Amcorp Properties - Bursa Market Place
Transcription
Amcorp Properties - Bursa Market Place
25 September 2015 A jewel among the gems Initiate Coverage Amcorp Properties (AmProp) is a niche property developer that will likely see its London and Tokyo property projects driving its robust 64% earnings CAGR over FY15-17E. Meanwhile, its recurring income stream both from its investment properties (Amcorp Trade Centre) and renewable energy projects (solar and hydro with a combined 16MW) is growing. At a 2016E PE of 4.9x, we believe AmProp is significantly undervalued and ripe for a re-rating given: 1) its improved earnings profile; 2) upside to valuations on greater stock awareness; and 3) dividend upside potential in view of non-core asset disposal. Initiate coverage with a BUY (upside potential 88%). Amcorp Properties APRO MK Sector: Properties RM0.815 @ 23 September 2015 BUY Pay day for AmProp’s premium London projects Since 2009, AmProp has been investing in the London property market taking advantage of depressed prices and the weak Pound sterling, post the Global Financial Crisis. From a mere investor, AmProp has ventured into property development (together with strategic partners) with more sizeable projects both in London and Tokyo. Currently, the unbilled sales from its London projects amount to a substantial £386m (or £79m for AmProp’ portion), set to be recognized over FY17E-FY18E. Upside: 88% Price Target: RM1.53 Previous Target: n/a (RM) 1.60 1.40 1.20 1.00 0.80 Quantum earnings leap – 3-year net profit CAGR of 64% We believe AmProp’s earnings from FY16E are set for a quantum leap as contribution from its overseas property projects kick in. We project FY17EFY18E earnings to jump between 31%-49% and achieve a 3-year core earnings CAGR of 64%. For 1QFY16, AmProp has already recorded a net profit RM57m, exceeding its full year FY15 earnings. For FY16E, 75% of group earnings will be derived from London, while contribution from overseas projects should jump to 88-91% over FY17E-18E. Initiate coverage with a BUY and TP of RM1.53 (88% upside potential) We initiate coverage on AmProp with a BUY rating and a SOP derived TP of RM1.53. On the whole, we like AmProp for its: 1) stand-out 3-year earnings CAGR of 64%; 2) attractive valuations (4.9x 2016E EPS) and dividend yields of 4%-8%; 3) growing recurring income base; 4) potential for disposal of non-core assets; and 5) forward-looking management team. Backed by a cash/share of RM0.49 and management’s active stock buyback programme, we believe that AmProp is significantly undervalued. Earnings & Valuation Summary FYE 31 Mar Revenue (RMm) EBITDA (RMm) Pretax profit (RMm) Net profit (RMm) EPS (sen) PER (x) Core net profit (RMm) Core EPS (sen) Core EPS growth (%) Core PER (x) Net DPS (sen) Dividend Yield (%) EV/EBITDA (x) 2014 170.2 10.7 153.7 171.3 29.4 2.8 40.1 6.9 (58.9) 11.8 25.0 30.7 47.6 2015 173.6 50.3 41.2 35.5 5.9 13.7 35.5 5.9 (13.6) 13.7 3.0 3.7 10.8 Chg in EPS (%) Affin/Consensus (x) 2016E 170.8 100.9 86.6 80.0 13.4 6.1 80.0 13.4 125.1 6.1 3.3 4.1 3.3 2017E 136.2 34.8 110.8 104.8 17.6 4.6 104.8 17.6 31.1 4.6 4.4 5.4 9.5 2018E 136.7 36.0 163.0 156.4 26.2 3.1 156.4 26.2 49.3 3.1 6.5 8.0 9.4 - - - 0.60 0.40 0.20 0.00 Sep-12 Mar-13 Sep-13 Mar-14 Sep-14 Mar-15 Sep-15 Price Performance Absolute Rel to KLCI 1M 5.2% 2.7% 3M -7.9% -1.4% 12M -38.3% -29.6% Stock Data Issued shares (m) Mkt cap (RMm)/(US$m) Avg daily vol - 6mth (m) 52-wk range (RM) Est free float BV per share (RM) P/BV (x) Net cash/ (debt) (RMm) (1Q16) ROE (2016E) Derivatives Shariah Compliant 597.1 486.6/110.4 0.2 0.68-1.36 28% 1.71 0.48 230.3 8.1% Nil Yes Key Shareholders Amcorp Group 71.8% Source: Affin, Bloomberg Kevin Low (603) 2146 7479 [email protected] Source: Company, Affin Hwang estimates Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 1 of 20 25 September 2015 Key investment highlights London projects a near term earnings catalyst Not a new kid on the block AmProp is no new kid on the block when it comes to property investment th and development overseas. 2015 marks the 6 year that AmProp has been developing properties overseas. In fact, AmProp was also among the earliest local listed developers to actively participate in the London property market, taking advantage of depressed property prices and the weak Pound sterling, post the Global Financial Crisis in 2009. Successful track record, project ROEs of up to 60% To-date, AmProp has completed and sold 4 London projects, namely Eastbourne Terrace, 101 Lexham Gardens, 99 Baker Street and 4B Merchant Square for a total of £172.2m and netted a gain on disposal of £33.8m. To-date, the ROEs for the respective projects have ranged from 23%-60%. Fig 1: Completed London projects (year of acquisition) Source: Company data, Affin Hwang Niche high end projects to spur FY16E-17E earnings We expect the next wave of earnings contribution from London to be derived from its sizeable Burlington Gate (25% stake) and Campden Hill (16.7% stake) projects, which have a combined GDV of £864m. The above projects are located in the prestigious vicinity of Mayfair and Kensington respectively, and are thus targeted at the higher-end segment of the London residential property market. Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 2 of 20 25 September 2015 Fig 2: Burlington project Fig 3: Campden Hill project Source: Company data, Affin Hwang Source: Company data, Affin Hwang Demand in the high end segment remains robust The number of units available are limited (42 units for Burlington Gate and 72 units for Campden Hill) and the selling price are steep for both projects. Average prices range from between >£3,700/sf, which are reflective of the prestigious nature of these projects. Nevertheless, take up rate has been encouraging – >80% for Burlington Gate and >30% for Campden Hill. Strong partnership and location ensures project success We are of the view that take-up for Campden Hill will improve as construction progresses, as ground work currently stands at only 10%. On the whole, we are not overly concerned given its locality and strong partners which include Hotel Properties Limited (50%), Native Land (16.6%) and Grosvenor (16.7%). Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 3 of 20 25 September 2015 Exciting London product pipeline Bankside Quarter is largest overseas project to-date AmProp’s largest overseas property venture to-date is its Bankside Quarter project, which is located at Southbank, in the vicinity of the South End of the Blackfriar’s bridge in Central London, also conveniently located at the opposite end of the City of London. While take-up of residential properties within the price range of between £1200-£1600sf has been soft of late, we are cognisant that this is a long term project and only expected to be completed in >3 years. Fig 4: Bankside Quarter Source: Company data, Affin Hwang GDV of £1.1bn for Bankside Quarter Planning permission has been granted for the development of 5 residential buildings, 4 state-of-the art office buildings and associated retail and leisure for a total build-up of 898k sf and an expected GDV of £1.1bn. Based on an estimated net margin of 16% and AmProp’s 30% stake in the project, we estimate contribution to the tune of RM317m over the completion period of between 2019- 2022. Fig 5: Bankside Quarter artist impression Source: Company data, Affin Hwang Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 4 of 20 25 September 2015 Demand for Bankside Quarter should be exciting Unlike other developments that are of fairly massive scale, Bankside Quarters is more unique in the sense that it is relatively smaller in scale and more quaint (489 residential units). Furthermore, we think that Bankside Quarters could do well because of its proximity to Southbank which has been recognized as one of central London’s leading cultural hubs, and also home to famous institutions including the Royal Festival Hall, Tate Modern and National Theatre. Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 5 of 20 25 September 2015 Targeting Tokyo on same formula Maiden Tokyo project in upscale Shibuya Similar to its London strategy, AmProp has entered the Tokyo residential property market targeting prime locations and with strong partners. AmProp has entered into a joint venture with Grosvenor Asia Pacific Ltd and Nan Fung, a renowned Hong Kong property developer, to co-invest in a portfolio of high-end residential real estate development projects and commercial value-add projects in Tokyo. This JV is in the midst of making its third investment since its inception in 2014. Its maiden foray into Tokyo in 2014 was made with the acquisition of a 4storey apartment block in Shibuya. Forest Nanpeidai, a 52 unit freehold apartment block with a net rentable area of 62,046 sf is strategically located within 1 km from Shibuya station, one of the busiest stations on the Yamanote line and within one of the prime commercial districts of Tokyo. This prime project is expected to generate a GDV of ¥10.6bn (RM328m) with sales expected to commence by late 2015. Fig 6: Centrality located Shibuya project Source: Company data, Affin Hwang The other property consists of 62 apartments located in Roppongi, Tokyo, with a net rentable area of 21,130 sf and an expected GDV of ¥3.6bn (approximately RM108m). The area is a premium location next to the prominent Roponggi Hills development, one of Japan’s largest integrated developments and home to many embassies and a large expatriate community. Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 6 of 20 25 September 2015 Fig 7: Court Annex Roponggi Fig 8: Forest Nanpeidai Source: Company data, Affin Hwang Source: Company data, Affin Hwang In the midst of acquiring Concieria, Shinjuku AmProp and its partners are in the midst of acquiring its third property, in Shinjuku, with a similar objective. We understand that the project will have a GDV of ¥3.7bn (RM115m). Given the strategic location of these upcoming projects, and strong demand for such projects, we are of the view that AmProp’s proven strategy and formula would be successful. Fig 9: Concieria, Shinjuku redevelopment Source: Company data, Affin Hwang Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 7 of 20 25 September 2015 Tier-1 partners reduces risk of newer projects From UK based partners… Initially, AmProp invested in London through small exposures but largely on its own. Most of these projects were for investment purposes with an initial outlay of between £7m-£50m. However, over time, with improved confidence, it scaled up to larger redevelopment property projects. In the more recent years, AmProp sought strategic partners to ensure its project success. Thus far, this strategy has worked out well, with the delivery of the £65m Pavilion D, Neo Bankside project. AmProp’s JV partners in London include UK based Grosvenor and Native Land, and Singapore listed Hotel Properties Limited. …to sovereign wealth funds For its future project at Bankside Quarter, AmProp has an even stronger and more credible partner like sovereign fund, Temasek Holdings of Singapore (30% stake). Its other partners for Bankside Quarter include HPL (50% stake) and Native Land (10%). In Tokyo, AmProp formed a joint venture in April 2014 with Grosvenor Asia and Nan Fung Group with an investment outlay of US$50m for a 38.5% stake in the JV. The JV’s objective is to invest in a portfolio of high-end residential real estate development projects and commercial value-add projects in Tokyo. Fig 10: Project partners in UK Source: Company data, Affin Hwang Fig 11: Project partners in Japan Source: Company data, Affin Hwang Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 8 of 20 25 September 2015 RM1.6bn GDV from local property projects Local projects centred on Sibu and Shah Alam AmProp has RM1.6bn worth of property launches locally at Kayangan Heights in Shah Alam (RM600m GDV) and in Sibu Jaya, Sarawak (RM1bn). Kayangan Heights is a premium residential enclave and located in a rapidly expanding enclave of Section U9, Shah Alam in Selangor. The development is easily accessible via major highways. Working with the state government in Sibu In Sibu, AmProp is working in collaboration with the Sarawak state government (40% stake) to develop a 1,200 acre (650 acres remaining) township. Strategically located 1 km away from the Sibu Airport, the Sibu Jaya development is a self-contained mixed development township. We think the key catalyst for its Sibu development is its strategically located township which is located along the Pan Borneo Highway. Upgrading works for the Pan Borneo Highway, which involves single-carriageway into a dual-carriageway is underway and being carried out at a cost of RM27bn. Fig 12: Kayangan Heights, Shah Alam Fig 13: Sibu Jaya township Source: Company data, Affin Hwang Source: Company data, Affin Hwang Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 9 of 20 25 September 2015 Growing recurring income base 12% of FY15 revenue was from rental income In FY15, about 12% of revenue was derived from rental income. This was derived from its investment property, predominantly from its property located in Petaling Jaya, Amcorp Mall - Amcorp Trade Centre (AMTC) and 4B Merchant Square (which was subsequently disposed in June 2015). AMTC comprises of a 5-storey retail mall known as Amcorp Mall, two 18storey office towers namely Amcorp Tower and PJ Tower and a 27-storey tower block, Menara Melawangi, which holds business and residential serviced suites. In short, AmProp owns approximately 188,600sf of net lettable area in AMTC (out of a total of 400,000sf). With nearly full occupancy and average rental rates of RM3.50/sf and coupled with car parks, we estimate that AmProp’s recurring rental income would be around RM10m/annum. Fig 14: Location of Amcorp Mall and Amcorp Trade Centre Source: Company data, Affin Hwang Renewable energy complements recurring earnings stream On a separate but related note, AmProp first ventured into the generation of renewable energy in 2009 with the completion of its Sg. Perting 4MW mini-hydro power project in Bentong, Pahang. As at end FY15, AmProp generated 16.25MW of energy both from hydro (6MW) and solar (10.25MW) which is fully taken up by Tenaga Nasional (TNB MK, Hold; RM:12.18) based on a feed-in tariff over a concession period of 21 years (earliest expiry is in 2034). Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 10 of 20 25 September 2015 Fig 15: Sg Perting Hydro Plant Fig 16: Gemas 10.25MW solar farm Source: Company data, Affin Hwang Source: Company data, Affin Hwang Renewable energy capacity to double by 2018 Management is targeting to grow its generation capacity by a further 30MW by 2018, which should help the group generate steady and stable revenue of approximately RM50-60m/annum from the renewable energy segment alone. Fig 17: Renewable energy capacity to reach 46MW by 2018 Source: Company data Strong management team In our view, AmProp’s overseas success can be attributed to the group’s founder and major shareholder, Tan Sri Azman Hashim. With a strong management team in place together with Tan Sri’s guidance and stewardship, we believe that the group will continue to identify strategic opportunities and enhance shareholder wealth. Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 11 of 20 25 September 2015 Earnings Outlook Attractive earnings CAGR of 64% over FY15-18E We project a strong 3-year forward core earnings CAGR of 64% for AmProp. The stand-out growth for the group is largely underpinned by the completion and thus recognition of earnings from its London property projects namely Campden Hill (£593m GDV) and Burlington Gate (£271m GDV) over FY17E-FY18E. Fig 18: Property GDV of RM4.4bn Projects Developm't Period Project GDV (RMm) Stake (%) 10 years 10 years 600 1,000 100% 60% 600 600 2012 - 2017 2013 - 2017 2016 - 2021 1,627 3,559 6,600 25% 17% 30% 407 593 1,980 Japan Forest Nanpeidai, Tokyo 2015-2017 Court Annex Roppongi, Tokyo 2015-2017 Concieria Nishi-Shinjuku Tower's West, Tokyo 2016-2017 329 112 115 39% 39% 39% 127 43 44 Malaysia Kayangan Heights, Selangor Sibu Jaya, Sarawak United Kingdom Burlington Gate, London Campden Hill, London Bankside Quarters, London Total GDV AmProp's GDV (RMm) 4,394 Source: Company data, Affin Hwang …led by a surge in JV contribution Both the relatively large scale projects are expected to be completed by November 2016 (Campden Hill) and March 2017 (Burlington Gate), providing a strong profit contribution over FY17-18E for the group. We have assumed net margins of between 18%-24% for both these projects and thus forecast contribution from these JVs to jump to RM93m in FY17E and RM143m FY18E, from RM6m in FY16E. As take up rates for both projects are already comfortable at >30% and >80% respectively, this provides us high earnings visibility over the next 2 financial years. Fig 19: Strong 3-year earnings CAGR of 64% Revenue RMm Core Profit 3-year earnings CAGR of 64% driven by London and Tokyo projects 200 180 160 140 120 100 80 60 40 20 0 FY14 FY15 FY16E FY17E FY18E Source: Company data, Affin Hwang Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 12 of 20 25 September 2015 FY16 earnings to jump 125% yoy In 1QFY16, AmProp has already recorded a net profit of RM57m, exceeding the full year 2015 net profit of RM35.5m. This was fueled by a gain on disposal of RM57m, following the sale of 4B Merchant Square in London for £59.2m. On the whole, we project AmProp to achieve a core profit of RM80m (+125% yoy) in FY16E. Fig 20: Improved profitability and upswing over FY16E-FY18E RMm 180 Net Profit Net margins 160 140% 120% 140 100% 120 100 80% 80 60% 60 40% 40 20% 20 0 0% FY14 FY15 FY16E FY17E FY18E Source: Company data, Affin Hwang 71% of FY16E earnings achieved in 1QFY16 1QFY16 net earnings accounts for 71% of our FY16E full year forecast. For the remainder of the financial year, we expect contribution from Sibu to drive local property earnings, apart from rental income from its Amcorp Trade Centre. Other stable earnings generators for AmProp are its contracting and engineering division. 51% owned Blue Star, which is involved in solutions for air-conditioning systems has an unbilled orderbook of RM76m. However, contribution from its renewable energy division should remain relatively small in FY16E. Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 13 of 20 25 September 2015 Valuation and recommendation Initiate coverage with a BUY and TP of RM1.53 (88% upside potential) We initiate coverage on AmProp with a BUY rating and a SOP derived 12month TP of RM1.53. Stock is currently trading at 4.9x 2016E EPS and is backed by cash/share of RM0.49. On the whole, we like AmProp for its: 1) stand-out 3-year earnings CAGR of 64%; 2) attractive valuations (4.9x 2016E EPS) and dividend yields of 4%-8%; 3) growing recurring income base from its renewable energy projects; 4) potential for disposal of noncore assets (hotel operations in Bangi and Vietnam among others); and 5) strong management team. Fig 21: Sum-of-Parts valuation Projects Type Location Est. GDV (RM m) Developm't Period Stake (%) Kayangan Heights, Shah Alam Sibu Jaya, Sarawak Residential Residential London Burlington Gate Campden Hill Surplus NPV (RMm) Shah Alam Sibu 600 1,000 10 years 10 years 100% 60% 20.8 69.6 Residential Residential Mayfair Holland Park 1,627 3,559 2012 - 2017 2013 - 2017 25% 17% 55.6 86.2 Japan Forest Nanpeidai Japan - Court Annex Roppongi Concieria Nishi-Shinjuku Tower's West Residential Residential Retail/Office Shibuya Roppongi Shinjuku 329 112 115 2015-2017 2015-2017 2016-2017 39% 39% 39% 17.5 15.4 15.9 Future development - over 3 years UK - Bankside Quarters Mixed Bankside 6,600 2016 - 2021 30% 195.3 Under / Upcoming Development Total surplus property NPV Shareholders' fund @ 31 Mar 2015 RNAV for property division RNAV based on a 30% discount 476.3 961.1 1,437.4 1,006.2 Renewable energy Projects Type Gemas, Negeri Sembilan Sg Perting, Bentong Solar Hydro Installed Concession Capacity (MW) Period (years) 10.25 21 6.00 21 Total Renewable Energy NPV Total Sum-of-Parts Shares base (m) Preference shares (m) * Enlarged share base (m) Sum-of Parts * (convertible at a ratio of 2 Prefence share to 1 AmProp share) Stake (%) 100% 100% NPV (RMm) 43.1 56.8 100.0 1,106.2 597.1 255.5 724.8 1.53 Source: Company data, Affin Hwang Sum-of-parts value of RM1.53 We estimate AmProp’s RNAV for its property segment at RM476m based on a DCF valuation for its property development projects (based on a WACC of 8.2% derived from a debt-equity ratio of 35%:65%, a cost of equity of 10% and a cost of debt of 6%). At a 30% discount (similar to the discount applied to other local listed developers), we arrive at a RNAV of RM1bn for its property division. The renewable segment generates a value of RM100m, leading to our Sum-of-parts value of RM1.1bn. Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 14 of 20 25 September 2015 Active share buyback programme There is a share buyback programme in place, and management has been accumulating shares at these levels, which further reinforces our view that the stock is undervalued. Note that AmProp is backed by a cash per share of RM0.49 and a book value of RM1.61 as at end FY15. Also, based on a payout ratio of 25%, dividend yields are appealing at 4%-8% over FY16E18E. Fig 22: Backed by strong cash/share of RM0.49 Fig 23: Appealing dividend yield of 4-8% over FY16-18E Source: Company data, Affin Hwang Source: Company data, Affin Hwang Historically, stock has traded at depressed valuations Apart from its poor stock liquidity, we think that AmProp has largely remained out of the radar of investors primarily due to its volatile earnings in the past. However, with the strong and consistent earnings growth over FY16-18E, we think that stock is ripe for a re-rating. Fig 24: Traded at depressed PE multiples Fig 25: P/BV of 0.4x ( (x) 20 18 (x) PE Ratio Mean +1SD -1SD PBV Ratio Mean +1SD -1SD 0.8 16 0.7 14 0.6 12 10 0.9 +1SD: 9.7x Avg: 0.4x 0.4 8 6 +1SD: 0.5x 0.5 Avg: 5.5x 0.3 0.2 4 2 -1SD: 1.3x 0 Aug-08 Aug-09 Aug-10 Aug-11 Aug-12 Aug-13 Aug-14 Aug-15 Source: Company data, Affin Hwang -1SD: 0.3x 0.1 0.0 Aug-08 Aug-09 Aug-10 Aug-11 Aug-12 Aug-13 Aug-14 Aug-15 Source: Company data, Affin Hwang Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 15 of 20 25 September 2015 Risks Key downside risk This would include: 1) a slowdown in property demand both locally and overseas. Although the latter segment targets the high end property segment, we think a sharp and prolonged global economic downturn will have a detrimental effect on sales; 2) a soured relationship with its JV partners; and 3) poor execution of property projects. Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 16 of 20 25 September 2015 Company Background Background AmProp’s business activities can be broadly classified under property development and investment and engineering. As at FY15, 48% of the group’s revenue was derived from its property division, 31% from its contracting and engineering unit. The remainder 21% of revenue was generated from property rental income and also from its renewable energy business. Fig 26: Corporate structure Properties London Japan Bankside Quarter 30% Campden Hill 16.7% Forest Nanpeidai, Shibuya-ku 38.5% Burlington gate 25% Neo Bankside 75% Court Annex, Roppongi 38.5% Renewable Energy Malaysia Solar Gemas 10.25MW 100% Contracting Hydro Perting (6MW) 100% AMBCT 100% Blue Star M&E 51% Liang (20MW) 100% Conciera Nishi Shinjuku Tower's West 38.5% Source: Company data, Affin Hwang An established property developer and more AmProp is not only an established developer in the country, but an investor and developer overseas. In Malaysia, AmProp is the developer of award winning on-going projects such as Kayangan Heights in Shah Alam, and Sibu Jaya in Sarawak. Kayangan Heights is an exclusive high-end, low-density residential bungalow development that sprawls over 400 acres of pristine forestland, and is located within the fast-growing enclave of Section U9, Shah Alam in Selangor. This project was awarded the Excellence Award by the Institute of Landscape Architects Malaysia (“ILAM”) under the Property Developer Awards in Landscape Planning & Development Category. The Sibu Jaya township spans across a massive 1,200 acres. Sibu Jaya’s Pearl Avenue Residential Homes was nominated for the Best Residential Development Award at the South East Asia Property Awards. Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 17 of 20 25 September 2015 AmProp made its first overseas debut in 2009 with the acquisition of interests in two premier office buildings in Paddington known as 40/50 Eastbourne Terrace. In 2015, Amprop entered the Japanese real estate through its maiden project, Forest Nanpeidai, which was immediately followed by Court Annex, Roppongi, both projects centrally located in Tokyo. Engineering division AmProp’s engineering division includes 51% owned Blue Star M&E Engineering. Blue Star designs, engineers and executes central airconditioning cooling solutions for offices, hospitals, hotels, pharmaceutical facilities and commercial complexes by combining a wide range of chillers with air handling units and fan coil units, integrating them into a total complete system. AmProp through AMBC Transmision is also a leading contractor capable of handling substation and transmission line projects which include design, procurement, construction and project management of substation and transmission lines ranging from 11kV to 500kV. Key shareholders The controlling shareholder for AmProp is Amcorp Group which owns 71.28%, and ultimately owned by Tan Sri Azman Hashim. Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 18 of 20 25 September 2015 AmProp – FINANCIAL SUMMARY Profit & Loss Statement Key Financial Ratios and Margins FYE Mar (RMm) Total revenue 2014 170 2015 174 Operating expenses 2016E 171 2017E 136 2018E 137 FYE Mar (RMm) Growth 2014 2015 2016E 2017E (2) (20) 2018E (159) (123) (70) (101) (101) Revenue (%) (2) 2 EBITDA 11 50 101 35 36 EBITDA (%) (79) 370 101 (65) 0 3 Depreciation (8) (11) (12) (13) (14) Core net profit (%) (59) (11) 125 31 49 Amortisation EBIT Net interest income/(expense) Associates/JV contribution 3 39 89 22 22 Profitability (14) (5) (8) (4) (2) EBITDA margin (%) 34 7 6 93 143 PBT margin (%) 6.3 29.0 59.1 25.6 26.3 90.3 23.7 50.7 81.3 119.2 114.4 EI 131 0 0 0 0 Net profit margin (%) 100.7 20.4 46.8 76.9 Pretax profit 154 41 87 111 163 Effective tax rate (%) (11.8) 10.9 5.9 4.1 3.1 (5) (1) (5) (1) 22.6 5.3 5.4 5.4 10.3 10.3 13.8 13.8 20.9 20.9 171 36 80 105 156 ROCE (%) 40 36 80 105 156 Dividend payout ratio (%) 2015 2016E 2017E 2018E Tax Minority interest Net profit Core net profit 18 (1) (5) (1) (5) (1) Balance Sheet Statement FYE Mar (RMm) ROA (%) Core ROE (%) 0.2 3.0 6.8 1.6 1.5 363.0 50.4 25.0 25.0 25.0 Liquidity 2014 Current ratio (x) 4.0 3.6 4.7 5.0 4.9 Fixed assets 133 137 135 132 128 Op. cash flow (RMm) 7.9 77.9 80.1 28.1 28.8 Other long term assets 686 749 594 687 829 Free cashflow (RMm) (89.9) 66.5 70.1 18.1 18.8 Total non-current assets 819 886 729 819 957 FCF/share (sen) (15.4) 11.2 11.7 3.0 3.1 Cash and equivalents 329 292 418 416 389 Stocks 55 35 34 27 28 Asset management Debtors 69 39 39 33 33 Debtors turnover (days) 93 59 60 60 60 Other current assets 171 153 153 153 153 Stock turnover (days) 119 73 73 73 73 Total current assets 624 519 644 629 603 Creditors turnover (days) 131 109 110 110 110 Creditors 68 60 52 41 41 Short term borrowings 74 70 70 70 70 Capital structure Other current liabilities 16 16 16 16 16 Net Gearing (%) 3.7 5.8 (15.4) (14.1) (12.0) Total current liabilities 158 146 138 127 126 Interest Cover (x) (0.7) (3.2) (5.9) (2.4) (2.5) Long term borrowings 290 278 190 190 190 Other long term liabilities 4 4 4 4 4 Total long term liabilities 295 282 194 194 194 Shareholders' Funds 938 961 1023 1108 1238 Quarterly Profit & Loss FYE Mar (RMm) Revenue FYE Mar (RMm) 2014 Pretax Profit 2Q15 3Q15 4Q15 1Q16 41 44 40 49 34 -26 -33 -28 -37 29 EBITDA 15 12 12 12 63 Depreciation -3 -3 -3 -3 -3 EBIT 12 9 9 9 60 Operating expenses Cash Flow Statement 1Q15 2015 2016E 2017E 2018E 154 41 87 111 163 Depreciation & amortisation 8 11 12 13 14 Net int income/(expense) 0 -1 -2 -1 -2 Working capital changes 4 55 (8) 1 (0) Associates' contribution 1 0 0 0 0 (14) (5) 17 14 14 Exceptional Items Pretax profit 12 7 6 8 59 Tax -1 -1 -1 -2 -1 0 -1 0 -1 -1 Net profit 12 6 5 6 57 Core net profit 12 6 5 6 57 Net inct income/(expense) Cash tax paid Others Cashflow from operations 6 (4) (5) (5) (5) (2) (80) (23) (107) (157) 8 78 80 28 29 Minority interest Capex (98) (11) (10) (10) (10) Disposal/(purchases) 294 29 - - - Others (43) (101) - - - Margins (%) Cash flow from investing 153 (83) (10) (10) (10) EBITDA 36.4 26.2 29.5 25.2 183.4 PBT 30.5 16.9 15.9 16.5 171.0 Net profit 28.4 13.2 13.3 12.0 166.4 Debt raised/(repaid) 79 (3) Equity raised/(repaid) - - Dividends paid (13) (88) - - 0 - - (20) (26) (20) (26) - (18) Others 20 (15) 161 Cash flow from financing 86 (18) 55 Net change in CF 248 (23) 125 (2) (7) Free Cash Flow (90) 67 70 18 19 Source: Company data, Affin Hwang Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 19 of 20 25 September 2015 Equity Rating Structure and Definitions BUY Total return is expected to exceed +10% over a 12-month period HOLD Total return is expected to be between -5% and +10% over a 12-month period SELL Total return is expected to be below -5% over a 12-month period NOT RATED Affin Hwang Investment Bank Berhad does not provide research coverage or rating for this company. Report is intended as information only and not as a recommendation The total expected return is defined as the percentage upside/downside to our target price plus the net dividend yield over the next 12 months. OVERWEIGHT Industry, as defined by the analyst’s coverage universe, is expected to outperform the KLCI benchmark over the next 12 months NEUTRAL Industry, as defined by the analyst’s coverage universe, is expected to perform inline with the KLCI benchmark over the next 12 months UNDERWEIGHT Industry, as defined by the analyst’s coverage universe is expected to under-perform the KLCI benchmark over the next 12 months This report is intended for information purposes only and has been prepared by Affin Hwang Investment Bank Berhad (14389-U) (formerly known as HwangDBS Investment Bank Berhad) (“the Company”) based on sources believed to be reliable. However, such sources have not been independently verified by the Company, and as such the Company does not give any guarantee, representation or warranty (express or implied) as to the adequacy, accuracy, reliability or completeness of the information and/or opinion provided or rendered in this report. Facts, information, views and/or opinion presented in this report have not been reviewed by, may not reflect information known to, and may present a differing view expressed by other business units within the Company, including investment banking personnel. Reports issued by the Company, are prepared in accordance with the Company’s policies for managing conflicts of interest arising as a result of publication and distribution of investment research reports. Under no circumstances shall the Company, its associates and/or any person related to it be liable in any manner whatsoever for any consequences (including but are not limited to any direct, indirect or consequential losses, loss of profit and damages) arising from the use of or reliance on the information and/or opinion provided or rendered in this report. Any opinions or estimates in this report are that of the Company, as of this date and subject to change without prior notice. Under no circumstances shall this report be construed as an offer to sell or a solicitation of an offer to buy any securities. The Company and/or any of its directors and/or employees may have an interest in the securities mentioned therein. The Company may also make investment decisions or take proprietary positions that are inconsistent with the recommendations or views in this report. Comments and recommendations stated here rely on the individual opinions of the ones providing these comments and recommendations. These opinions may not fit to your financial status, risk and return preferences and hence an independent evaluation is essential. Investors are advised to independently evaluate particular investments and strategies and to seek independent financial, legal and other advice on the information and/or opinion contained in this report before investing or participating in any of the securities or investment strategies or transactions discussed in this report. Third-party data providers make no warranties or representations of any kind relating to the accuracy, completeness, or timeliness of the data they provide and shall not have liability for any damages of any kind relating to such data. The Company’s research, or any portion thereof may not be reprinted, sold or redistributed without the consent of the Company. The Company, is a participant of the Capital Market Development Fund-Bursa Research Scheme, and will receive compensation for the participation. This report is printed and published by: Affin Hwang Investment Bank Berhad (14389-U) (formerly known as HwangDBS Investment Bank Berhad) A Participating Organisation of Bursa Malaysia Securities Bhd Chulan Tower Branch, 3rd Floor, Chulan Tower, No 3, Jalan Conlay, 50450 Kuala Lumpur. www.affinhwang.com Email : [email protected] Tel : + 603 2143 8668 Fax : + 603 2145 3005 Affin Hwang Investment Bank Bhd (14389-U) (Formerly known as HwangDBS Investment Bank Bhd) Page 20 of 20