马来西亚股票分析报告






SP Setia Malaysia Results Review


Shariah Compliant
21 August 2025
SP Setia (SPSB MK)
Operating Fundamentals Have Yet To Improve

Malaysia Results Review
Property | Real Estate
Buy (Maintained)
Target Price (Return): MYR1.35 (+23%)
Price (Market Cap): MYR1.09 (USD1,290m)
ESG score: 3.0 (out of 4)
Avg Daily Turnover (MYR/USD): 6.64m/1.57m

Analyst

Loong Kok Wen, CFA
+603 2302 8116
loong.kok.wen@rhbgroup.com

SP Setia (SPSB MK) Price Close vs Relative to FBM KLCI (RHS) Chart:

The chart shows SP Setia’s price performance from August 2024 to August 2025, generally trending downwards from approximately MYR1.40 to MYR1.10. It also plots the relative performance against the FBM KLCI, which shows SP Setia underperforming, with the relative index declining from 119 to 82 over the same period.

Source: Bloomberg

Operating Fundamentals Have Yet To Improve

  • Maintain Buy with lower TP of MYR1.35 (from MYR1.72), 23% upside. SP Setia’s 2Q25 results missed expectations as its development earnings were still weak. 1H25 property sales of only MYR1.9bn was slower-than-expected compared to management’s FY25 sales target of MYR4.8bn. We lower our TP to reflect the lagging property sales and weak showings for property development, given its reliance on land sales to support earnings.
  • 2Q25 results review. The YoY drop in 2Q25 revenue was largely attributed to lower contributions from land sales as well as reduced revenue from projects in Australia and Vietnam following substantial handovers of completed developments in 2024. 2Q25 EBIT margin was higher at 33% vs 31% in the previous quarter, as 2Q25 saw the recognition of the disposal of Taman Pelangi land worth MYR157m (estimated profit of over MYR100m). 1H25 land sales of MYR224m were much lower compared to MYR989m worth of land sales that were recognised in 1H24 (mainly from Glengowrie and Taman Pelangi Indah 2). Meanwhile, net gearing remained stable at 0.37x, unchanged from the last quarter.
  • Better sales in 2Q25. 2Q25 property sales totalled MYR1.186bn vs MYR718m in 1Q25. Of the total property sales of MYR1.9bn in 1H25 (including MYR235m from land sales), 75% came from local projects, while the remainder was from Australia and Vietnam. The central region contributed MYR955m, while the Southern region raked in MYR430m in sales. Setia Alaman and Setia Eco Park in the central region and Atlas Melbourne in Australia were the major sales contributors for 1H25. Sales for JV project Parkside Residence at Federal Hill, launched in early 2025, remained slow – at only MYR28m (vs MYR14m in 1Q25).
  • Finally, the first JV for industrial development. The company finally signed key collaboration terms with strategic partner Ally Logistic Property (ALP), Taiwan’s largest warehousing infrastructure developer, to develop a build-to-lease warehouse on a 42-acre parcel of land at Setia Alaman. Pending further details on the JV (equity interest and resulting land disposal), we are uncertain if SP Setia will be able to hit its MYR4.8bn sales target by the year-end. The JV for the Tanjung Kupang land is also taking longer than expected to formalise.
  • Forecasts. We make no changes to our earnings forecasts, as 2H typically brings stronger numbers for SP Setia as well as the property industry. Unbilled sales inched up to MYR3.9bn in 2Q25, from MYR3.8bn in 1Q25.
  • Lower TP. Our new TP is based on a larger discount to RNAV of 55% (from 45%), with a 0% ESG discount/premium inked in.

Forecasts and Valuation

Dec-23 Dec-24 Dec-25F Dec-26F Dec-27F
Total turnover (MYRm) 4,374 5,294 4,899 4,996 5,017
Recurring net profit (MYRm) 299 508 396 421 439
Recurring net profit growth (%) 10.3 70.2 (22.0) 6.2 4.3
Recurring EPS (MYR) 0.07 0.12 0.10 0.10 0.10
DPS (MYR) 0.01 0.03 0.02 0.02 0.02
Recurring P/E (x) 14.87 8.74 11.27 10.72 10.38
P/B (x) 0.31 0.30 0.30 0.30 0.29
Dividend Yield (%) 1.2 2.7 1.6 1.6 1.6
Return on average equity (%) 2.1 3.6 2.7 2.8 2.8
Net debt to equity (%) 48.8 34.4 39.6 38.0 35.9
Overall ESG Score: 3.0 (out of 4)
E Score: 3.0 (GOOD)
S Score: 3.2 (EXCELLENT)
G Score: 2.9 (GOOD)

Please refer to the ESG analysis on the next page
Source: Company data, RHB

Emissions And ESG

Trend analysis

SP Setia established the eDew system and digitised the data collection process, and introduced Scope 3 emissions tracking. 2024 will be used as a baseline year for absolute greenhouse gas emissions.

Emissions (tCO2e)

Dec-22 Dec-23 Dec-24 Dec-25
Scope 1 457 2,770 na
Scope 2 12,429 34,335 na
Scope 3 na na 2,016 na
Total emissions na 12,886 39,121 na

Source: Company data, RHB

Latest ESG-Related Developments

SP Setia completed its Setia Green Roadmap, with interim targets and actionable steps in place to achieve net-zero carbon emissions by 2050.

The group is also forming a biodiversity policy to address key issues such as land conservation and resource replenishment.

ESG Unbundled
Overall ESG Score: 3.0 (out of 4)
Last Updated: 28 February 2025

E Score: 3.0 (GOOD)

SP Setia is among the early adopters of ESG, covering aspects from building design to masterplan. The company signed a MoU with the national power company in Apr 2022 for the installation of solar panel systems and EV charging facilities at its upcoming real estate developments.

S Score: 3.2 (EXCELLENT)

Setia Foundation was established in 2000 to help underprivileged Malaysians.

G Score: 2.9 (GOOD)

60% of SP Setia’s board members are independent directors. The company has an in-house investor relations team and holds investor meetings regularly, embodying good transparency and disclosure practices.

ESG Rating History

ESG Rating History Chart:

The chart displays SP Setia’s ESG rating history from August 2023 to August 2025. The rating consistently remained at 3.0 out of 4 throughout this period, indicating stable performance in ESG aspects.

Source: RHB

Financial Exhibits

Asia

Malaysia

Property

SP Setia

SPSB MK

Buy

Valuation basis

55% discount to RNAV

Key drivers

  • i. New property sales;
  • ii. Successful de-gearing initiatives.

Key risks

  • i. Change in senior management team which could result in a change in business strategy;
  • ii. Unexpected slowdown in economic growth.

Company Profile

SP Setia has been the property sector bellwether over the years. The company has a large presence in many key areas in Malaysia. It also has development projects in the UK, Singapore and Australia.

Financial summary (MYR)

Dec-23 Dec-24 Dec-25F Dec-26F Dec-27F
Recurring EPS 0.07 0.12 0.10 0.10 0.10
EPS 0.07 0.13 0.10 0.10 0.10
DPS 0.01 0.03 0.02 0.02 0.02
BVPS 3.55 3.59 3.63 3.68 3.73
Return on average equity (%) 2.1 3.6 2.7 2.8 2.8
Return on average assets (%) 1.0 1.8 1.4 1.5 1.6

Valuation metrics

Dec-23 Dec-24 Dec-25F Dec-26F Dec-27F
Recurring P/E (x) 14.87 8.74 11.27 10.72 10.38
P/B (x) 0.3 0.3 0.3 0.3 0.3
Dividend Yield (%) 1.2 2.7 1.6 1.6 1.6
EV/EBITDA (x) 8.69 4.75 8.23 8.05 7.83

Income statement (MYRm)

Dec-23 Dec-24 Dec-25F Dec-26F Dec-27F
Total turnover 4,374 5,294 4,899 4,996 5,017
Gross profit 1,341 1,801 1,210 1,230 1,243
EBITDA 1,103 1,610 1,055 1,077 1,098
Depreciation and amortisation (40) (46) (46) (46) (46)
Operating profit 1,063 1,564 1,009 1,031 1,051
Net interest (349) (384) (336) (325) (317)
Pre-tax profit 656 1,066 622 656 684
Taxation (299) (491) (174) (180) (188)
Reported net profit 299 520 396 421 439
Recurring net profit 299 508 396 421 439

Cash flow (MYRm)

Dec-23 Dec-24 Dec-25F Dec-26F Dec-27F
Change in working capital 707 1,528 (1,367) (159) (98)
Cash flow from operations 1,744 2,846 (238) 997 1,080
Capex 0 0 (20) (100) (100)
Cash flow from investing activities (4) 243 (20) (180) (180)
Dividends paid (68) (55) (120) (70) (71)
Cash flow from financing activities (1,386) (2,122) (340) (290) (292)
Cash at beginning of period 2,633 2,496 3,141 1,821 1,725
Net change in cash 354 966 (598) 527 608
Ending balance cash 2,987 3,462 2,544 2,348 2,333

Balance sheet (MYRm)

Dec-23 Dec-24 Dec-25F Dec-26F Dec-27F
Total cash and equivalents 2,496 3,141 1,821 1,725 1,710
Tangible fixed assets 15,196 15,072 15,046 15,100 15,153
Intangible assets 14 15 15 15 15
Total investments 3,721 3,463 3,463 3,463 3,463
Total other assets 548 428 435 523 611
Total assets 29,006 27,604 27,446 27,696 27,931
Short-term debt 3,043 2,204 2,054 2,004 1,954
Total long-term debt 7,102 6,383 6,183 6,033 5,883
Total liabilities 13,344 11,760 11,224 11,070 10,880
Shareholders’ equity 14,450 14,614 14,940 15,290 15,657
Minority interests 1,213 1,230 1,282 1,337 1,394
Total equity 15,663 15,844 16,222 16,627 17,051
Total liabilities & equity 29,006 27,604 27,446 27,696 27,931

Key metrics

Dec-23 Dec-24 Dec-25F Dec-26F Dec-27F
Revenue growth (%) (1.8) 21.0 (7.5) 2.0 0.4
Recurring net profit growth (%) 10.3 70.2 (22.0) 6.2 4.3
Recurrent EPS growth (%) 10.2 70.1 (22.4) 5.1 3.2
Gross margin (%) 30.7 34.0 24.7 24.6 24.8
Recurring net profit margin (%) 6.8 9.6 8.1 8.4 8.7
Dividend payout ratio (%) 18.3 23.1 17.7 16.8 16.3

Source: Company data, RHB

Figure 1: Quarterly results

FYE Dec (MYRm)

2Q24 1Q25 2Q25 % QoQ % YoY 1H24 1H25 % YoY Comments
Turnover 1,494.6 770.7 943.7 22% -37% 2,970.5 1,714.4 -42% The YoY decline in revenue was mainly due to lower contributions from land sales as well as reduced revenue from projects in Australia and Vietnam following substantial handovers of completed developments in 2024.
EBIT 597.0 235.3 310.6 32% -48% 876.2 545.9 -38%
EBIT margin (%) 39.9 30.5 32.9 29.5 31.8 EBIT and EBIT margins were partly lifted by the recognition of MYR167m worth of land sales at Taman Pelangi in Johor.
Net int inc/(exp) (83.9) (85.8) (80.2) -7% -4% (171.3) (185.2) 8%
Associate (93.0) (12.8) (37.7) 194% -59% (109.7) (144.9) 32%
Pre-tax profit 410.5 141.5 195.7 38% -52% 591.7 337.1 -43%
PBT margin (%) 27.5 18.4 20.7 19.9 19.7
Taxation (156.5) (52.1) (74.5) 43% -52% (243.9) (246.0) 1%
Effective tax rate (%) 38.1 36.8 38.1 41.2 73.0
Net profit 295.0 67.0 99.8 49% -66% 372.4 166.8 -55%
Core net profit 248.3 62.2 97.0 56% -61% 319.8 159.2 -50% Below expectations
Core net margin (%) 16.6 8.1 10.3 10.8 9.3
EPS (sen) 6.3 0.5 2.0 6.9 7.5
NTA / shr (RM) 2.8 2.6 2.7 2.8 2.7
DPS (sen) 0.0 0.0 0.0 0.0 0.0

Source: Company data, RHB

Figure 2: RNAV estimate

Projects

Remaining landbank (acres) Remaining GDV (MYR m) Stake NPV (@ 10%)
Central Region
Setia Alam 133 1,294 100% 90.5
Setia City 64 5,234 100% 82.1
Setia Alaman 258 1,793 100% 60.4
Setia Ecohill 165 1,821 100% 80.1
Setia EcoHill 2 588 3,246 100% 116.9
Glengowrie 305 2,160 100% 40.0
Setia Mayuri 108 736 100% 44.8
Setia Eco Park 128 2,231 50% 68.6
Precinct Arundina @ Setia Eco Park 19 258 100% 16.1
Setia Eco Glades 24 783 70% 16.8
Setia Safiro 9 179 70% 7.0
Setia Eco Templer 37 833 100% 46.7
Setia Warisan Tropika 60 626 100% 34.8
Setia Eco City 4 2,204 100% 82.7
Setia Federal Hill 51 21,135 100% 142.5
Setia Federal hill JV 1 751 51% 5.8
Setia Alamsari North 133 986 100% 41.6
Setia Alamsari South 226 2,877 100% 103.5
Putrajaya 156 362 60% 11.4
Setia Trio 70% 0.0
Bandar Kinrara 38 2,465 51% 84.1
Setia Bayuemas (I&P) 140 2,228 52% 53.1
Setia Bayuemas (PG) 51 373 100% 18.7
Alam Damai 19 545 70% 19.1
Alam Impian 224 7,115 100% 228.6
Temasya Glenmarie 65 2,151 66% 76.2
Northern Region
Setia Fontaines 1,109 12,018 100% 268.2
Setia Eco Forest @ Tj Bungah 35 960 100% 36.2
Setia Pearl Island 21 635 100% 20.3
Bukit Dumbar 6 539 100% 13.0
Setia Sky Vista 13 450 100% 15.0
Setia Sky Hill 4 38 100% 0.8
Seri Bayu 13 240 100% 7.6
Setia Raintree Residence 21 200 100% 5.5
Setia Sky Ville 2 324 100% 9.0
Setia Miracca (Setia Sky Cubes) 2 235 100% 6.8
Pangsapuri Rimbun, Balik Pulau 3 19 100% 0.3
Southern Region
Setia Indah Johor 9 269 100% 17.1
Setia Tropika 92 1,108 100% 61.9
Setia Eco Cascadia 59 1,361 100% 63.8
Setia Business Park II 44 394 100% 13.5
Bukit Indah Johor 31 449 100% 20.9
Setia Eco Gardens 189 1,303 70% 49.0
Setia Business Park I 50 280 70% 7.0
Taman Perling 17 334 100% 13.0
Taman Pelangi 6 735 100% 23.2
Taman Rinting 96 736 89% 24.4
Taman Pelangi Indah I 165 2,043 100% 61.8
Mukim Tanjung Kupang 307 1,390 100% 13.2
Mukim Serkat, Pontian 55 20 100% 0.1
Eastern Region
Aeropod @Tg Aru 35 1,390 100% 4.3
Lintas Land 9 1,689 100% 3.5
Overseas
383 La Trobe Melbourne 1 2,463 100% 96.9
Battersea Power Station, UK 18 28,201 40% 84.3
EcoLakes, My Phuoc 22 493 57% 4.1
EcoXuan, Lai Thieu 10 750 95% 27.1
Setia Izumisano City Centre 5 2,488 100% 7.5
Sydney 0 655 100% 25.8

Source: Company, RHB

Unbilled sales

Total: 187.7

Shareholders’ funds (incl. RCPS-is): 2,764.9

Total RNAV: 14,072.9

Enlarged share cap (incl. RCPS-I A&C): 16,837.8

RNAV/share: 5,631.7

Discount: 2.99

Intrinsic value: 55%

ESG premium: 1.35

Target price: 0%

Source: Company, RHB

Recommendation Chart

Recommendation & Target Price Chart:

The chart displays SP Setia’s price performance (August 2020 – February 2025) along with RHB’s recommendations and target prices. The price fluctuated, hitting lows around MYR0.60 and highs around MYR1.50. RHB’s recommendations mostly stayed in “Buy” or “Neutral” zones, with target prices varying from MYR0.60 to MYR1.72.

Source: RHB, Bloomberg

Date Recommendation Target Price Price
2025-05-22 Buy 1.72 1.20
2025-03-03 Buy 1.72 1.33
2024-11-26 Buy 1.72 1.34
2024-08-15 Buy 1.72 1.29
2024-05-16 Buy 1.72 1.53
2024-03-25 Buy 1.56 1.35
2024-03-01 Buy 1.24 0.85
2023-11-24 Neutral 0.93 0.81
2023-08-17 Buy 0.93 0.86
2023-07-05 Buy 0.75 0.57
2023-05-17 Neutral 0.60 0.53
2023-04-25 Neutral 0.64 0.58
2022-04-20 Buy 1.48 1.22
2022-02-28 Neutral 1.28 1.28
2022-01-11 Neutral 1.28 1.29

Source: RHB, Bloomberg

See important disclosures at the end of this report


1

RHB Guide to Investment Ratings

Buy: Share price may exceed 10% over the next 12 months

Trading Buy: Share price may exceed 15% over the next 3 months, however longer-term outlook remains uncertain

Neutral: Share price may fall within the range of +/- 10% over the next 12 months

Take Profit: Target price has been attained. Look to accumulate at lower levels

Sell: Share price may fall by more than 10% over the next 12 months

Not Rated: Stock is not within regular research coverage

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2. RHB Bank Berhad, its subsidiaries and/or its associated companies and its analysts do not have a financial interest (including a shareholding of 1% or more) in the issuer covered by the Singapore research analysts in this report.

3. RHB Bank Berhad’s Singapore research staff or connected persons do not serve on the board or trustee positions of the issuer covered by the Singapore research analysts in this report.

4. RHB Bank Berhad, its subsidiaries and/or its associated companies do not have and have not within the last 12 months had any corporate finance advisory relationship with the issuer covered by the Singapore research analysts in this report or any other relationship that may create a potential conflict of interest.

5. RHB Bank Berhad, or person associated or connected to it do not have any interest in the acquisition or disposal of, the securities, specified securities based derivatives contracts or units in a collective investment scheme covered by the Singapore research analysts in this report.

6. RHB Bank Berhad’s Singapore research analysts do not receive any compensation or benefit in connection with the production of this research report or recommendation on the issuer covered by the Singapore research analysts.

Analyst Certification

The analyst(s) who prepared this report, and their associates hereby, certify that:

(1) they do not have any financial interest in the securities or other capital market products of the subject companies mentioned in this report, except for:

Analyst Company

(2) no part of his or her compensation was, is or will be directly or indirectly related to the specific recommendations or views expressed in this report.

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2

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3

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4

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5

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6

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7

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