Having taken a conservative stance, there is one thing about SymLife and Tan Sri Azlan Yahya - is that they always follow through with what they have communicated with the press.

@ Azlan 88, i sincerely hope this Union Suites will be a sellout like hot cakes.

For Union Suites, there are two factors that need to be considered.
Firstly, a good portion of the units are priced below RM1.0M - which effectively blocks out the foreign buyers which forms a huge bulk of the buyers for Star Residences. Hence, we cannot compare the performance of Star Residences with Union Suites. Furthermore, Star Residences has the global brand name of Samsung and the emergence of very reputable F&B brands - such as Michelin 5 Stars restaurant, Madam Tussuad, Zouk NIght club and Star Walk of Fame and the recent service operator - Ascott Hotel. All of these reputable brand names will make The STar Residences project a huge success.

However, we don't have the star brand name for Union Suites.

Secondly, the rejections for loans have dropped off significantly and a new class of quality buyers have emerged. However, this class of quality buyers are mainly for affordable and high quality housing which is selling at the price range of RM0.5M to RM0.8M and mainly for own stay. Those flippers who buy a few properties at one shot and hoping to flip for quick profit have dried out. However, we also cannot deny the fact that genuine investors may want to buy Union Suites but the rental yield is going to be bad. I mean if you dump about RM0.8M for a bite sized unit, the rental from this unit must be really high to make decent rental yield.

Hence, i think the market for Union Suites is mainly catering for genuine investors - not so much for those who buy for own stay and this investor has to bear for poor rental yield. In terms of capital appreciation, they have to wait for a few years prior to disposing mainly due to the reducing scale rate for RPGT and of course, the developer has factored in future pricing for our benefit.

But if Union Suites can really make it to 90% sales, then we should be looking at unbilled sales of close to RM2.0B at the end of Dec'17 (conservatively)!

When wanna announce hospital project ?

Now, anxiously waiting for Union Suites sales performance.

Hi Azlan88, what do you think of Union Suites ?Need your wise insights.

Copy and paste the article here would be good...

Wow....thanks Azlan88, can you help to furnish the weblink to the article at Focus Malaysia? Well, getting a deal with Ascott Hotels will put SymLife on the map. No wonder the developer is so confident to raise the selling price to RM2.5K per square feet for Tower 3. Also, for Star Retail, they have almost sold out all the units (except 3 to 5 remaining). Getting a partnership with Madam Tussuad is a key milestone. This may have brought Ascott hotel on board. With this new development, it is apparent that Tower 2 which is currently selling at old price will get snap up. Tower 2 is already 80% sold. Should not have problems to clear the rest of the 20% since Tower 2 is still selling at old price. The remaining 50% of Tower 3 should get cleared in Dec18.

Woohoot...got another piece of good news about SymLife...but don't know wanna share or not ...ymthis piece of good news will surely propel Symlife to above RM1 in the months ahead...

Pain pain

Wah Optimus...you are here ...sigh...I so regret no listening to you about GOB...

Adui Symlife...bila naik?

Hopefully, can announce hospital project win soon and LRT3 project win ...

Don't know when they will announce the hospital project ?

We talk about Star Residences , not SEXResidences

Come on...this is SymLife forum...not SEXLife forum

@ nemesis, yalor...I am a little boy...when you first buy shares...I am still wearing diapers, attending kindy...sucking my Lai Ma punya nipples....

Poor little boy like me....winnings just 4 to 5 digits across each and every counters that I hold....what to do....lose to experienced uncle like Nemesis....

From today onwards, I better suck my Lai Ma nipples and shut up about Symlife ....

Wanna see what uncle @ Nemesis can contribute ....besides bitching about price up and price down.....switching counters ....and don't contribute much to this forum....

Then, I will stop posting and keep all the good news to myself....and ask you to sell...muahahah !!

Then, you are welcome to get lost !

Last time, you buy Bolton property....and now buy DymLife shares...something must intrigue you

Hahaha, ...compare apple with apple lar....

It is your investment mate. Knowledge reduces risks .Risks come from not knowing what you are doing . if you invest based on hearsay, then you will be frightened when market price goes down. But if you know the value of your investment, then you will not be afraid when price decrease.

@ SKNg Keong....nowadays, the trend is towards affordable housing....less than RM500K...this is where quality buyers emerged and bank loan very likely will get approved ....that is why I say SHL got good future ....because majority of its housing project is taylored at affordability ....but then, SymLife ...their KLCC Star project is considered safe and will be their money $$$ maker for the next 3 years....next on the chopping board is their UnionSuites. This Symlife is a high end developer ....but their recent projects such as TWY and Star is a sellout ....dunno whether they can repeat the same for Union Suites.

Please help us heng tais here...call up Union Suites sales office and share your opinion with us.

http://www.the-ascott.com/en/ascottlimited/about-us.html

Good news. For the Star Retail,25 units have been sold out of the 30 units. Madamme Tussuad has confirmed taking up some of the units at Star Retail. You heard that right. Madamme Tussuad of the world famous wax museum has taken up units at Star Retail and this is expected to complement the Star Walk of Fame.

Ok...my sources confirmed to me that the service apartment operator for Tower 3 is Ascott Hotels. It is not surprising because Ascott is a subsidiary under Capita Land. Last time, CapitaLand is a party to the joint venture with SymLife and UMLand to develop Star Residences. Thereafter, CapitaLand pulls out. But now, it is back to purchase 50% of Tower 3.

@ maxmax...I don't understand lar...can you please be more specific ?

@ skng Keong, please downliad their annual report and look for the director ...name is Peter

One of the director is a prominent corporate lawyer, goes by the name of Peter. I think he got all the SnP s

@ maxmax....for Union Suites, 26% already booked ...they sudah sign SnP kah belum? Booked and sign SnP is different leb

@ maxmax....thanks bro

Don't just be a free rider ....contribute abit mah

@ nooobieee, you go call and share your findings here ...

Hi OTB, how can I enrol in your course ?

So, this weekend, who wanna volunteer become "moh Lai" to call up Union Suites sales office to enquire about sales status ?

hehehe - RM1.20 is also my TP price - and I compute this solely based on Star project WITHOUT consideration of their other projects.

@ Charles T, what is your TP?

@ Tamizy; the most important thing is confirmed sales - i.e.; signed SnP and not just pay booking fees nia...
According to the sales staff, the ones who booked is about 70%, but they do expect 50% drop out rate (out of this 70% who booked). Hence, we should be looking at 30% who signed the SnP.

Even if you signed the SnP, there is a provision under the HDA that states you just need to forfeit the first 10% to cancel the house purchase.

By the way, where the hell is Sungai Long land? Can someone please tell me....??

But then, next quarter, the profit for Symlife will increase again. This is mainly due to both TWY and Star Residences project will start to contribute in a very significant way. In Malaysia, property developers employ progressive billings whereby sales is matched against costs based on progressive billings - resulting in profit to be recognised during the quarter. Currently, the risks facing many high rise projects is that there is not sufficient sales. Hence, the property development costs (expenses) cannot be offset against sales - since there is insufficient sales - and therefore goes through the balance sheet as inventories. Alot of property developers may report higher and better balance sheet due to inventories (unsold houses) pile up and this will increase your NTA. However, don't be fooled by higher and better NTA. There will be a liquidity crunch because contractors and bankers need to get paid. Alot of property developers folded during 1997 Asian Financial Crisis due to cash flow or liquidity issue.

During the AGM 2016, Tan Sri Az,am Yahya has emphasised this point. Twice actually - if you attended AGM 2015 as well. It was his experience cleaning up debt laden property developers during his time at Danaharta that point to this important lesson. Even the CFO is from Danaharta which gives me sufficient assurance that the CFO is alligned to Tan Sri's thinking. To Tan Sri, cash flows is more important than profit for a property developer. That is why he is reluctant to launch a project if the project cannot achieve more than 80% sales. In other words, the project cannot turn into a positive cashflow. However, i think the real test for SymLife is not the share price this coming quarter or the next. It is the upcoming Union Suites RM400M GDV.

For Union Suites, management has reiterated over and over again that they are confident they can successfully sell at least 80%. The proof in the pudding is in the eating. If i do not hold any SymLife shares, i will definitely stand at the sideline wating for Union Suites. Just spend a weekend visiting their sales gallery will confirm the sales status for Union Suites. Hopefully, SymLife can sell more than 80% of Union Suites (and i think they probably will - given Tan Sri's stand). I do not doubt Tam Sri's ability because one of the projects - Desiran Bayu- is actually a BTS. The project is a huge sell out - i think they have sold about 90% of Desiran Bayu in a very tough market last 2 years. Another project was TWY - also a huge sellout in a tough market.

The reason why i favour SHL is because they are a proven developer - compared to SymLife - who employs BTS. If i can choose all over again, i will definitely invest in SHL because at the current low price (lowest for the whole year), the price is a hedge against unforeseen risk. But if you have bought SymLife at RM0.70, then there is nothing to worry :-) About SHL being expensive, expensive is a relative term. I think the correct answer is whether SHL is undervalued at this price. If yes, then it is a steal.

Actually, if i can choose again, i will invest in SHL. Seriously !!

By the way, Sungai Long land is just slightly more than 300+ acres. Not 600+ acres. Don't forget - they dispose the 300+ acres to pay for conversion fees from quarry land to residential land.

Gadang will drop ...

@ Darren Liew, actually where is Symlife Sungai Long land ?Is it considered strategic location ?

Next quarter results will be extremely good for Symlife...then, it jwll break RM0.90/

Hahaha...nooobieee is screaming chicken little

this counter gonna drop

This article is old news. But then, Symlife has followed through with whatever plans it had laid out before the nediia.

https://www.sumhouse.com.my/index.php?option=com_content&view=article&id=3715&catid=296&Itemid=97

Symlife is currently building their corporate HQ at Jalan Semangat.

@ Charles T - this stock was once at RM1.20 (2014) and then, it drops to RM0.60 and now, it rises to RM0.80 (2017).

Hahaha....of course, those who have bought this stock way back in 2014 would have abandon ship and run away.

mmm... I don't know if SymLife is a goreng stock. But SymLife does have its fundamentals - like its unbilled sales of RM1B and its Sungai Long township. So, it does not seem to be like a penny stock.

If counters like Sumatec goes up to RM0.50, then yes - beware - it is a goreng stock.

SymLife fair value should be conservatively valued at RM1.20.

for SHL...it has about 400+ acres of undeveloped land. SHL profit margin is on the high side. So, SHL has got plenty of room to grow. But if you invest in such a counter, be prepared that price appreciation is relatively capped because the public spread is relatively low. However, you can sleep soundly at night. SHL is like a family run business - a lot of the major shareholders share the same surname. I suspect they are all related. That is why dividend is very good.

For SymLife, the next hurdle is their Union Suites. Hopefully, it is a sellout like TWY.

If both Tower 3 and Union Suites is a sell out, then, unbilled sales will be around RM2B. Then, I admit - it is a new growth chapter for SymLife.

Skng Keong - you are right about SHL. Hahaha....SHL is a red brick developer who adopts the BTS model = builds, then sell (BTS) that many developers do not have the cash flow strength to replicate. The free cash flow finds its way as dividends to shareholders.

But one thing I don't like about SHL is that it is like a family run company. A lot of the shareholders belong to the same family. The public spread is very low. So, if you buy for dividend, it is good. But for capital appreciation, have to wait. Still, it is a safer bet than SymLife.