the region's collective power, he stressed.
'Clean energy, particularly renewable energy, is one such area,' he said, and cited the Asean Power Grid as a strong example amid rising global demand for clean energy.
The Asean Power Grid is a programme to interconnect the electricity grids of all 10 Asean member states by 2045. It aims to enhance energy security by enabling cross-border power sharing, especially from renewable sources such as hydro, solar and wind.
Nazir noted that this initiative is crucial for maximising the use of South-east Asia's diverse clean-energy potential, which would ensure a stable and affordable electricity supply for its growing population.

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JOHOR BAHRU, Malaysia: Insurance executive Wafa Aina Wahid's daily commute to Johor Bahru used to take nearly two hours from the town of Kluang. Her husband was based even further away from her — he was working, and renting a place, in Singapore. But just recently, the couple made a move that would cut her commuting time by more than half and bring them together again. They signed a lease for a three-room apartment in Forest City, the US$100 billion mega housing project at the southern tip of Johor, just across from Singapore. And Wafa was 'so excited to move'. 'Finally, I'm not going to do a long-distance relationship with my husband,' said the 27-year-old. 'He can commute daily (from) here.' Convenience was not the only reason they seized this opportunity. They were also attracted by the rental. 'Here, I can easily get, (for) below RM2,000 (US$465) per month, … an apartment with two bathrooms, but (in) other places, maybe just a studio (at) the same price,' said Wafa. 'It's more, I'd say, affordable compared to other places.' Forest City has a notorious reputation, however, having gained international attention in the last few years as Malaysia's ghost town. It was once billed as a 'living paradise' — a luxurious, eco-friendly and smart city development with a mix of apartments, commercial spaces, malls and hotels. Jointly developed by Chinese developer Country Garden and Esplanade Danga 88, a Malaysian company backed by the Johor state government and Johor's sultan, the project is linked to the Belt and Road Initiative, China's mega infrastructure and trade network. Forest City is meant to accommodate around 700,000 people on four man-made islands by 2035, with a total land area of nearly 14 sq km — about three times the size of Sentosa — once the reclamation is complete. But since the project launch in 2014, only one of the islands has been reclaimed, with about 20,000 people currently living there. The project started stalling in 2017 when the Chinese government introduced capital controls on money leaving the country. This affected Chinese buyers seeking properties abroad, the primary target for Forest City's developers. Malaysian politics also had an impact on sales when former Prime Minister Mahathir Mohamad declared that overseas buyers would not easily receive residency visas. He had initially threatened to ban foreign purchases in Forest City altogether. Then the pandemic hit, and travel restrictions led to a significant decline in demand. At the same time, China's property sector downturn left Country Garden battling a liquidity crisis, with total liabilities of US$164 billion at the end of 2023, including US$16.4 billion in offshore debt. Plans are now underway to revive and transform the Forest City project. And with a new cross-border development realised in January — when the agreement to establish the Johor-Singapore Special Economic Zone (SEZ) was signed — the question arises as to how much of a boost this will be for Forest City. With its growing residential community, is it not even a ghost town any longer, the programme Insight also asks. BREATHING NEW LIFE INTO THE PROJECT The proposal to integrate Forest City into the Johor-Singapore SEZ was made last August by the Johor state government. Extending across Iskandar Malaysia and Pengerang in Johor, the SEZ — at 3,571 sq km — is close to five times the size of Singapore and is aimed at improving trade and business ties between the two neighbouring countries. If the SEZ succeeds, more people could be working and living in southern Johor, said Adib Zalkapli, managing director of political risk consultancy Viewfinder Global Affairs. 'So Forest City, being a ready-made township, could attract some of these people.' And one important key to the SEZ's potential success is the financial centre that is Singapore. 'What Singapore has is advanced logistics … (and an) international trade hub,' cited Lee Ting Han, chairman of Johor's investment, trade, consumer affairs and human resources committee. 'In Johor, what we can offer is a talent pool, infrastructure, land, resources, et cetera. 'Therefore, we think that with Forest City being included … (in) the Johor-Singapore SEZ, Forest City itself may be able to complement part of the existing ecosystem within Singapore.' Forest City's value proposition does not only lie in its housing. It was declared a duty-free zone last year to support tourism and bolster the local economy. The Malaysian government has also designated it as a special financial zone, to breathe new life into the project by transforming it into a hub for international capital. One plan is to turn Forest City into a destination for global family offices — companies that manage a family's wealth and investments. The goal is to attract high net-worth individuals to the island. In Malaysia, a single-family office can be set up with a minimum of RM30 million in assets under management, which is lower than the minimum of S$20 million required in Singapore. Noting that the Asia Pacific is one of the world's high-growth areas, PricewaterhouseCoopers Malaysia tax partner Fung Mei Lin said: 'There are a lot of wealth movements, and I don't think it's unreasonable for Malaysia to (be) trying to attract a part of that.' To this end, Malaysia has offered a zero per cent tax rate for family offices located in Forest City, which Fung said would be 'a no-brainer' for these offices, compared to the standard corporate tax rate of 24 per cent. This is part of a tax incentive package for the special financial zone that the government announced last September to stimulate financial services such as fintech. And in April, two family offices got the ball rolling as the first to set up in Forest City. COMPLICATIONS REMAIN Things are not necessarily going to be straightforward for Forest City, however. According to the finance ministry, 70 per cent of the properties sold have been bought by Chinese investors. The project is still largely marketed to this group, even as their appetite for investment has waned following China's property sector troubles. While Chinese overseas investment in real estate has seen a 'slow recovery' to about US$10 billion last year, said National University of Singapore Business School dean's chair professor of real estate Qin Yu, about US$40 billion was invested in 2017 by comparison. Can investment levels recover to the peaks in 2016 and 2017? 'Probably not,' she said. 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Johor's government, for one, is 'not in that position at the moment', said Lee. 'The government isn't directly involved in the project itself, so we don't have any equity participation.' Nor should there be a government bailout because of the scale of the project, said economist Geoffrey Williams, the founder and director of Williams Business Consultancy. 'The best way for the government to support (it) is to provide a deregulated, liberal environment where people can get access to the licence to operate,' he said. 'Nobody in Malaysia would be happy to see government money taken from health, education and social protection in order to bail out a failed Chinese property development.' The burden could fall on Forest City's co-developer, Esplanade Danga 88, whose controlling stake is owned by Johor's sultan and which has a 40 per cent share in the project. 'Esplanade Danga 88 can become the master developer,' suggested Samuel Tan, CEO of Olive Tree Property Consultants. 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'After the pandemic, there was a lot of negative news, of which about 60 to 70 per was false, in my opinion,' said the 40-year-old, who was born and raised in Shanghai but has made Malaysia his home since 2019. 'There are plenty of people, including tenants and owners. … I know the real situation. If it were truly a ghost town, we'd all have left.' Certainly, there are more occupants now, said Mohd Nizamuddin Zainuddin, 35, who moved to Forest City with his wife just before the pandemic struck and is still renting a unit there. This is also the case compared to 2023, when 9,000 people were living there. And its landscape has been well maintained, the businessman added. 'If I can afford to own a house here, I'll continue living here.' Some 30 condominium blocks have been completed, along with dozens of landed homes. With the uptick in occupancy, businesses have followed suit. Felix Lam used to work in Kuala Lumpur, offering internet services to consumers. But he decided to relocate to Forest City to meet the demand for connectivity on the island. 'Many people here still have a wait-and-see attitude, wondering whether it can grow and help their business thrive,' said Lam, who also rents one of the apartments for his staff, paying RM1,500 a month. 'My perspective is different. I believe that even though Forest City had a slow start, there's a high demand and very high requirements. As long as we provide good services, it shouldn't be a problem.' More supermarkets and food outlets are opening in the area, according to Lee. And locals are patronising places there for recreational purposes, 'so it isn't really a ghost town', said Olive Tree's Tan. 'But the management hasn't addressed this issue very well by putting up a more positive narrative (of) the development and attraction of Forest City,' Tan added. From the outside, Faezatul Khatimah did wonder whether people would want to rent in Forest City because 'it didn't seem to have that many occupants' three years ago, when she ventured into real estate to earn some side income. That was when she saw an opportunity. 'I found out that many people came here every day to view the houses,' she recounted, 'so I started uploading posts on social media platforms like Facebook and TikTok.' Demand was high enough that she eventually became a full-time real estate agent, and she finds herself a lot busier these days. One of her clients is Wafa. 'Looking at the facilities, looking at the environment, looking at everything here,' said Wafa, 'I think it's not the ghost town that people have been talking about.'

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