More Excitement In Seberang Perai Selatan
Mahsing officially joins Seberang Perai property feast by acquiring
76.38acres of freehold land in Jawi for RM42.6mil, or RM12.80 psf.
The land which is said to be opposite the Bukit Jawi Golf Resort, will
be developed into a mixed township with an estimated GDV of RM400mil
known as Southbay East.
Southbay East... It is quite confusing with its Penang island development, isn't it?
The location of the land should be very close to IJM Land's recent acquisition in Jawi (70 acres at RM18.50 psf).
Ecoworld (60 acres at RM30 psf) and Tambun Indah (24 acres at RM14 psf)
recent land purchase is at a totally different area, which is close to
Tambun toll, while IJM & Mahsing's land are close to Jawi toll.
With two powerful developers in Jawi, it is expected that the roads
connectivity of this area to Batu Kawan & Penang Second Bridge will
be improved. Currently if you wish to go to Batu Kawan or second bridge
from Jawi or Nibong Tebal area, you need to enter North-South Highway
via Jawi toll and exit the upcoming Batu Kawan toll.
If you do not want to pay for the toll, you need to travel a long way
north to Tambun area, which is not worth the time and petrol money
spent. In the future, there might be a route joining Changkat area
(between Jawi & Nibong Tebal) to the south of Batu Kawan.
For me, the location of Mahsing's land is the least strategic among all 4
developers mentioned. It is like in the middle of nowhere. If other ABC
developer wish to launch high-end project there, I guess it will have a
hard time selling it.
I estimate that a standard size double storey terrace in a gated
community in this area should be about RM300k. If Mahsing is going to
launch the project now, RM400k a unit is not a surprise. However,
Southbay East is expected to be launched only in year 2015.
Since it is Mahsing who has a lot of fans and builds premium quality
homes, surely it will not face a big problem selling its products there.
Bukit Jawi Golf Resort
What I am more concern is, how will the recent influx of branded
property developers into mainland Penang affect Tambun Indah's Pearl
City?
From experience, township planning & ability to attract business
investment point of view, I think Tambun Indah may lose to Mahsing, IJM
and Ecoworld.
The advantages that Pearl City has include big land size, location and
overall lower land cost, which translates into more competitive selling
price.
Fortunately for Tambun Indah, the lands owned by the other 3 developers
are not very big and can't be developed into a true mixed township that
include shopping complex, medical center or large commercial area. So
this is an advantage of Pearl City.
However, Tambun Indah may not have the same ability as Mahsing & IJM
in attracting good business investment into its Pearl City business
park.
Proposed Pearl City Mall
Secondly, the location of Pearl City is closer to Bukit Mertajam and
those many industrial parks in Seberang Perai Tengah such as Penang
Science Park, Bukit Minyak and Perai. Ecoworld shares the same benefit
but Mahsing and IJM don't.
In term of distance to Batu Kawan & Penang Second Bridge, all are
quite similar but Ecoworld and Tambun Indah have the slight benefit of
no need to pay for extra toll.
Ecoworld, IJM and Mahsing surely will build gated & guarded
communities which are likely to be priced higher. Thus, Tambun Indah who
build gated and non-gated community, can have more flexibility in its
pricing.
For me, Tambun Indah will get better if property outlook in Seberang Perai Selatan gets better.
Asas Dunia is another major mainland developer that should not be
overlooked, although it has been privatized. It has lots of land in
Seberang Perai Selatan bought at very low cost and also starts to build
better quality houses to target middle income group. Thus, Asas Dunia is
probably the ultimate winner in Seberang Perai Selatan property boom.
Asas Dunia: 1,118 acres land in SPS
Friday, 13 December 2013
Pearl City Gets Bigger Again
Tambun Indah has acquired another piece of land within its Pearl City
development through wholly-owned subsidiary Novinia. The 20.9-acre land
is transacted at RM14 psf or RM12.7mil in total, which is at similar
cost to its recent acquisition in the same area in Nov 2013.
Current acquisition is expected to be completed by FY14Q1. Both acquisition are expected to contribute RM240mil to its GDV.
In its press release, Tambun Indah says that both the lands are slated
for development of residential properties with commercial facilities
& amenities.
As a very small shareholder of the company, I think this is a good move
by the management. Though I do hope that Tambun Indah will purchase land
in Penang island or Klang Valley and build condos which carry high GDV,
it is actually better for it to concentrate on its strength and
advantage, which is the Pearl City township.
Other big players have seen the opportunity in Penang mainland, thus
Tambun Indah should strengthen its position here. Compared to other
property hot spots, Seberang Perai Selatan can give better margin (lower
land cost & admin cost) and better sales (more affordable landed
properties & less affected by the cooling measures) to Tambun Indah.
The recent lands purchase should not stress Tambun Indah's balance sheet
too much, as I expect its cash flow to further improve after acquiring
the remaining shares in Palmington & TI Development.
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