Posted by kancs3118 > 2014-09-10 17:43 | Report Abuse

200 acres for the Langat 2 project? That is really big for a water treatment plant lar....

Posted by JN88 > 2014-09-10 18:22 | Report Abuse

I help you ...u help me.....what do you think and what will happen if Tan Sri help Selangor state solve the problem....

Posted by azlan88 > 2014-09-10 20:18 | Report Abuse

If the Selangor state government proceed in acquiring the portion of Sg. Long land, it is good if Symlife is compensated with another land (land swap). However cash payment is also not bad if Selangor state gov pay at market rate. The money received can be used as working capital to fund other development projects. Based on 2014 Annual Report, 419 acres Sg. Long Land is valued at RM143 million, which I believed will fetch higher price based on recent transaction in that area. It was last revalued in 2012. SymLife also may wait for EKVE to be firmed up on the resumption of the highway project, as they can launch at better price with EKVE as selling point.

Don't forget that Symlife also have 259 acres landbank in Sg. Petani under their subsidiary, Kejora Harta Bhd. If I not mistaken the landbank is part of Bandar Amanjaya, which is near to Bandar Puteri Jaya, which is currently developed by OSKProp. This might next engine of growth, considering that Sg. Petani is fast developing thanks to 2nd Penang Bridge and high property prices in Penang Island.

Going forward, I believe SymLife may be inclined towards joint-venture since they do not have the luxury of low-cost and huge landbank as compared to other property developers. They have managed to secure several JV in Kelantan and PJ this year, and hopefully more will come. I personally like the JV with landowners since they do not have to commit huge money to buy the targeted landbank, instead the money can be usde as working capital for development.

They have also mentioned in the latest annual report about mitigation of delay in launching projects by appointing new staffs to address this issue. Good stocks like Symlife wont be like Glomac. I did remember Inari was traded around RM0.80 to RM1.10 for quite some time before finally flying off to where it is now.

Cheers!

Posted by Icon8888 > 2014-09-10 21:23 | Report Abuse

Glomac has market cap of 800 mil. Symlife is 360 m

More room to grow

Posted by kancs3118 > 2014-09-11 06:39 | Report Abuse

anyway, we have to wait until the end of the year to know for sure what is the size of the land acquisition by the Selangor state government. BUt then, i have every faith that the management team will keep a very close eye on their crown jewel - Sg. Long Land.

For now, everything remains a speculation but the 4 cents dividend is real...hahaha....let us enjoy the dividend first. Hopefully, the share price will not drop significantly after dividend ex-date.

Posted by nightkid123 > 2014-09-11 08:38 | Report Abuse

We can only have faith in Tan Sri.
I personally do not have high hopes on Sg Petani as the lands there are plenty. Supply > Demand

Symlife does not have to be a volume player like the big boys.
I prefer it to be a niche player but again, it is up to the mgmt team to figure out how to translate that into their financials.
Current margin abt 12% ? I think it should be higher if it wants to be a niche player. Just my 2 cents

Posted by james70 > 2014-09-11 10:30 | Report Abuse

Symphony Life’s plan for RM8b township held back

SHAH ALAM: Symphony Life Bhd’s plan to develop an RM8 billion township in Sungai Long, within Selangor’s Kajang district, is being held back by potential land acquisition by the Selangor government.

According to executive chairman Tan Sri Azman Yahya (pic), the delay was due to the state government’s plan to acquire part of the land for the Langat 2 water treatment plant project and a proposed new highway.

The group’s preliminary projection shows that the 420 acres (170ha) Sungai Long township may carry a total gross development value (GDV) of RM8 billion. The land is deemed a jewel for the mid-sized developer, which has a market capitalisation of RM368.5 million at its current share price of RM1.20.

“The amount of land [in Sg Long] that will be acquired has yet to be finalised. We hope we could get a certainty by the end of the year,” said Azman after the company’s annual general meeting yesterday. Azman owns 22.24% of Symphony Life — formerly Bolton Bhd — as at July 18
this year.

Commenting on the medium-term outlook, Azman was confident the market would return to a steady pace next year, given that the central bank and the government have taken measures to ensure a stable and sustainable property market.

“Although the market had seen signs of softening over the past 12 months, we launched projects with total GDV of RM2.5 billion with excellent take-up rates,”he added.

On the longer term, Azman said the group has projects with an estimated total GDV of almost RM4 billion to be launched within the next five to seven years. Symphony Life’s current or soon-to-be launched projects include Star Residences in KLCC, Desiran Bayu in Wangsa Maju, TWY Mont Kiara, The Elevia Residence in Puchong, Tijani Signal Hill in Sabah and Tijani @ Raja Dewa in Kota Baru.

Meanwhile, the group recently re-planned its Wharf Shopping Mall in Taman Tasik Prima in Puchong to incorporate the concept of a neighbourhood mall. “We are currently in the planning stages and we hope to start the construction of the mall early next year,” said Azman, adding that the mall is expected to be completed by the second quarter of 2017.

In addition, Symphony Life is also looking to redevelop The Langkawi Fair Shopping Mall, by adding two blocks of apartments to cater to affluent locals and foreigners wanting to own a property in Langkawi.

Symphony Life posted a net profit of RM11.01 million for the first quarter ended June 30, 2014, down from RM11.39 million in the corresponding period last year. Revenue, also fell to RM82.73 million from RM98.35 million a year ago.

Posted by kancs3118 > 2014-09-11 10:36 | Report Abuse

@ nightkid123,

Hopefully, SymLife can retain at least 350 acres of the Sungai Long land. The reason why i like SymLife (and the same reason goes for GOB) is the under valued Sungai Long land which, as at it currently stands at 400+ acres, can be monetised to build a RM8.0B township. This will generate a high margin and keep the group busy for at least a few years whilst rolling in monies to fund the group's current and future projects. I mean the Sungai Long land will be the group's anchor investment whilst the group is still actively pursuing other miscellaneous projects as well.

Now, the proposed land acquisition by the Selangor state government may change this fact (and may also influence investor's decision whether to hold on to this share for the long term).

Posted by kancs3118 > 2014-09-11 10:36 | Report Abuse

To me, nothing beats a developer who has large tracts of undervalued land, unlocked its value and sell at market price. This is the place whereby fat margin can be made with LOWER risk as compared to developers who buy land at market price and try to add value and subsequently sell at higher prices. Both can still be profitable but the former is doing it with LOWER risk as compared to the LATTER.

Posted by nightkid123 > 2014-09-11 15:15 | Report Abuse

Kancs3118 , one more consolation for sg long land, is that symlife does not have to pay conversion fees anymore in the future.

Posted by kancs3118 > 2014-09-11 21:24 | Report Abuse

well, hopefully the Sungai Long land stays at 400++ acres.

One thing that i like about SymLife is that the company is able to withstand a recession, if there is one ~ as compared to its peers. It has undervalued assets, a strong management team headed by Tan Sri and strong free cash flows. In addition, this company really rewards its shareholders via dividends, warrants and treasury shares. i mean, this company really ticks all the boxes as a favourite long term investment. Let us hope that the state does not screw up Sungai Long.

Anyway, cannot wait for 2nd Quarter result.

Posted by JN88 > 2014-09-12 09:30 | Report Abuse

Once selangor population increase to 10 million......then Symlife will be a very attractive developer...

Posted by reach_rich > 2014-09-12 09:38 | Report Abuse

wow... looks like wawasan 2020!!!

Posted by JN88 > 2014-09-12 13:11 | Report Abuse

If can pecah 10 million population before 2020 then must be a very good new for property sector.....many young generation after finish their study here mostly will be settle down at Selangor..

Posted by Sapphire > 2014-09-13 11:59 | Report Abuse

symlife will be next ksl...in kl south area. buy it b4 late..tp 1.50

Posted by power88 > 2014-09-14 17:14 | Report Abuse

Land bank at Cheras, 10.6 acres commercial land, revalued 1991, value rm 9million......23 years ago....

Posted by power88 > 2014-09-14 18:13 | Report Abuse

Land bank more than 8 yrs

1.Mukim and Daerah Petaling, Selangor 29.17 Acres(2001) RM 31,424M
2.Pekan Senawang , Seremban 3.2 Acres (1996) RM8.2 m
3.Taman Midah,Cheras KL 10.60 Arces(1991)RM 9m
4.Mukim Pernu,Melaka 6.24 arces(1995) RM1.1m
5.Mukim Batu, Gombak Selangor 13.68 Acres(2000) RM 48,000
6.Kuala Muda, Sungai Petani Kedah 259 Arces(1995) RM 56m
7.Kuala Muda, Sungai Petani Kedah 161 arces(1996) RM 13m

Posted by kancs3118 > 2014-09-14 22:18 | Report Abuse

and not to mention, at its current closing price of RM1.20, the P/E after factoring in Q2 result will still be below 7.0

With low P/E + all the undervalued assets + RM2.00 net asset per share (pre-valuation of the above assets) + dividends (+ free warrants) + strong management team + potential share buyback = what is there NOT to like about this counter?

Posted by azlan88 > 2014-09-14 23:25 | Report Abuse

power88, based on the list of landbank that you have mentioned, wouldn't you mind to work out the current market value if the land is revalued this year. I believe the NTA shall be much higher than RM2.00 now.

Posted by james70 > 2014-09-15 07:09 | Report Abuse

If all the land is revalued to the current market price, it shows a value > RM9/share.

Posted by nightkid123 > 2014-09-15 07:49 | Report Abuse

Hi james, how do you work to rm 9/ share? Care to share?

Posted by azlan88 > 2014-09-15 08:36 | Report Abuse

wow! symlife is deeply undervalued by then!

Posted by JN88 > 2014-09-15 08:42 | Report Abuse

If the Big Boss want to revalue the land.....I takut later bursa malaysia will stop this counter from trading ...directly fly to sky..suspicious trading ...but anyway the price is still depend in our big boss hand....

Posted by james70 > 2014-09-15 09:24 | Report Abuse

The book value of the land per 2013 AR is RM457.7m. The revised land value based on market research and latest transacted prices is RM2.92b. Sg Long land valued at RM100/sqft. Symlife has 310m shares. RNAV of land is RM2.92b/310m = RM9.42/share.

Posted by james70 > 2014-09-15 09:27 | Report Abuse

I doubt Symlife will revalue the land immediately because by doing so, it will show as a profit and they will have to pay taxes for it. This will be detrimental to the cash flow. With their land cost this low, future projects will have super profits. This will match their cash flow.

Posted by nightkid123 > 2014-09-15 10:22 | Report Abuse

Thanks ... all we are talking now is the future, however if the mgmt NA and we TO , it will still be a NATO = no action talk only. Let's hope for the best !
Like Tan Sri said, hopefully we can have a clearer picture by the end of the year on Sg Long land.

Posted by james70 > 2014-09-15 13:46 | Report Abuse

I held my PJDev-wc that I purchased sub 20c for a while and the results of holding them speak by itself today. The same strategy should work with Symlife. Patience will be rewarded handsomely if you hold it.

Posted by JN88 > 2014-09-17 14:18 | Report Abuse

Went to shopping yesterday .... number of shopping mall for now is not enough for current population.....no wonder nowadays all developer very like to build shopping mall......hopefully symlife can build more shopping mall and rent for people ....

Posted by azlan88 > 2014-09-17 20:13 | Report Abuse

agree. most shopping mall are built for people living in city. they should build more in suburban areas.

btw, nice investing strategy james70

Posted by amason > 2014-09-17 20:17 | Report Abuse

Can buy now before the big guns come in and push the price UP

Posted by investor8888 > 2014-09-17 20:43 | Report Abuse

yes..buy buy buy..

Posted by james70 > 2014-09-17 22:25 | Report Abuse

Symlife will be launching a retail mall at their Taman Tasik Prima project called the Wharf Retail Mall in 2015. The Star Residences in which Symlife has a 50% stake too will also have a mall in its development if I recall correctly.

Regardless of the price fluctuation in the near term for Symlife, I think it is safe to say within the next few years those who buy at around the current price will be sitting on a tidy profit.

Posted by millionboss > 2014-09-18 10:18 | Report Abuse

From my analysis, symlife is heading south, a correction is coming ahead. But most ppl here are asking ppl to buy, oops, are you all snipers, to kill ppl?

Posted by JN88 > 2014-09-18 12:03 | Report Abuse

millionboss: why heading south?

Posted by power88 > 2014-09-18 21:09 | Report Abuse

Millionboss : pls gv more detail on your analysis...

Posted by kancs3118 > 2014-09-18 22:02 | Report Abuse

come on....i also want cepat kaya...but what to do arrr?? have to wait lorrr...but then, one thing for sure...you cannot lose money buying at current price...the question now is how much you want to earn only....

Posted by vergenus > 2014-09-18 22:10 |

Post removed.Why?

Posted by azlan88 > 2014-09-19 22:19 | Report Abuse

KLORR/EKVE is among 7 highways which will start construction next year. Should be a good catalyst for their Sg. Long project.
http://klse.i3investor.com/blogs/valueinvestorresearchklse/60149.jsp

New MB for Selangor on Tuesday. Should put a definite answer wether Langat 2 project carried out or not. If yes, they will likely to conclude by end of year 2014.

Posted by hummingbird > 2014-09-22 01:11 | Report Abuse

yea agreed symlife is good potential stock...tungguuuuuu

Posted by air01557 > 2014-09-22 01:14 | Report Abuse

This stock is ripe for a REBOUND

Posted by JN88 > 2014-09-22 01:25 | Report Abuse

This company sudah habis bayar hutang?

Posted by daizan55 > 2014-09-22 08:46 | Report Abuse

Ex date tomorrow

Posted by kancs3118 > 2014-09-22 18:46 | Report Abuse

can you believe it? dividend ex-date tomorrow and price is still dropping..

Posted by power88 > 2014-09-22 18:50 | Report Abuse

Maybe somebody cannot hold

Posted by kancs3118 > 2014-09-22 20:58 | Report Abuse

but no need to pancut so early

Posted by JN88 > 2014-09-22 21:53 | Report Abuse

Tomorrow lagi banyak people drop this counter ...they may drop first and start to collect when drop to rm 1.10- 1.12 smtg ......

Posted by kancs3118 > 2014-09-23 10:09 | Report Abuse

JN88, what you say is quite right.

Posted by power88 > 2014-09-23 20:07 | Report Abuse

PETALING JAYA: Developers and property agents were thrown into a flux last week over a new set of guidelines on property purchases in Selangor by foreigners, permanent residents (PR) and foreign companies.

Generally, the new guidelines restrict foreigners from buying all types of properties costing less than RM2mil in most of the districts inthestate.

Previously,the cap was set at RM1mil,as announced during last October’s budget. Some property developers are still in the dark over the matter while others are coming to grips with the significance of the move’s effectin an already slowing market.

The measures, outlined in a circular dated Aug 28, were effective from Sept 1 this year. The circular was signed by Department of Lands and Mines Selangor director Datuk Kamarulzaman Jamil.

According to the new guideines, residential, commercial and industrial properties are divided into three zones.

The minimum price for purchases by foreigners is based on the zones.

Foreigners, PR holders and foreign companies are only permitted to buy residential properties that are priced at a minimum RM2mil for Zone 1 and 2, and a minimum threshold of RM1mil for those located in zone 3, according to the circular.
Zone one encompasses the districts of Petaling, Gombak, Hulu Langat, Sepang and Klang.

Zone two are Kuala Selangor and Kuala Langat while the districts under zone three are Hulu Selangor and Sabak Bernam.

Besides increasing the minimum threshold, the land office permits foreigners, PR holders and foreign companies to buy strata and landed strata properties only.

“The new guidelines have raised the threshold price considerably besides putting up new barriers on the type of properties they can buy,” a developer said.

Posted by kancs3118 > 2014-09-23 21:32 | Report Abuse

dunno when this stock can rebound back to RM1.16... incurring losses for now...

Posted by james70 > 2014-09-23 22:20 | Report Abuse

kancs3118 - Relaxlah bro.