Developers in Johor Bahru have a green building option that most of Malaysia does not: CASBEE Iskandar. Adapted from Japan’s CASBEE system for Iskandar Malaysia, it is linked to the local authority’s development approval process and can be tied to rebates on the Improvement Service Fund (ISF) that developers pay after building plan approval. As a result, many developers work with a CASBEE Iskandar consultant in Malaysia from the early design stage.
Because it works differently from GreenRE or GBI, many project teams are unfamiliar with how it is scored or when submissions are due. This guide explains how CASBEE Iskandar works, how ISF rebates are claimed and what a CASBEE Iskandar consultant does at each stage.
What Is CASBEE Iskandar?
CASBEE stands for Comprehensive Assessment System for Built Environment Efficiency. The Japan Sustainable Building Consortium developed it, and many local governments in Japan now use it.
CASBEE Iskandar is the version adapted for Iskandar Malaysia. It is endorsed by the Iskandar Regional Development Authority (IRDA) and is being adopted by Majlis Bandaraya Johor Bahru (MBJB) as a green building assessment tool, aligned with MS 1525 and the energy efficiency requirements in UBBL By-law 38A. It forms part of Johor’s wider sustainable development plans.
CASBEE can assess at three scales: individual buildings, urban developments and whole cities. For example, assessors have rated both Johor Bahru and Iskandar Puteri at city level. For developers, however, the building scale is the one that matters.
How CASBEE Iskandar Rates a Building
Most green building tools add up points from a checklist. CASBEE uses a ratio instead, called Building Environmental Efficiency (BEE):
- Quality (Q): what the building provides to its users, such as indoor comfort, quality of service and the outdoor environment on site.
- Load (L): the building’s impact beyond the site, such as energy use, resources and materials, and effects on the surrounding area.
BEE is Quality divided by Load. A building that offers high quality with low environmental load scores well. The result appears as a rank (S, A, B+, B- or C) or the equivalent star rating, with S or five stars as the highest.
As a result, this approach gives design teams more options. A project can improve its rating by raising quality, for example through better daylight or landscaping, and not only by cutting energy use.
CASBEE Iskandar and ISF Rebates
The ISF is a fund that each local authority collects under the Street, Drainage and Building Act 1974 to pay for streets, drains and related works. In the MBJB area, developers pay ISF contributions after building plan approval, at rates that depend on development type and location.
MBJB’s CASBEE Iskandar framework links ISF rebates to the project’s rating, so a higher-rated building can receive a larger rebate or refund. Developers claim the rebate in stages that follow the building approval process, from plan submission through to completion.
However, the local authority sets rebate levels, eligibility and procedures and may revise them, so confirm the current terms at the start of the project.
Because the first stage runs alongside the building plan application, timing matters. A project that brings in a consultant after plan submission may miss the first-stage rebate.
What Does a CASBEE Iskandar Consultant Do?
A CASBEE Iskandar consultant in Malaysia manages the assessment and rebate process for the developer. A typical scope covers:
- Feasibility review to confirm the project falls under the scheme and estimate the achievable rating
- Preliminary design assessment and design optimisation
- BEE calculations, documentation and submissions
- ISF rebate eligibility review and application support
- Coordination with the architect, engineers and MBJB
- Completion and verification assessment support
The aim is to reach the target rating with sensible design changes, and to make sure the project submits each rebate stage on time.
CASBEE Iskandar, GreenRE or GBI?
In practice, these tools are not mutually exclusive. CASBEE Iskandar is specific to Johor and tied to local authority incentives. GreenRE and GBI are national tools that buyers, tenants and financiers recognise, and they are linked to federal green tax incentives.
Some Johor developers pursue CASBEE Iskandar for the ISF rebate and GreenRE or GBI for market recognition. A consultant can check how much of the work overlaps so the project avoids doing it twice. If GreenRE is on your list, see our guide for appointing a GreenRE consultant in Malaysia.
Why Choose DME Solutions as Your CASBEE Iskandar Consultant?
As a CASBEE Iskandar consultant in Malaysia, DME Solutions has hands-on experience with CASBEE Iskandar assessments and ISF rebate applications, supported by our office in Johor Bahru. We understand MBJB’s submission requirements and work alongside project consultants from early design through to verification.
In addition, we deliver GreenRE, GBI and LEED certification, so we can advise on the right combination for your project. Find out more about our green building consultancy services.
CASBEE Iskandar Consultant FAQs
Q: What is CASBEE Iskandar?
A: CASBEE Iskandar is a green building assessment tool adapted from Japan’s CASBEE system for Iskandar Malaysia. IRDA endorses it, and Majlis Bandaraya Johor Bahru (MBJB) is adopting it for developments in its area.
Q: Is CASBEE Iskandar mandatory?
A: MBJB is rolling out CASBEE Iskandar in phases, starting on a voluntary basis, with plans for mandatory requirements at a later stage. Check the current requirement with the local authority for your project.
Q: What is the ISF rebate under CASBEE Iskandar?
A: Developers pay the Improvement Service Fund (ISF) to the local authority after building plan approval. Under MBJB’s CASBEE Iskandar framework, projects that achieve a qualifying rating can receive a rebate or refund on ISF paid, with higher ratings linked to larger rebates.
Q: What does a CASBEE S rating mean?
A: S is the highest CASBEE rank, followed by A, B+, B- and C. It means the building delivers high quality to its users while keeping its environmental load low.
Q: When should I appoint a CASBEE Iskandar consultant?
A: Before the building plan submission. The first stage of the ISF rebate process runs alongside the building plan application, so a late appointment may mean missing the first rebate.
Q: Can a project pursue both CASBEE Iskandar and GreenRE?
A: Yes. Some Johor developers use CASBEE Iskandar for the ISF rebate and GreenRE or GBI for market recognition. Since much of the technical work overlaps, planning both together saves effort.
Talk to a CASBEE Iskandar Consultant
Looking for a CASBEE Iskandar consultant in Malaysia for a development in Johor Bahru? Contact DME Solutions before your building plan submission to discuss CASBEE Iskandar certification and ISF rebate eligibility for your project.