Retailers rush to expand in Kota Kinabalu

By Madiha Fuad of theedgemalaysia.com
Monday, 13 January 2014 12:09
KUALA LUMPUR: Retailers are rushing to expand their presence in Kota Kinabalu as the retail sector in Sabah’s capital is set to grow 5% to 10% in the next few years.

“Parkson has been in Kota Kinabalu since the 1980s. The market there is good. Currently, we have two stores — one in Karamunsing and another in One Borneo Mall,” Parkson Holdings Bhd general manager Loh Chai Hoon told The Edge Financial Daily.

Parkson is slated to open its third store in the soon-to-be launched Imago Mall, which is owned by Asian Pac Holdings Bhd.

The Imago Mall, to be completed in the fourth quarter of this year, has attracted international and local retailers, some of which are making their debut in Kota Kinabalu.

“This will be our largest store in Kota Kinabalu. The opening of our third store in Sabah demonstrates our commitment to grow our presence there,” said Loh.

The country’s largest department store operator does not rule out the possibility of opening another store in the city.

“We will look at various factors before we plan on expanding and bringing in one more outlet into Kota Kinabalu, but we are open to it if the opportunity arises,” said Loh.

Making its first entry into Kota Kinabalu is Aeon Fantasy (M) Sdn Bhd, which will be opening its store in the Imago Mall.

“This will be our first project in Sabah. Our concept is very new and it will bring a different experience to the local community,” managing director Chong Swee Ying told The Edge Financial Daily.

She said opening an outlet in Sabah is in line with the company’s strategy of expanding in Malaysia.

“We plan to open at least three outlets there,” she said.

Bonia Group and Mcat Box Office Sdn Bhd are also making their first foray into Sabah through their brands Sembonia and MBO Cinemas.

Valiram Group’s Charles and Keith, Victoria’s Secret and DNP Clothing Sdn Bhd’s Dorothy Perkins, Miss Selfridges and Topshop are among the retailers that are bringing local and international brands into Kota Kinabalu.

Other retailers include Swarovski (M) Trading and Padini Group.

On Kota Kinabalu’s development as a port and commercial hub, Asian Pac chairman Tan Sri Megat Najmuddin said Sabah should further develop itself as a commercial hub.

“Dubai and Singapore have opened their waters and attracted the best talents to develop their countries. They managed to reel in many investments worldwide,” he said.

Comparing Kota Kinabalu to Iskandar Malaysia, Najmuddin said the latter is a greenfield venture which will take years to prove itself, while Kota Kinabalu is already a city with its own attractions.

Najmuddin is bullish that the annual retail spending in Kota Kinabalu will exceed RM1.4 billion.

“The Kota Kinabalu International Airport is the second busiest airport in Malaysia with about three million tourists a year,” he said.

Najmuddin said tourists from South Korea, Japan, Taiwan, Brunei and Hong Kong visit the city that provides investment opportunities and growth for the whole state.

There must be big player bought more shares from the open market few days ago.

When comparing the annual report 's shareholder list between 2013 & 2012, this guy,Jimmy Thomas @ James Abraham Thomas, has almost acquired 5% of the shareholding from the market. I believe it happened in Jun 13 when the shares exchanged in hand almost 70 million.

Many good counters are traded at cheap price. Not worth insist CSL.

Thanks guys for the Imago site visit and update us the development progress. It is really helpful to us to make a decision.

Target above 30 cents after putting Imago Mall into operation.

KUALA LUMPUR: Malaysia has granted a substantial tax break to a zone in a showpiece investment project near Singapore, a move likely to provide crucial support to a $800 million initial public offering of the area’s developer next year.

The Medini area in the southern state of Johor is the only section of the $30 billion Iskandar Development Region to get an exemption from a 30 percent property gains tax announced in October to cool soaring property prices, government officials said.

The area is being developed by Medini Iskandar Malaysia, a company that is 60 percent owned byIskandar Investment, a corporation controlled by sovereign fundKhazanah Nasional Bhd . Japanese conglomerate Mitsui & Co Ltd and Dubai-based realtor United World Infrastructure each own 20 percent.

“Medini in 2006 and 2007 was a sparsely populated area and not a preferred investment location,” Ismail Ibrahim, chief executive of Iskandar Regional Development Authority (IRDA), told Reuters when asked why the area received an exemption.

“The objective is to provide the catalyst to drive investments into Medini,” he said. Since its inception in 2006, Medini was exempt from property gains taxes.

Medini Iskandar declined to comment about the latest tax exemption.

The tax break, however, means the company should be able to attract more funds into the Medini area, helping the prospects for its IPO as well as the government, which is seeking to lure more investors, especially from cash-rich Singapore, into the Iskandar region without inflating a broader property bubble.

“It (the exemption) certainly gives it an edge over others in Iskandar,” said a banker involved in Medini Iskandar’s IPO, which is excepted to be launched in the first half of 2014.

Bank of America Merrill Lynch, Goldman Sachs and Maybank have been chosen to manage the planned listing, according to Thomson Reuters publication IFR.

Other major listed developers in the Medini zone include Mah Sing Group, Sunway Bhd, Eastern & Oriental and WCT Holdings Bhd.

ISKANDAR’S APPEAL

The whole Iskandar region has seen property prices climb in recent years due to speculators and higher demand from Singaporeans seeking a break from sky-high prices in the city-state. U.S., European and Chinese firms have also realised the potential of the area as a manufacturing hub.


The recent tax hike has left other Iskandar developers like Iskandar Waterfront, partly owned by Johorstate, and UEM Sunrise Bhd, Malaysia’s biggest real estate company, bracing for a chill next year.

Both companies declined to comment when asked about the tax exemption for Medini.

Iskandar Waterfront, which is developing a zone directly across the causeway that links Singapore withJohor Bahru city, has, however, delayed a $300 million IPO to the end of 2014 from the first quarter to gauge the impact of the property cooling measures, people with knowledge of the matter said last month.

The sources declined to be identified because the information was confidential.

The Iskandar Development Region struggled to attract investors at first, but improved infrastructure and soaring property prices in Singapore burnished its appeal.

Total committed investments by local and foreign firms in the area until September this year amounted to 128.21 billion ringgit ($39.87 billion), almost ten times a much as when the zone was first set up in 2006, IRDA officials said.

Local investors account for almost 65 percent of the total.

Medini, the largest township across the narrow strait from Singapore, is only a small part of one of the five sections that make up the Iskandar Development Region.

The area that was once mostly rubber and palm plantations is now home to a popularLegoland theme park resort, a production centre for Britain’s famed Pinewood Studios as well as some of the most developed infrastructure in the whole Iskandar region, government officials say.

Medini Iskandar has so far spent 5.9 billion ringgit ($1.8 billion) on developing the area, with $600 million going on well-lit roads and sewage treatment facilities. The rest was an initial capital injection, according to the company website.

“Medini came in at a time of doldrums, nobody wanted to go to Iskandar,” Shahrir Abdul Samad, a member of parliament for Johor Bahru, the state capital of Johor, told Reuters.

Above 0.30 is also possible. who knows....may be someone would take it over. haha

0.1 is also possible. We can't discount all the possibility. Who knows..market crash.

The borrowing bomb is too small to burst its large Palm oil land. Money is borrow to invest in oil palm cultivation. It can sustain for very long time unless nobody want to set oil.

I don't know how many investors know about the development. It seems not many know as I have not seen financial medias starting to promote Asiapac. I guess the volume could be purposely created by big players to ......my wild guess. Don't take it seriously. Haha.

If I did not analyse the future prospect of the Asiapac, I would have sold if off given such a huge volume. It seemed not worth to hold for longer period cause most of them are very short term players. Why not let it go and buy back the penny latter.

My guess is Asiapac would behave differently from others due to its future potential of huge unbilled sales, Imago Mall and target of being taken over by bigger players. All these reasons hold me back and I am willing to sacrifice short term gain.

Asiapac share price movement is hard to predict given its potentials. Big players may take this chance to wipe out weak holders if they have a big plan behind. I believe they do. Just my 2 cents.

samsoongyc. It doesn't matter. What important is you have joined the right ship to make more money.

Extracted from DBS Asian Insights:

It’s been six years since the Iskandar Malaysia project was fi rst announced in November 2006. Today, the development once known as the Iskandar Development Region (IDR) has evolved and taken on a new dynamism with Singapore’s involvement.

Singapore’s keen interest in Iskandar Malaysia is built on pragmatic and
strategic reasons. The potential upside to Iskandar Malaysia is a strong lure.

Property developers and investors are rushing in to acquire landbank and properties at new benchmark prices. The entry of heavyweight foreign investors such as Temasek, Ascendas, CapitaLand, China’s Country Garden and Australia’s Walker Corp is a testament of Iskandar Malaysia’s booming prospects.

Made in Iskandar Malaysia:

Singapore has a very comprehensive network of bilateral Free Trade Agreements (FTAs). Products produced in Iskandar Malaysia can benefi t from Singapore’s FTAs with some tweakings in the Rules of Origins section within all the existing agreements. By including the Outward Processing Concept, a product can be deemed to originate from Singapore as long as the fi nal or a particular critical stage of the production is done within
Singapore. This is despite the fact that the bulk of the value add is done in Iskandar Malaysia. Such a concept is already in existence within the US-Singapore FTA and the Panama-Singapore FTA. Amendments to the agreements can be easily done during the regular revision of the existing FTAs.

Though Malaysia is part of several ASEAN-centric FTAs, the level of
commitments in such a multilateral setting is always less deep compared to that of a bilateral arrangement. By leveraging on Singapore’s bilateral FTA network, MNCs will be able to locate their low-end production in Iskandar Malaysia and have their critical processes or headquarter functions based in Singapore so as to benefi t from the FTAs.
Singapore companies will also be able to continue to enjoy the benefi ts of the country’s FTAs even if they have relocated to Iskandar Malaysia. On a macro level, it is a win-win situation with Malaysia standing to gain from foreign direct investments and Singapore
benefi ting from higher export value

I believe Iskandar will continue to prosper further. MRT/LRT is in the pipeline linking Singapore and Malaysia. It is very likely Iskandar would become another convenient area reside by Singaporean given its strategic location. Many Singaporean would want to own a property there at relatively cheap price. It is very convenient for them to commute to work in future.

With an unbilled sales 573 million, I am expecting another impressive quarterly results announcing in Feb 14.

Great. We are looking for longer term share price appreciation.

The net profit is almost double of their estimation. So target share price 24 cents is still considered attractive.

My estimation for Imago world class A mall. The rates applied are actually lower than others mall in KK

Imago Mall consists of 4 floor with total size of 800,000 sqft. Assuming Ground floor 200,000 sqft, Annual rental from Ground floor is RM 28.8 million ( 200,000sqft x RM 12 x 12 months) & remaining 3 floors RM 40.32 million ( 600,000sqft x RM 7 x 12 months x 80% occupancy ). Total annual rental to receive is RM 69.12 million.

I am doubt of his basis for computing Imago Mall revenue. Rental to receive each year is RM 40.54/sq ft? So cheap ???? It is unrealistic when comparing with the rate published by CBRE

CBRE research : rental / month
1. Boneo - 1,227,000 sqft - ( G - RM 8 to RM 15 ) ( 1 - RM 6.1 to RM 10 )
2. Central Point - 377,359 sqft - ( G - RM 8 to RM 23 ) ( 1 - RM 5 to RM 7 )
3. Kompleks Karamsung - 360,000 sqft - ( G - RM 4.1 to RM 5.9 ) ( 1 - RM 2.8 to RM 5.3 )

With such big volume, hope it would draw financial media. If they put up a special report to boost the potential of Asiapac then tomorrow will be another flying day.

I am still sitting tight to watch the show.

Clear .21. Good sign.

I prefer to hold for longer period to earn high returns rather than repeating buy & sell. Some more, We don't know how the big players thinking also.

Hard to say. Buy KSL if you like Iskandar theme. KSL is one of the big player there owning a lot vacant lands for development.

More good shows lineup for playing in coming months.

Don't think too much. Just whack if you have cash.

The best is to distribute dividend to shareholders to keep them calm. KSL would attract more interest from funds manager. High borrowing doesn't matter.

I would be patient to earn higher returns from this counter. Unless I buy a stock purely for speculation purpose.

opportunity to accumulate more. Big players will act very fast once launching an attack.

On the board already. will pump in more.

The Chinese construction company Broad Group is known for putting up buildings with record speed. A 30 story hotel was built in 15 days.

They suppose to do it from now onwards. We are all on the board waiting good news. It is ok not to receive dividend temporary but at least announce bonus issues to boost the moral of minority.

Normally, gain/loss on revaluation of fixed assets would distort the view of business operation performance. It is better to ignore in calculating EPS.

Our target price is based on realistic conditions through analysis. It's near future performance is predictable. I believe the price will move even higher after completing Imago Mall. :).

My target is 25 cents. More good news is coming especially its financial results for the next 2 quarters.

yup. Speculators won't dare to join at this moment. I am more concerned of its performance within 6 months.

sorry. That's the price while KSL parked on the runway. Now, it is 4.3 times.

If you look at current P/E, KSL is still traded at dirt cheap price.

Net borrowing was sharply declined to low level. Market price stands at dirt cheap P/E. Any high margin of safety?

Current P/E: 3.6 Thumbs Up
NTA: 3.34 Thumbs Up
DY: 0 Thumbs Down

Net Borrowing: 96m ( Year 12 - 183m ) ( Year 11 - 227m ) ( Year 10 - 146m ) Thumbs Up

Turnover: 9 months - 566m ( Year 12 - 404m ) ( Year 11 - 272m ) ( Year 10 - 186m ) Thumbs Up
PBT: 9 months - 250m ( Year 12 - 186m ) ( Year 11 - 122m ) ( Year 10 - 118m ) Thumbs Up

Consolidation. today is T+3 & T+4.

Asian Pac will not be a small player in project development anymore. It has proven records by delivering high quality products in prime location ie The Loft KK & Fortune Perdana KL. Furthermore, the land developed in Fortune Perdana was acquired in year 1998. Asian Pac shall be able to make at least same level of profit from the project.

My projection for the next 3 years is arrived before taking into account future projects to be launched this year. The figures are even higher after including the projects below:

Future projects: in prime location:

Projects Entrepreneur Park KL - 40 units shop/office & 420 units service Residence GDV 362m ( launch in 2014 )

Project: Dataran Larkin - 2nd phase 30 units shop/office GDV 110m ( launch in early Apr 2014)

Possible. The substantial shareholder, Mah Sau Cheong, has not fully controlled the company couple with low capitalisation and good future prospects. Asia Pac enjoys the higher potential of being the target to be acquired by 3rd parties.

By looking at existing ongoing projects and Imago Mall, its future performance is predictable.

1. The Loft - 631 units service Residence GDV 558m ( Launched 2nd Qtr 2011 & completing mid 2014 )

2. Dataran Larkin - 1st phase 79 units shop/office GDV 110m ( Launched in Apr 2012 & completing in mid 2014 )

3. Fortune Perdana KL - 36 units shop/office & 576 units service Residence GDV 362m ( launched 12 May 2013 ) Completing 2nd half 2016

We know that Asia Pac has a large sum of unbilled sales 573 million. If we split it into 86m per quarter, it would able generate same amount of turnover at least in next 6 quarters.

Will Asia Pac able to maintain the same multiple P/E over the next 3 years? Given the solid unbilled sales, it would perform better in the next 2 financial year before catching up the recurring income from the Imago Mall.

This is the reasonable or conservative expected future P/E of Asia Pac. My assumption is to ignore future projects that would generate turnover in FY 2016.

P/E
FY 2014 ( Mar 14 ) - 5.9 times
FY 2015 ( Mar 15 ) - 4.9 times
FY 2016 ( Mar 16 ) onward - 5.0 times ( from Imago Mall operation alone )



EPS
FY 2014 ( Mar 14 ) - 3.13 cents
FY 2015 ( Mar 15 ) - 3.76 cents
FY 2016 ( Mar 16 ) - 3.66 cents ( from Imago Mall operation alone )

Turnover
FY 2014 ( Mar 14 ) - 294m ( 122m + ( 86m x 2) )
FY 2015 ( Mar 15 ) - 344m ( 86m x 4 )
FY 2016 ( Mar 16 ) - 70m ( Rental income only )

Profit
FY 2014 ( Mar 14 ) - 30m ( 12m + ( 9m x 2) )
FY 2015 ( Mar 15 ) - 36m ( 9 x 4 )
FY 2016 ( Mar 16 ) - 35m ( ( from Imago Mall operation alone )

Asia Pac has delivered an excellent latest quarterly results. Both turnover and profit is very impressive. This trend will continue on the back of huge unbilled sales.

P/E: 5.41 times
EPS: 3.05 cents
NTA: 0.3635


Turnover
Qtr 30-9-13 - 86m
Qtr 30-6-13 - 36m
Qtr 31-3-13 - 44m
Qtr 31-12-12 - 32m
Qtr 31-9-12 - 12m
Qtr 30-6-12 - 15m

Profit:
Qtr 30-9-13 - 9m
Qtr 30-6-13 - 3m
Qtr 30-3-13 - 6m
Qtr 31-12-12 - 0.8m
Qtr 31-9-12 - ( 0.3m )
Qtr 30-6-12 - 0.3m


EPS
Qtr 30-9-13 - 0.93 Cents
Qtr 30-6-13 - 0.31 Cents
Qtr 31-3-13 - 0.65 Cents
Qtr 31-12-12 - 0.08 Cents
Qtr 31-9-12 - (0.03 ) Cents
Qtr 30-6-12 - 0.03 Cents

I think what really Mr. Koon meant could be you would not have problem to invest in Jtiasa from your borrowing now. The business is very good in future. It is the right time to buy at such low price.

Asian Pac financial performance for the past few years.

Turnover
FY 2014 - 122m ( 2 quarters )
FY 2013 - 103m
FY 2012 - 89m
FY 2011 - 36m
FY 2010 - 102m


Profit:
FY 2014 - 12m ( 2 quarters )
FY 2013 - 17.6m
FY 2012 - 15.7m
FY 2011 - 11.4m
FY 2010 - 20.2m

EPS
FY 2014 - 1.24 cents ( 2 quarters )
FY 2013 - 1.8 cents
FY 2012 - 1.61 cents
FY 2011 - 1.17 cents
FY 2010 - 2.08 cents

Unbilled sales of 573 million as at 30 Sep 2013.

KSL is certainly needed more funds to finance its on going big projects. It is not that good to rely much on high borrowing. That's why it have stopped paying dividend since 2 years. Some funds manager may not be happy with this move cause it was different with their initial investment expect ion. What they want is dividend. LTH is the one who sold down the shares heavily in the past few months. The cloud is clear now as LTH 's shareholding is negligible and unable to push the price heading south. Looking at its PE 4 times, KSL is apparently undervalued.