Malaysia Company Update
Property | Real Estate
Buy (Maintained)
- Target Price (Return): MYR1.83 (+52%)
- Price (Market Cap): MYR1.20 (USD727m)
- ESG score: 3.0 (out of 4)
- Avg Daily Turnover (MYR/USD) 7.92m/1.88m
Analyst
Loong Kok Wen CFA
+603 2302 8116
loong.kok.wen@rhbgroup.com
Share Performance (%) | YTD | 1m | 3m | 6m | 12m |
---|---|---|---|---|---|
Absolute | (33.3) | (1.6) | (1.6) | (18.4) | (27.3) |
Relative | (27.1) | (1.9) | (1.0) | (15.3) | (24.1) |
52-wk Price low/high (MYR) | 1.02 – 1.87 |
- Maintain BUY and MYR1.83 TP, 52% upside and c.4% yield. We are mildly positive on Mah Sing’s latest land acquisition. We believe this premium serviced apartment project near Suria KLCC will likely attract foreign buyers. Management indicated that it will continue to focus on its M-series projects, and unlikely pursue high-end development aggressively. The recent launch of M Grand Minori saw an encouraging take-up of 90%.
- The new project in KLCC. Mah Sing entered into a conditional sale and purchase agreement with vendor Malayan United Industries (MUI MK, NR) for the acquisition of 1.485-acre freehold land, where the Corus KLCC Hotel is located. The land is transacted at MYR260m and the acquisition will be funded via a combination of internal funds and bank borrowings.
- The redevelopment of Corus Hotel. The purchase consideration translates into a land cost of MYR4,019 psf. This is considered reasonable as the land has a plot ratio of 15x. The site is strategically located along Jalan Ampang, within walking distance to the iconic Petronas Twin Towers, Suria KLCC, KLCC Park, Intermark Mall, The Linc KL and Pavilion KL. It is also close to the Ampang Park interchange MRT & LRT station. The land will be developed into a premium serviced apartment project with an indicative ASP of MYR2,000 psf with unit sizes ranging 500-1,200 sqf. This marks Mah Sing’s first premium project in the city centre probably a decade after developing Icon @ Jalan Tun Razak, M Suites @ Embassy Row and M City along Jalan Ampang. This new development is mainly targeted at foreigners as well as investors, in our view. We understand that The Conlay by E&O (EAST MK, BUY, TP: MYR1.17) and Pavilion Square saw more foreign buyers recently, especially from China.
- Maintain forecasts. We make no changes to our earnings forecasts. This new high-end project is slated for launch in 1H26. Near-term earnings will be mainly underpinned by the M-series projects and new launches. The M Grand Minori project near the Johor Bahru-Singapore Rapid Transit System (RTS) Link in Johor Bahru saw 90% take-up for the first block in Phase 1.
- Update on Southville DC Hub. Following the lapse of the collaborative agreement with Bridge Data Centre (BDC) on 30 May 2025, management guided that the team has been receiving a number of queries from US-based hyperscalers, and some have entered into a non-disclosure agreement and are undergoing technical study currently. Recall, the second collaborative agreement with BDC will lapse on 28 Oct 2025. Subsequent to the expiry, this should provide Mah Sing with more flexibility to negotiate with potential prospects looking for different (or bigger) land sizes.
- ESG. Our TP includes a 0% ESG premium/discount.
Forecasts and Valuation
Dec-23 | Dec-24 | Dec-25F | Dec-26F | Dec-27F | |
---|---|---|---|---|---|
Total turnover (MYRm) | 2,603 | 2,520 | 2,751 | 2,902 | 3,122 |
Recurring net profit (MYRm) | 215 | 241 | 260 | 280 | 305 |
Recurring net profit growth (%) | 19.6 | 11.8 | 8.0 | 7.9 | 8.9 |
Recurring EPS (MYR) | 0.09 | 0.10 | 0.10 | 0.11 | 0.12 |
DPS (MYR) | 0.04 | 0.05 | 0.05 | 0.06 | 0.06 |
Recurring P/E (x) | 13.54 | 12.57 | 11.65 | 10.81 | 9.92 |
P/B (x) | 0.79 | 0.77 | 0.74 | 0.72 | 0.69 |
Dividend Yield (%) | 3.3 | 3.8 | 4.2 | 4.6 | 4.8 |
Return on average equity (%) | 5.9 | 6.3 | 6.5 | 6.8 | 7.1 |
Net debt to equity (%) | 8.0 | 15.9 | 15.2 | 19.9 | 22.5 |
Overall ESG Score: 3.0 (out of 4)
E Score: 2.7 (GOOD)
S Score: 3.3 (EXCELLENT)
G Score: 3.3 (EXCELLENT)
Please refer to the ESG analysis on the next page
Emissions And ESG
Trend analysis
Scope 1 and 2 emissions increased to 29,628 mt CO2e, from 27,777 mt CO2e in 2021.
Emissions (tCO2e) | Dec-22 | Dec-23 | Dec-24 | Dec-25 |
---|---|---|---|---|
Scope 1 | 3,251 | 4,351 | na | na |
Scope 2 | 26,377 | 28,688 | na | na |
Scope 3 | 1,458 | 1,529 | na | na |
Total emissions | 31,086 | 34,568 | na | na |
Source: Company data, RHB
Latest ESG-Related Developments
Mah Sing maintained its 4-star rating from Bursa Malaysia ESG Star Rating based on its performance in the FTSE4Good ESG assessment.
Mah Sing is also one of the four property developers with a 4-star rating to be traded in both the FTSE4GBM Index and FTSE4GBM Shariah Index.
ESG Unbundled
Overall ESG Score: 3.0 (out of 4)
Last Updated: 20 May 2025
E Score: 2.7 (GOOD)
Mah Sing’s developments (25%) achieved more than the mandated 10% minimum requirement for green spaces. It has been awarded with 14 green certifications to date. The plastics division uses 100% recyclable plastic raw materials producing 100% recyclable products.
S Score: 3.3 (EXCELLENT)
Mah Sing has donated five units of patient monitoring equipment worth RM33,000 to Hospital Ampang to support the hospital in tackling the spike in numbers of COVID-19 cases. The company also made various donations to indigenous kids. Mah Sing Foundation raised funds for 10 schools and donated to support a pre-school in Kelantan in the past.
G Score: 3.3 (EXCELLENT)
43% of Mah Sing’s board members are independent. The percentage of women board members is 43% or represented by three women among the seven directors. The Chairperson is also the Senior Independent Non-Executive Director.
ESG Rating History
Source: RHB
Financial Exhibits
Valuation basis
SOP – 30% discount to RNAV, and 8x P/E for the plastic division
Key drivers
New property sales
Key risks
Weaker/better-than-expected market conditions
Company Profile
Mah Sing has many projects across the key states in Malaysia. The company, which adopts a fast turnaround model in property development, has both niche and township projects that underpin its earnings.
Financial summary (MYR)
Dec-23 | Dec-24 | Dec-25F | Dec-26F | Dec-27F | |
---|---|---|---|---|---|
Recurring EPS | 0.09 | 0.10 | 0.10 | 0.11 | 0.12 |
EPS | 0.09 | 0.10 | 0.10 | 0.11 | 0.12 |
DPS | 0.04 | 0.05 | 0.05 | 0.06 | 0.06 |
BVPS | 1.52 | 1.56 | 1.61 | 1.67 | 1.73 |
Return on average equity (%) | 5.9 | 6.3 | 6.5 | 6.8 | 7.1 |
Return on average assets (%) | 3.4 | 3.4 | 3.5 | 3.8 | 4.0 |
Valuation metrics
Dec-23 | Dec-24 | Dec-25F | Dec-26F | Dec-27F | |
---|---|---|---|---|---|
Recurring P/E (x) | 13.54 | 12.57 | 11.65 | 10.81 | 9.92 |
P/B (x) | 0.8 | 0.8 | 0.7 | 0.7 | 0.7 |
Dividend Yield (%) | 3.3 | 3.8 | 4.2 | 4.6 | 4.8 |
EV/EBITDA (x) | 7.72 | 8.38 | 7.89 | 7.85 | 7.55 |
Income statement (MYRm)
Dec-23 | Dec-24 | Dec-25F | Dec-26F | Dec-27F | |
---|---|---|---|---|---|
Total turnover | 2,603 | 2,520 | 2,751 | 2,902 | 3,122 |
Gross profit | 596 | 629 | 637 | 674 | 725 |
EBITDA | 421 | 442 | 468 | 499 | 538 |
Depreciation and amortisation | (41) | (50) | (49) | (50) | (54) |
Operating profit | 379 | 392 | 419 | 448 | 484 |
Net interest | (52) | (55) | (55) | (56) | (56) |
Pre-tax profit | 327 | 337 | 364 | 393 | 428 |
Taxation | (105) | (98) | (106) | (114) | (124) |
Reported net profit | 215 | 241 | 260 | 280 | 305 |
Recurring net profit | 215 | 241 | 260 | 280 | 305 |
Cash flow (MYRm)
Dec-23 | Dec-24 | Dec-25F | Dec-26F | Dec-27F | |
---|---|---|---|---|---|
Change in working capital | 266 | 110 | (296) | (91) | (132) |
Cash flow from operations | 535 | 405 | 18 | 245 | 233 |
Capex | 0 | (710) | 0 | (320) | (224) |
Cash flow from investing activities | 15 | (715) | 121 | (320) | (224) |
Dividends paid | (97) | (114) | (126) | (139) | (147) |
Cash flow from financing activities | 0 | 836 | 22 | 10 | 3 |
Cash at beginning of period | 580 | 981 | 1,347 | 822 | 712 |
Net change in cash | 550 | 525 | 161 | (65) | 13 |
Ending balance cash | 1,129 | 1,506 | 1,507 | 757 | 724 |
Balance sheet (MYRm)
Dec-23 | Dec-24 | Dec-25F | Dec-26F | Dec-27F | |
---|---|---|---|---|---|
Total cash and equivalents | 981 | 1,347 | 822 | 712 | 676 |
Tangible fixed assets | 2,397 | 3,057 | 2,886 | 3,156 | 3,327 |
Intangible assets | 4 | 3 | 3 | 3 | 3 |
Total investments | 0 | 0 | 0 | 0 | 0 |
Total other assets | 227 | 232 | 232 | 232 | 232 |
Total assets | 6,417 | 7,553 | 7,190 | 7,523 | 7,911 |
Short-term debt | 9 | 621 | 232 | 277 | 367 |
Total long-term debt | 1,269 | 1,356 | 1,214 | 1,279 | 1,301 |
Total liabilities | 2,680 | 3,578 | 3,082 | 3,276 | 3,507 |
Shareholders’ equity | 3,701 | 3,933 | 4,066 | 4,208 | 4,367 |
Minority interests | 36 | 43 | 41 | 39 | 37 |
Total equity | 3,737 | 3,975 | 4,107 | 4,247 | 4,404 |
Total liabilities & equity | 6,417 | 7,553 | 7,190 | 7,523 | 7,911 |
Key metrics
Dec-23 | Dec-24 | Dec-25F | Dec-26F | Dec-27F | |
---|---|---|---|---|---|
Revenue growth (%) | 12.3 | (3.2) | 9.2 | 5.5 | 7.6 |
Recurring net profit growth (%) | 19.6 | 11.8 | 8.0 | 7.9 | 8.9 |
Recurrent EPS growth (%) | 19.5 | 7.7 | 7.9 | 7.8 | 8.9 |
Gross margin (%) | 22.9 | 24.9 | 23.2 | 23.2 | 23.2 |
Recurring net profit margin (%) | 8.3 | 9.6 | 9.4 | 9.7 | 9.8 |
Dividend payout ratio (%) | 45.1 | 47.2 | 48.6 | 49.5 | 48.0 |
Figure 1: Location of the land
[A map shows the location of Mah Sing’s Subject Land.]
The land is located on Jalan Ampang, near the intersection with Jalan Tun Razak. It is strategically positioned near several key landmarks and transport hubs:
- Landmarks: Petronas Twin Towers & Suria KLCC, Intermark Mall, The Linc KL, Pavilion KL.
- Major Roads: Jalan Ampang, Jalan Tun Razak, AKLEH, Setiawangsa-Pantai Expy.
- Public Transport: Ampang Park KLCC LRT Interchange (MRT & LRT).
Source: Company data
Figure 2: SOP valuation
Projects | Type | Remaining land (acres) | Remaining GDV (MYR m) | Stake | NPV @ 10% |
---|---|---|---|---|---|
Klang Valley | |||||
Icon City PJ | Commercial | 10 | 1,901 | 100% | 103.5 |
D’sara Sentral | Commercial | 0 | 50 | 100% | 4.8 |
Hijauan Residence | Residential | 25 | 226 | 100% | 11.3 |
Aman Perdana | Residential | 24 | 72 | 100% | 6.6 |
Garden Residence/Garden Plaza | Residential | 13 | 107 | 100% | 8.9 |
Bayu Sekamat | Residential | 3 | 7 | 100% | 0.6 |
Icon Residence MK | Residential | 0 | 12 | 100% | 0.5 |
M City Jln Ampang | Residential | 0 | 2 | 100% | 0.2 |
M Residence 1 @ Rawang | Residential | 24 | 31 | 100% | 2.6 |
M Residence 2 @ Rawang | Residential | 7 | 33 | 100% | 2.7 |
M Aruna @ Rawang | Residential | 29 | 152 | 100% | 10.4 |
Southville City Bangi | Residential | 160 | 4,865 | 100% | 336.0 |
Southville DC Hub | Commercial | 150 | MV@MYR160 psf | 100% | 392.0 |
Lakeville Residence | Commercial | 0 | 1 | 100% | 15.0 |
Star Residence, Subang | Residential | 3 | 155 | 100% | 12.9 |
M Centura/M Arisa Setapak | Residential | 0 | 4 | 78% | 0.2 |
M Vertica Cheras | Residential | 0 | 29 | 100% | 1.9 |
M Oscar Happy Garden | Residential | 0 | 22 | 100% | 1.3 |
M Luna Kepong | Residential | 0 | 18 | 100% | 1.1 |
M Adora Melawati | Residential | 0 | 9 | 100% | 0.6 |
M Senyum Sepang | Residential | 14 | 10 | 100% | 0.6 |
M Astra Setapak | Residential | 0 | 11 | 100% | 0.6 |
M Nova Kepong | Residential | 0 | 347 | 100% | 18.9 |
M Terra & M Hana Puchong | Residential | 4 | 641 | 100% | 33.6 |
M Zenya Kepong | Residential | 5 | 199 | 100% | 11.3 |
M Legasi (Glengowrie Estate) | Residential | 400 | 3,300 | 100% | 123.2 |
M Azura Setapak | Residential | 2 | 371 | 100% | 23.2 |
M Aspira, Taman Desa | Residential | 2 | 572 | 100% | 34.7 |
M Aurora, Old Klang Rd | Residential | 5 | 660 | 100% | 41.8 |
M Aria, Sentul | Residential | 3 | 283 | 100% | 17.9 |
Mah Sing Business Park, Sepang | Industrial | 185 | 728 | 56% | 29.6 |
Corus Hotel Redevelopment | Residential | 1 | 1,280 | 100% | 93.2 |
Johor | |||||
Sierra Perdana | Residential | 37 | 140 | 100% | 12.9 |
Mah Sing i-Parc | Industrial | 0 | 11 | 100% | 1.1 |
Meridin @ Medini | Commercial | 0 | 227 | 100% | 13.9 |
Bandar Meridin East | Mixed township | 877 | 3,082 | 100% | 154.0 |
M Tiara 1, Pulai | Residential | 21 | 180 | 100% | 11.6 |
M Tiara 2, Pulai | Mixed township | 100 | 1,450 | 100% | 72.2 |
M Tiara 3, Pulai | Residential | 59 | 463 | 100% | 27.2 |
M Grand Minori, Taman Pelangi | Residential | 6 | 1,500 | 100% | 100.5 |
Penang | |||||
Ferringhi Residence | Residential | 30 | 362 | 100% | 15.2 |
Southbay City | Commercial | 21 | 1,415 | 100% | 80.7 |
Unbilled sales | 191.1 | ||||
Total | 2,022.1 | ||||
Shareholders’ fund | 3,932.6 | ||||
Total RNAV | 5,954.7 | ||||
Discount to RNAV | 30% | ||||
Discounted RNAV | 4,168.3 | ||||
Plastic manufacturing @ 8x FY25f PE | 264.0 | ||||
Total SOP value | 4,432.3 | ||||
Total share base | 2,428.3 | ||||
Intrinsic value | 1.83 | ||||
ESG premium / discount | 0% | ||||
Target price | 1.83 |
Source: RHB
Recommendation Chart
Date | Recommendation | Target Price | Price |
---|---|---|---|
2025-06-02 | Buy | 1.83 | 1.02 |
2025-02-27 | Buy | 2.16 | 1.30 |
2025-01-19 | Buy | 2.15 | 1.40 |
2024-10-28 | Buy | 2.70 | 1.77 |
2024-06-24 | Buy | 2.26 | 1.67 |
2024-05-31 | Buy | 2.00 | 1.50 |
2024-04-08 | Buy | 1.58 | 1.32 |
2024-03-26 | Buy | 1.55 | 1.19 |
2024-02-27 | Buy | 1.15 | 0.96 |
2024-02-01 | Buy | 1.12 | 0.94 |
2023-11-29 | Buy | 0.98 | 0.84 |
2023-08-28 | Buy | 0.98 | 0.77 |
2023-06-19 | Buy | 0.77 | 0.60 |
2023-05-29 | Buy | 0.75 | 0.60 |
2023-04-16 | Buy | 0.77 | 0.64 |
Source: RHB, Bloomberg
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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Malaysia
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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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