KL CITY GATEWAY SDN. BHD. (Dikenali sebelum ini sebagaRITZY GLOSS SDN BHD v 1. ) Md Shafie Bin Dikir 2. ) Rohani Binti Dikir 3. ) Ghazali Bin Dikir 4. ) Sharil Bin Dikir 5. ) Muhamad Iskandar Bin Dikir 6. ) Norjani Binti Dikir 7. ) Norzaidah Binti Dikir 8. ) Nor Zaidah Binti Dikir 9. ) Rosmahni Binti Dikir 10. ) Robiah Binti Dikir 11. ) Aslina Binti Dikir 12. ) Nurul Nadirah Binti Malik 13. ) Nur Farihin Binti Norazam 14. ) Hasnaerdawaty Binti Md Hanapi 15. ) Hasnafidah Binti Md Hanapi 16. ) ...

wa-24ncvc-2539-07-2024 High Court (Mahkamah Tinggi) 27 February 2025 • WA-24NCvC-2539-07/2024 • 16 min read
1 cases cited (0 SG, 1 foreign)

Catchwords

Order 89 Rules of Court 2012 applicable against occupiers who had received compensation under Land Acquisition Act 1960 and remaining in the subject land without licence or consent – Order 89 contains distinct rules applicable specifically for the eviction of unlawful occupiers of land – Not restricted to only the eviction of squatters who entered land illegally – Summary procedure under Order 89 governed by same principles as under Order 14 – Plaintiff needs to show “interest in the land”, either as registered proprietor, lessee or other registrable interest under National Land Code 1965 – Dispute about quantum of compensation to be decided by Land Reference Court – Form K issued to take possession of the land – Land alienated to the Plaintiff – Rights to possession of land – No triable issue to resist Order 89 summary procedure – Order 89 rule 6(3) empowers court to fix date of giving of possession in Form 195 – Discretion of the court to give occupiers sufficient time to vacate the land

Practice Areas

Land Acquisition Civil Procedure Land Law

Judges (1)

Gan Techiong Delivered

Counsel (7)

Azura Mokhtar & Low Firm Zulpadli & Edham Firm Abdullah Az-Zubayr Bin Awaluddin Counsel Applicant Bushro Bin Mohamad Anuar Counsel Applicant Mizuraini Mohamad Counsel Respondent Nabilah Binti Hamlussalam Counsel Applicant Norazura Binti Mohamed Mokhtar Counsel Respondent

Parties (177)

KL CITY GATEWAY Sdn Bhd. (Dikenali sebelum ini sebagaRITZY GLOSS Sdn Bhd Applicant Kl City Gateway Sdn Bhd. (Dikenali Sebelum Ini Sebagai Ritzy Gloss Sdn Bhd Respondent MAJLIS AGAMA ISLAM WILAYAH PERSEKUTUAN Respondent Abd Rahman bin Takrim Respondent Abdul Ahad bin Abu Bakar Respondent Abdul Khalid bin A M Abdul Rashid Respondent Abdul Rahman bin Rashid Respondent Ahmad Faridz bin Hod Respondent Ahmad Jaseh bin Ngah Lebar @ Haji Mohamad Jabbar Respondent Ainaa Syazana binti Sapari Respondent Airaa Syafirah binti Sapari Respondent Amid bin Takzim Respondent Amida binti Sukaruman Respondent Amirol bin Mohd Hashim Respondent Anuar bin Ishak Respondent Asari bin Sawal Respondent Asiah binti Sawal Respondent Aslina binti Dikir Respondent Aziah binti Samat Respondent Azli bin Kamarudin Respondent Baharin bin Sawal Respondent Bahrum bin Sawal Respondent Bohari bin Sawal Respondent Effendy bin Ahmat Main Respondent Esah bt Brahim Respondent Farah Nabila binti Mohammed Asrin Respondent Farah Nadiah binti Mohammed Asrin Respondent Faridah binti Abd Hamid Respondent Fatimah binti Khalid Respondent Fatimah binti Saarani Respondent Fatin Solehah binti Aziz Respondent Ghazali bin Dikir Respondent Habsah binti Samdin Respondent Hajjah Siti Aliah binti Haji Sulaiman Respondent Hakimah binti Sawal Respondent Hartini binti Sairi Respondent Hasnaerdawaty binti Md Hanapi Respondent Hasnafidah binti Md Hanapi Respondent Hasnafizam binti Md Hanapi Respondent Hasnafizi bin Md Hanapi Respondent Hasnah binti Sawal Respondent Heri bin Pudirin Respondent Herman bin Pudirin Respondent Ibrahim bin Alias Respondent Ibrahim bin Muhamad Respondent Jumiah binti Kartho Respondent Junardah binti Sukaruman Respondent Kamariah bt Masud Respondent Kamsinar binti Roseli Respondent Kassim @ Mohamad Asib bin Haji Mokhsin Respondent Kudari bin Dollah Respondent Lele Suzana binti Kudari Respondent Luqman Nurhakim bin Hassan Respondent Maimunah binti Alias Respondent Maszlan bin Mohd Yassin Respondent Mat Som bin Che Som Respondent Maziza binti Ahmad Armain Respondent Md Shafie bin Dikir Respondent Meldagusyeni binti Murni Respondent Mohamad Helmi bin Mohd Noor Respondent Mohamad Khairuddin bin Mohd Noor Respondent Mohamed Alipah bin Ahmad Jaseh Respondent Mohamed Yusoff bin Kartho Respondent Mohammad Abdullah Zubair bin Mohammed Asrin Respondent Mohammad bin Takrim Respondent Mohd Khairil Naim bin Husin Respondent Mohd Noor bin Majid Respondent Mohd Yasin bin Takrim Respondent Mohd Zani @ Mohd Sofi bin Harun Respondent Mokhtar bin Mohd Lip Respondent Mokhtar bin Takrim Respondent Muhamad Asyraf bin Rusli Respondent Muhamad Faris bin Muhamad Fasri Respondent Muhamad Iskandar bin Dikir Respondent Muhammad Abdullah Zaid bin Mohammed Asrin Respondent Muhammad Ashaari bin Aziz Respondent Muhammad Asyraf bin Aziz Respondent Muhammad Azri Syafiie bin Sapari Respondent Muhammad Fakrul Izzat bin Aziz Respondent Muhammad Firhan bin Ashari Respondent Muhammad Luqmanul Hakim bin Mazlan Respondent Muhammad Mujahid bin Azhari Respondent Muhammad Nasrul Azri bin Kamarudin Respondent Muhammad Razali bin Abdul Khadim Respondent Muhammad Shafei bin Mohd Noor Respondent Muhammad Suhaimi bin Aziz Respondent Muhammuddin bin Sairi Respondent Najatul Syahirah binti Sapari Respondent Noorazimah binti Mohamad Hashim Respondent Nor Azaham bin Zahari Respondent Nor Farhana binti Muhammad Don Respondent Nor Husna binti Mohd Zuki Respondent Nor Zaidah binti Dikir Respondent Noraini binti Sukaruman Respondent Noraya binti Pandak Sohor Respondent Nordiana binti Razali Respondent Norhayati binti Abd. Hamid Respondent Norizan binti Jamaludin Respondent Norjani binti Dikir Respondent Norliza binti Kalil Respondent Norsiah binti Abu Said Respondent Norsiah binti Sukaruman Respondent Norzaidah binti Dikir Respondent Nur Asyikin binti Zainal Abidin Respondent Nur Farhanah Izzati binti Yaaziz Respondent Nur Farihin binti Norazam Respondent Nur Fatimah Suhada binti Ali Respondent Nur Iman Natasya binti Zamani Respondent Nurfarahanie binti Mahdi Respondent Nurul Nadia binti Hasnol Respondent Nurul Nadirah binti Malik Respondent Puteri Nurul Jehan binti Jaimin Respondent R Sufarto bin R Suwardi Respondent Raden Sutrisno bin Raden Sumadi Respondent Raden Suyitno bin R Suwardi Respondent Rahim bin Satar Respondent Rahimah binti Che Soh Respondent Rahiza binti Misbah Respondent Rahmah binti Sutan Respondent Rahmat bin Mohd Hashim Respondent Rasemah binti Takrim Respondent Ridzuan bin Mohd Asib @ Kassim Respondent Robiah binti Dikir Respondent Rohana binti Khalid Respondent Rohani bin Md Sueng Respondent Rohani binti Dikir Respondent Rokiah binti Talib Respondent Roslan bin Salman Respondent Rosliana binti Mohd Noor Respondent Rosmahni binti Dikir Respondent Rozaidi bin Yusof Respondent Rusmaini binti Abdul Talib Respondent Rusmani binti Hj Ahmad Respondent Sadiah bt Dollah Respondent Saeda binti Mokhtar Respondent Saiful Azhar bin Ibrahim Respondent Saiful Azmir bin Ibrahim Respondent Saiful Azril bin Ibrahim Respondent Salwana binti Aziz Respondent Samad bin Karto Respondent Samsuri bin Sukaruman Respondent Sapari bin Kartho Respondent Satinah bt Kartho Respondent Selamet bin Kartho Respondent Shaharudin bin Mohd Hashim Respondent Shamshura binti Rosli Respondent Shamsiyah bt Masud Respondent Shamsuddin bin Sawal Respondent Sharil bin Dikir Respondent Sharrif bin Sawan Respondent Siah binti Talib Respondent Siti Aishah binti Mat Yusup Respondent Siti Khadijah binti Ibrahim Respondent Siti Khadijah binti Sawal Respondent Siti Raudzah binti Muhammad Respondent Siti Rosnani binti Saleh Respondent Siti Rozah binti Salamudin Respondent Siti Umiah binti Abdullah Respondent Suhana binti Redzwan Respondent Sukarno bin Sairi Respondent Sukri bin Kartho Respondent Sulaiman bin Sihab Respondent Supari bin Sukaruman Respondent Suparti Respondent Supiah binti Alias Respondent Suwaibah binti Romli Respondent Syufiah Ismail Respondent Timah binti Abbas Respondent Wan Hasmah binti Mohd Shariff Respondent Wan Normastura binti Abdullah Respondent Xxxx Respondent Yusop bin Sukaruman Respondent Zaifulal Rizal bin Mohidin Respondent Zainab binti Alias Respondent Zainal Abidin bin Sunari Respondent Zalina binti Mohamad Hashim Respondent Zuraidah binti Ahmat Main Respondent

Case Significance

Illustrates that Order 89 of the Rules of Court 2012 reaches beyond classic squatters to any occupier remaining on land without licence or consent — including persons compensated for a compulsory acquisition under the Land Acquisition Act 1960 who overstay: applying the summary standard, the court ordered possession, with a short stay.

This High Court decision at Kuala Lumpur concerns the summary eviction of occupiers under Order 89 of the Rules of Court 2012 following a compulsory acquisition of land. The applicant, KL City Gateway Sdn Bhd (formerly known as Ritzy Gloss Sdn Bhd), sought possession, by originating summons, of numerous parcels held under individual titles, as against occupiers who had received compensation under the Land Acquisition Act 1960 but remained on the land without licence or consent. The central questions were whether Order 89 was available against such occupiers, and whether the applicant had made out its case to the summary standard the procedure requires.

The court allowed the application. It held that Order 89, which contains distinct rules for the eviction of unlawful occupiers of land, is not restricted to squatters who entered land illegally, but extends to occupiers who remain on land without licence or consent — including, as here, persons who had been compensated for the compulsory acquisition of their interests under the Land Acquisition Act 1960 yet stayed on. It observed that the summary procedure under Order 89 is governed by the same principles as summary judgment under Order 14, so that the applicant must show that the occupiers have no arguable right to remain. Satisfied that the occupiers had no such right once the land had been acquired and compensation paid, and that its decision rested primarily on the interpretation of Order 89 and section 18 of the Land Acquisition Act 1960 rather than on contested facts, the court allowed the applicant's substantive application for possession, while granting a short stay for a fixed period so as not to shut the respondents out entirely. The reasoning treats the payment of acquisition compensation as extinguishing whatever interest the occupiers previously held, so that their continued occupation thereafter is as devoid of legal right as that of a trespasser, and the summary machinery of Order 89 is available to restore possession to the party now entitled to the land. The judgment illustrates the reach of Order 89 beyond classic squatters to compensated occupiers who overstay after a compulsory acquisition.

Is Order 89 confined to squatters who entered land illegally?

No. The court held that Order 89 of the Rules of Court 2012 is not restricted to squatters who entered illegally, but applies to any unlawful occupier remaining on land without licence or consent — including occupiers who had received compensation for the compulsory acquisition of their interests under the Land Acquisition Act 1960 but stayed on the land.

What standard governed the summary eviction application?

The court held that the summary procedure under Order 89 is governed by the same principles as summary judgment under Order 14, so the applicant had to show the occupiers had no arguable right to remain. Satisfied of that once the land was acquired and compensation paid, it allowed the application for possession, granting a short fixed stay so as not to shut the respondents out entirely.

Statutes Cited

Land Acquisition Act 1960 (Cap 486)
Rules of Court 2012

Cases Cited (1)

MY (1)
[2025] MLJU 1420

Judgment

Read the full judgment on the official Malaysia Courts portal.

Read on eJudgment

Source: eJudgment (wa-24ncvc-2539-07-2024)