@ equitydiary ....please help to audit my reasoning on why SymLife shares should be valued at RM1.20 to RM1.60.

Assuming that SymLife only have got 1 project which is Star (we exclude TwY and Union Suites)

Profit from Star Resi attributable to SymLife RM300M
Here, I do not water down the RM300M given that revenue recognition from Star is immaterial for FY2017.

divided by 3 years - from 2018 to 2020 (3 years inclusive) - given that Star will be completed by the end of 2020
Profit a year of about RM100M
Divided by Shares Outstanding 282M
EPS = circa RM0.35

Assuming if PE= 4
Hence, share price should be about RM1.40

Hence, it is reasonable to expect about RM1.20 to RM1.60

Through JV lar.....my conservative calculation shows that SynLifw will stand to profit about RM300M from Star

@ equity diary. ...SymLife's balance sheet is not strong enough to develop the entire Sungai Long land alone....furthermore, at that time, SynLife will be developing the MAKSAK land + Jakel's land.

Hence, maybe you are right....that SymLife will partner with Samling and possibly rope in KWSP and PnB since these big boys have all the monies ....

Hopefully,....

http://www.symphonylife.my/wp-content/uploads/2017/09/AGM-2017-QA-Final.pdf

SymLife is a JV king....I am quite surprised they can loop in PnB as a JV partner to co-develop the Jakel land. We cannot underestimate Tan Sri's cable. Concerning the Sungai Long land, the land cost is really cheap and it is going to be an RM8Billion township. Hence, from SymLife's past history and their relatively small balance sheet, they maybe doing another JV. Maybe they will loop in KWSP as a development partner. Hahaha.....SymLife = a small company with a BIG vision.

...have the patience to win big...

@ equity diary.....how much is the price per square feet ? If not mistaken, it is like more than RM2700 per square feet...

Yahoo...tomorrow is dividend payment day

Kanneh....when will Gadangwon the MRT and LRT 3 project again ?

@ equity diary, thanks alot . By the way, do you have the article in Focus Malaysia for Symphony Life ?

@ Alkin Kua, mind to share the article??

waiting for RM0.03 cents dividend in the bank account...

Don't give up hope...Gadang can still win the remaining packages for LRT3

@ nemesis....but general trend is that the share price is heading north

@ maxmax..don't understand lar....please explain in layman term

The C&S Engineers (construction and structural) Engineers is Jacob Engineering Group, a Fortune 500 list company. Hence, I don't think the project execution can be too shabby.

https://en.m.wikipedia.org/wiki/Jacobs_Engineering_Group

Interesting facts about TwY

http://www.c-arch.com.my/residential/twy-mont-kiara

@ nemesis, just asking....for TwY, what is the percentage of completion ?

Good news everyone....50% of the units in Union Suites have been sold....

Good news ...50% of the units in SynLife has been sold....

@ hng33, if the Istana Negara is due for redevelopment, then where all the aging gonna reside ?

aiyoh...buy land next door neighbour is Istana Negara....later, Agong marah

@ equity diary ..what is your opinion about Jakel Land S/B that SymLife has 33% in it ?

During the QnA session with Tan Sri, he mentioned that it is a JV between Jakel, PnB and SymLife to develop more than 5 acres of prime land at Ara Damansara....something like that .

Do you mind to share more information with us ?

@ nemesis, ...the delay is due to the high unbilled sales.. Too many zeros to put at the back......run out of printing space ....

Tan Sri Azman Yahya told me that the quarterly results will either be released today or tomorrow.... Guaranteed !

Why I used the word "so-called" correction in property price?

I live in Penang Island and that even during the correction now in Penang's property market, high rise (1000 square feet condo) does not correct by more than 5% to 10%. Nowadays, property developers in Penang is trying to build affordable condo. But then, the price is still maintained at about $450K to $600K. This price bracket is deemed as affordable range. However, what we can see is that the square feet per condo has shrinked. A few years back, $550K condo is at about 1200 to 1300 sqft. But now, for the same price, the condo is at about 800 to 1000 sqft. So, even though price is maintained but there is a drop in the purchasing power. So, at least for Penang Island, property is still a very good storage of value.

But then, at the flip side of the coin, it maybe due to developers has formed a monopoly over a certain area and decided to collude and not to drop the price but to build smaller units. Who knows?

also, for Star project, the contract awarded is for "INTEGRATED" development. Emphasise on the word: Integrated. This point is very important (as opposed to phased development) because
(1): Samsung will build all three towers at ONE GO and as of now Aug 18, the three Towers is at level 6 to 8,
(2A): Tower 1 (95% to 100% sold), Tower 2 (85% sold) and Tower 3 (expected to be 90% sold by end of 2018 due to association with Ascott Group),
(2B): has cleared the "speed bump" of doing the foundation work that totals about 1.5 years - and progressive billings will move in a very fast way to reflect the actual work done at construction site,
(3): hence, when you match (1) (cost) and (2A & 2B) revenue, it means the revenue and profit for all three towers will be progressively recognized in a VERY MATERIAL WAY from mid 2018 until end of project by end of 2020.

Assuming if it takes 3 years (2018 to 2020) to recognize about $300M profit from Star project (SymLife's portion):

profit per year = $100M
PE = 5 (very prudent due to so-called sector correction in property and that SymLife is operating in the high end part of the sector)
Shares outstanding = 300M
Share price = EPS ($0.30) x PE 5 = RM1.50.
Maybe it is reasonable to expect share price of about RM1.20 to RM1.50 (that is if you wait until end of 2018).

@ si min tan, normally for high rise projects - there is a time lag between the launching of a new project to the eventual recognition of material revenue.

For TWY2, assuming if they launch by the middle of next year 2018 and full take up rate (signed SnP and paid the 10% deposit with no rescinding of contracts) achieved at the end of 2018, material revenue is likely to be recognized by mid 2020. This is because for high rise, it takes a long time to complete the foundation such as piling, under ground and sub structure work, etc etc etc. Hence, it takes a long time to recognise revenue from the first 10% to 30% progressive billings. However, once this stage is completed, construction moves at a very fast pace to build up each level. It will just be like building Lego - stacking up one level after another.

Just look at Star project. It takes 1.5 years to build up the sub-structure and to recognize 20% progressive revenue. This is coupled with the fact that KLCC site is surrounded by lime rocks - very hard rocks to drill into. Hence, Tan Sri made the right move to engage Samsung as the contractor due to their experience in building KLCC Twin Towers. But then, once this stage is over, construction can start to move at a very fast pace. That is why mid FY 2018 is when earnings and profit from Symlife will contribute like crazy.

Fellow Heng Tais,
Next year, FY18...$ymlife will glimmer because the earning from Star and TwY will kick in at high gear.

ohh i see...nice to meet you. Unfortunately, i was rushing back to Penang. Hence, we are not formally acquainted.

Hahaha ....I asked about Star Residences Tower 3. To me, this is a more pressing issue than Jakel Land S/B. Anyway, quite interested to know who is that guy who asked about Jakel.

@ Alvin Kua, just asking, are you the one who asked about Jakel Land S/B during the AGM? Hahaha.....are you the one who said "hi" to me after the AGM?

Everyday also recession one ....

Just attended the AGM this morning ....and the key take away point is that this counter is for long term play....not suitable for short term goreng. However, the EPS sure gonna fly in the coming financial year FY18 mainly due to strong performance by TWY and Star Residences. Alot has already been said about Tower 3 during the AGM. Ascott coming in to manage Tower 3 will definitely add a certain star quality to Tower 3. Ascott is a well known household brand in China and this will entice more of the Chinese buyers.

Anyway, just attended the AGM this morning and will be doing a short write up .

Mmm...if memory serve me well....this trend occurred during the awarding of MRT. Price was suppressed during the weeks leading up to the award. Thereafter, after some parties have accumulated enough, then the price spike up / trend upwards until the end of the week. Then, the contract was awarded at the end of day. Now, it seems history is to repeat itself. Fingers crossed. Let us pray Gadang wins this LRT contract.

Mmm...today was the AGM....I think the results will be out this evening

Gonna bag the LRT contract soon...

Buy buy buy ....then, die ....hahaha

@ hng33, I don't understand about Tower 3 arrangement with Ascott. Can you help to elaborate more ?

@ nemesis - if the price prior to the quarterly results release breaks Rm1 - then, you are right. THat all the while , the price has been suppressed to ensure accumulation by "some" parties...until then, your theory is just a theory...

@ nemesis...how you know a substantial shareholder is coming aboard ?

Let it go down !!

Ohh...

@ nemesis...how you know ?

i am waiting for my baby at RM1.20 ...hehehe...can be done

When price dropped from RM1.08 to now, everyone also feel afraid leh

My comments have got no bearing on SymLife share performance ...if I am so powerful...I will not spend here at i3...

@ red85, you sure Bob ? Me scared scared .....pee in my panties liaw...