Advancements in the urban transport sector plays a crucial role in shaping living standards across the Southeast Asia (SEA) region. Transit-oriented development (TOD) is increasingly being adopted as a key strategy for sustainable urban expansion, focusing infrastructure and mobility planning on transit hubs. By concentrating commercial, residential and public amenities within walking distance of transit nodes, TOD not only optimises land use but also captures rising property values to fund infrastructure projects.
Malaysia
In Malaysia, TOD projects are gaining traction to combat urban congestion and foster sustainable growth, integrating hubs around rail and transport nodes. The recent initiatives exemplify TOD’s role in capturing land value uplift while enhancing connectivity. For instance, the Sunway Group has initiated the construction for the RM 2 billion Seremban Sentral TOD project. The 20.8 acre project will be developed in two phases. The first phase will include the Sunway Seremban Medical Centre, a shopping mall and an office tower. It is slated for completion by 2030. Phase 2 will have combined residential, commercial and community amenities. It will be developed in stages from 2029 through 2039.
In parallel, the foundation stone for Ipoh Sentral, a 27 hectare TOD project, was laid in August 2025. Anchored by a new integrated transport hub, the project aims to transform the city into a vibrant commercial, residential and cultural centre. The pedestrian-first, car-lite design features urban parcels with retail, hospitality, housing, cultural spaces and commercial areas, connected by wide footpaths, cycling routes and shared streets. Building Design Partnership (BDP) has been appointed by Malaysian Resources Corporation Berhad to lead the master plan and urban design for the project.
Further, in September 2025, the Government of Malaysia inaugurated the Terminal Bersepadu Gombak (TBG), a major transport hub designed to serve as the Klang Valley’s primary gateway to the East Coast. Located adjacent to the upcoming East Coast Rail Link (ECRL) station, the facility is expected to catalyse development along the ECRL corridor, particularly in Kelantan and Pahang. Developed at a cost of RM 307.4 million, the fully integrated terminal features 36 bus bays, more than 1,000 parking spaces, food courts, retail outlets, prayer rooms, waiting areas and seamless access to the ECRL station. Further, authorities plan to enhance TBG’s role as a TOD hub by encouraging nearby commercial and residential growth. The government is also considering opening service counters for agencies such as imigration, the National Registration Department and the Road Transport Department, creating a one-stop centre for public services. The terminal’s launch marks a significant milestone in Malaysia’s efforts to strengthen East-West corridor connectivity and promote integrated, people-centric transport infrastructure.
Thailand
Thailand’s capital, Bangkok is witnessing rabid urbanisation, where private vehicles dominate amid limited public transit integration. With metro expansions like the Orange Line under way, TOD offers a transformative solution by clustering high-density, mixed-use hubs around rail stations. Drawing inspiration from global leaders like Japan, Thailand is advancing TOD to foster compact, low-carbon cities, aligning with national goals for sustainable mobility and economic resilience. The Mass Rapid Transit Authority (MRTA) is at the forefront, preparing to launch its first commercial land development project in the Praram 9 (Rama IX) area of Bangkok, modelled after Japan’s proven strategies.
The initiative stems from an MRTA study visit to Japan’s Urban Renaissance Agency (UR) and targets approval by the MRTA board and cabinet, with groundbreaking slated for early 2026. Situated in the Huai Khwang-Rama IX corridor on MRTA-owned depot land, it eliminates expropriation needs. This mixed-use TOD will seamlessly blend residential, office, healthcare, retail and mobility facilities with direct mass transit access, leveraging connectivity to the MRT Blue Line and Orange Line for efficient intermodal transfers. Inspired by Japan’s Shinagawa TOD, a 30 hectare regeneration between Shinagawa and Takanawa Gateway Stations, the project incorporates high speed rail, urban rail, buses, autonomous security and artificial intelligence navigation for innovative, eco-friendly urbanism. The MRTA anticipates the project to generate non-fare revenue, helping to improve the financial sustainability of urban rail operations and potentially subsidise passenger fares.
Vietnam
Vietnam’s rapid urbanisation underscores the urgent need for sustainable mobility solutions amid escalating traffic congestion and air pollution in cities like Ho Chi Minh City (HCMC) and Da Nang. TOD emerges as a pivotal strategy, integrating different zones around metro and rail hubs to reduce car dependency, enhance accessibility and foster liveable urban spaces. Recent approvals signal strong momentum, positioning TOD as a cornerstone for resilient, inclusive growth.
In HCMC, the People’s Committee has approved comprehensive TOD zones for all 12 stations along Metro Line 2 (Ben Thanh-Tham Luong), including the Tham Luong depot. These zones extend within a 1,000 metre radius of each station, superseding prior line specific provisions. For partially encompassed land parcels, authorities will determine full or partial inclusion to maintain cohesive planning. The initiative prioritises developments emphasising commercial, service and office spaces, alongside expanded public areas. Key objectives include curbing the reliance on private vehicle, elevating living standards and public health, and safeguarding cultural heritage.
In parallel, Da Nang City is embracing TOD to enhance growth around transport hubs, targeting 500 metre accessibility in urban areas and 2 km in suburban areas. The Deo Ca Group proposes a public-private partnership-funded metro linking Da Nang and Hoi An, with embedded TOD elements to ensure economic viability and corridor-wide urban expansion. These efforts exemplify Vietnam’s shift towards integrated mobility, promising reduced emissions and enhanced connectivity. Experts from the Shenzhen Metro Group have advised optimising the southern network layout and aligning land-use planning with transport infrastructure.
Indonesia
Indonesia leverages TOD to reconfigure urban expansion, particularly in Jakarta along MRT, light rail transit, bus rail transit and commuter corridors. The Jakarta Provincial Government proposes revitalising the Kota Tua heritage district as a national strategic project. Under the proposal, the city government will begin core infrastructure works in 2026, including road repairs, pedestrian improvements and river normalisation. Complementing this, PT MRT Jakarta is advancing Phase 2 extension from Bundaran HI to Kota Tua (completion 2029; underground works 2027), enabling TOD around the historic site.
The way forward
Moving ahead, successful TOD project implementation across the SEA region will include several transformative drivers. A decisive shift from highway-centric zoning to transit-based frameworks is essential, prioritising high-density, mixed-use developments within a 1 km station radius to boost ridership. Seamless multimodal connectivity – integrating walking (wide sidewalks), cycling (protected lanes), buses (feeder services) and rail – should be mandated, along with the adoption of a unified ticketing system. Further, for an integrated planning strategy, it remains necessary to embed affordable housing near stations and ensure robust station area development.
