Yong Tai Bhd. Malaysia Company Guide

Transcription

1 Malaysia Company Guide Version 4 Bloomberg: YTB MK Reuters: YONG.KL Refer to important disclosures at the end of this report DBS Group Research. Equity 9 Jan 2018 BUY Last Traded Price ( 8 Jan 2018): RM1.69 (KLCI : 1,832.15) Price Target 12-mth: RM2.10 (24% upside) (Prev RM2.10) Analyst Quah He Wei, CFA hewei@alliancedbs.com What s New Ticketing sales agreement with six parties to sell 1m Encore Melaka tickets Strong vote of confidence for Encore Melaka to turn into cash cow Opening of Encore Melaka by May 2018 to be key rerating catalyst Maintain BUY and RM2.10 TP Price Relative Forecasts and Valuation FY Jun (RM m) 2017A 2018F 2019F 2020F Revenue EBITDA Pre-tax Profit Net Profit Net Pft (Pre Ex.) Net Pft Gth (Pre-ex) (%) (8.9) EPS (sen) EPS Pre Ex. (sen) EPS Gth Pre Ex (%) (9) Diluted EPS (sen) Net DPS (sen) BV Per Share (sen) PE (X) PE Pre Ex. (X) P/Cash Flow (X) nm EV/EBITDA (X) Net Div Yield (%) P/Book Value (X) Net Debt/Equity (X) CASH CASH ROAE (%) Earnings Rev (%): (12) 0 0 Consensus EPS (sen): Other Broker Recs: B: 3 S: 0 H: 0 Source of all data on this page: Company, AllianceDBS, Bloomberg Finance L.P Diamond in the rough High conviction BUY. Yong Tai has successfully transformed into a Melaka-centric township property developer via its integrated 138-acre Impression City (RM7.7bn GDV), featuring the first-ofits-kind Encore Melaka an iconic tourist landmark that showcases large-scale live cultural music performances. Best proxy to booming Chinese tourism. As the first Impression Series project outside China, the Melaka Straits-fronting Encore Melaka is poised to be a resounding success by tapping into the booming Chinese tourism in Malaysia which has seen an impressive tourist arrivals CAGR of 11% over (vs 1% for Malaysia s overall tourist arrivals), making it the third-largest tourist source market. Where we differ. We are the first broker to cover Yong Tai. We believe its investment merit is under-appreciated by investors given the unique tourism-centric development in Melaka. Encore Melaka offers a compelling value proposition given its estimated ~20% IRR over the 30-year concession, which will transform Yong Tai into an emerging cash cow with strong recurring income. Potential catalyst. The official opening of Encore Melaka by May 2018 will be a major catalyst. In addition, there is immense potential in the Melaka property market which is targeting not just its 0.9m local population but also 16m tourists that visit the UNESCO World Heritage City annually. Yong Tai s impressive unbilled sales of RM1bn will underpin strong earnings visibility over the next two years. Valuation: Given Yong Tai s unrivalled competitive advantages arising from its unique tourism appeal and synergistic property product offerings, it is expected to deliver an exponential EPS CAGR of 87% over FY17-20F. We envisage long-term earnings visibility for Yong Tai as its value-adding Impression City and Encore Melaka ride on booming Chinese tourism, reflecting the unprecedented close Malaysia-China ties. Key Risks to Our View: Weaker tourist arrivals. Slower-than-expected tourist arrivals may negatively affect Impression Melaka s ticket sales, given that tourists are its main target market. At A Glance Issued Capital (m shrs) 481 Mkt. Cap (RMm/US$m) 812 / 203 Major Shareholders (%) Full Winning Development Ltd 24.6 Datuk Wira Boo Kuang Loon 14.2 Dato Sri Lee Ee Hoe 7.1 Free Float (%) 41 3m Avg. Daily Val (US$m) 0.89 ICB Industry : Financials / Real Estate Investment & Services ed: CK / sa:bc, PY, CS

2 WHAT S NEW Significant milestone Ticketing sales agreement: Yong Tai has signed ticket sales agreements for its Encore Melaka project with six travel agents, namely Majestic Express Holidays Sdn Bhd, Apple Impression Holiday Sdn Bhd, Levingo Travel Sdn Bhd, Coachliner 707 Travel Tour & Tour Sdn Bhd, WTS Travel & Tours Pte Ltd and Shanghai Ctrip International Travel Service Co Ltd. We understand that the agencies have to fulfil their respective ticket quota, failing which will result in certain penalty payments. This serves as a significant milestone for Yong Tai as the collective Encore Melaka s ticket sales of 1m has already made up 91% of our annual assumption of 1.1m which is based on 75% occupancy rate. While there is no disclosure on the ticket pricing under the ticketing sales agreement, it could be higher than our assumed RM125/ticket pricing as well. Management aims to further boost ticketing sales: After securing 1m ticket sales for Encore Melaka, Yong Tai may still look for other opportunities to further increase its ticketing sales via strategic tie-ups with other tourism-related parties. Currently, Yong Tai targets to stage two shows/day though its Encore Melaka s capacity can be increased by up to additional two shows/day should there be stronger demand. If Yong Tai stages an additional show in a year, we estimate that it will contribute additional annual earnings of RM25m, which translates into 16% growth to our FY19 bottom-line. Encore Melaka to be opened in May Encore Melaka is now set to be officially opened in May 2018 which is slightly later than our expectation. Due to the revised opening schedule, we therefore revise down our FY18 earnings projection by 12% as we impute higher pre-opening expenses for Encore Melaka. Nevertheless, we are not unduly worried about the delays as the topping-up of Encore Melaka theatre building has been completed and the performance team will have ample time to prepare for its official premier by May We are optimistic on the potentials of Encore Melaka given its compelling value proposition with an estimated ~20% IRR over the 30-year concession. Maintain BUY and RM2.10 TP. Given Yong Tai s unrivalled competitive advantages arising from its unique tourism appeal and synergistic property product offerings, it is expected to deliver an exponential EPS CAGR of 87% over FY17-20F. We envisage long-term earnings visibility for Yong Tai as its value-adding Impression City and Encore Melaka ride on booming Chinese tourism, reflecting the unprecedented close Malaysia-China ties. It is trading at an undemanding 8x FY19 PE, which is grossly unjustified in our view. Participation from Chinese bank and Hong Kong investor: Yong Tai has also secured RM100m worth of financing credit from Bank of China for the construction of Encore Melaka theatre. Meanwhile, Kirin Financial Group, a subsidiary of Hong Kong-listed Kirin Group Holdings Ltd has signed a heads of agreement with Yong Tai to undertake an investment of not less than RM400m in Impression City. Page 2

3 CRITICAL DATA POINTS TO WATCH Critical Factors Attractive value proposition for Impression Melaka. We estimate that Impression Melaka offers compelling value proposition given its estimated ~20% IRR over the 30-year concession, which will transform Yong Tai into an emerging cash cow with strong recurring income. The total cost for Impression Melaka is approximately RM303m (RM37m is for land acquisition) which could be easily funded by Yong Tai s strong balance sheet with a net cash position. First-mover advantage. Being the first Impression Series project outside China, Encore Melaka will have the first-mover advantage to gain competitive advantages in the Melaka tourism market. Yong Tai is targeting to stage two shows/day, translating into annual sales of 1.1m tickets (based on 75% utilisation) which could contribute ~RM50m earnings annually. This assumption is reasonable after taking into account foreign tourist arrivals of more than 26m, which is further underpinned by the local population of 32m. Best proxy to booming Chinese tourism. We understand that Yong Tai will be mainly targeting tourists from China (40%), ASEAN (20%) and Malaysia (30%) for Impression Melaka, which are expected to contribute 90% of its ticket sales collectively. We believe Impression Melaka is poised to be a resounding success by tapping into the booming Chinese tourism in Malaysia which has seen an impressive tourist arrivals CAGR of 11% over (vs a mere 1% for Malaysia s total tourist arrivals). Yong Tai will also collaborate with travel agencies to sell more than half of the total Impression Melaka show tickets. Tapping into under-appreciated Melaka property market. In October 2016, Yong Tai sold en-bloc RM461m worth of retail properties in phase 1A of Impression City to Orient Venture Properties Bhd and locked in a fit-out contract worth RM412m with Orient Venture Properties to carry out renovation works on the 262 units of retail lots. This has boosted Yong Tai s unbilled sales to RM1bn, which will lead to strong earnings visibility over the next two years. Property sales (RMm) Ticket sales (mil) Property EBIT margin (%) Theater EBIT margin (%) Source: Company, AllianceDBS Page 3

4 Jan11 May11 Sep11 Jan12 May12 Sep12 Jan13 May13 Sep13 Jan14 May14 Sep14 Jan15 May15 Sep15 Jan16 May16 Sep16 Jan17 May17 Company Guide Appendix 1: A look at Company's listed history what drives its share price? Yong Tai s share price performance RM A B C D E F G H Source: Bloomberg L.P., AllianceDBS A On 15 May 2013, Yong Tai announced that it is incorporating a new wholly-owned subsidiary known as YTB Development Sdn Bhd which will undertake property development and construction. B On 29 Apr 2014, Yong Tai entered into a project collaboration agreement with PTS Properties Sdn Bhd for the development of a 29-storey condominium hotel, The Pines in Melaka which will result in Yong Tai diversifying its textile business into property development business. C On 4 Dec 2014, Yong Tai proposed a renounceable rights issue on the basis of 2 rights shares for every 1 share held together with one free warrant for every 2 rights shares subscribed, which will result in significant expansion of its share base. D On 3 Aug 2015, Yong Tai announced Memorandum of Understanding for the proposed acquisition/joint venture of Impression City land amounting to 117 acres in Melaka. E On 26 Oct 2016, Yong Tai entered into conditional sale and purchase agreement and joint development agreement to formalise its proposed developments of Impression City and Impression Melaka. F On 5 Feb 2016, Yong Tai announced the entry of Sino Haijing as its substantial shareholder with a proposed special issue to raise funds for the company to undertake the development of Impression City and Impression Melaka. G On 15 Nov 2016, Yong Tai completed the special issue of shares to Sino Haijing. H On 8 Dec 2016, Yong completed a private placement that facilitated the entry of institutional investors. Page 4

5 Balance Sheet: Yong Tai currently is in a net cash position of RM26m which will be deployed for its mixed developments in Impression City as well as for the construction of Encore Melaka. Share Price Drivers: Opening of Encore Melaka in May As Encore Melaka is the first Impression Series project outside China, some quarters may be sceptical of the true potential of Encore Melaka. However, we believe the strong track record of various Impression shows in China will lend credence to the future success of Encore Melaka. Leverage & Asset Turnover (x) Capital Expenditure Strong demand for properties in Impression City. There is immense potential in the Melaka property market which is targeting not just its 0.9m local population but also 16m tourists that visit the World Heritage City annually. We believe Impression City s attractive investment merit is underappreciated by investors, and the official opening of Encore Melaka by May 2018 will be a major catalyst. Key Risks: Weaker tourist arrivals. Slower-than-expected tourist arrivals will negatively affect Impression Melaka s ticket sales, given that tourists are its main target market. Therefore, collaboration with travel agencies to market the tickets will help to mitigate the risk. Slowing sales. Property sales may slow down in certain locations as property buyers could be deterred by the high entry price as well as the tightening measures, where banks have adopted more cautious lending practices for mortgage loans. ROE (%) PB Band (x) Company Background Yong Tai has successfully transformed into a Melaka-based township property developer and operator of the Encore Melaka performance via a 30-year licensing agreement after disposing of its garment manufacturing business. Source: Company, AllianceDBS Page 5

6 Key Assumptions FY Jun 2016A 2017A 2018F 2019F 2020F Property sales (RMm) n.a Ticket sales (mil) n.a. n.a Property EBIT margin (%) n.a Theater EBIT margin (%) n.a. (15.4) Segmental Breakdown FY Jun 2016A 2017A 2018F 2019F 2020F Revenues (RMm) Property development Impression Melaka Dyeing Others Total EBIT (RMm) Property development Impression Melaka (2.6) Dyeing Others (4.5) (3.4) (2.7) (2.7) (2.7) Total EBIT Margins (%) Property development Impression Melaka N/A N/A (15.4) Dyeing 7.7 N/A N/A N/A N/A En-bloc sales to Orient Venture Properties Bhd Driven by unbilled sales from The Apple and Impression City Dragged by pre-opening expenses Total Income Statement (RMm) FY Jun 2016A 2017A 2018F 2019F 2020F Revenue Cost of Goods Sold (17.1) (60.2) (286) (548) (441) Gross Profit Other Opng (Exp)/Inc (10.1) (11.1) (11.5) (12.3) (13.2) Operating Profit Other Non Opg (Exp)/Inc Associates & JV Inc Net Interest (Exp)/Inc (0.2) (0.3) (7.0) (14.0) (12.0) Exceptional Gain/(Loss) Pre-tax Profit Tax (1.6) (4.7) (14.3) (43.9) (37.7) Minority Interest Preference Dividend Net Profit Net Profit before Except EBITDA Growth Revenue Gth (%) (54.6) (16.6) EBITDA Gth (%) (25.8) (10.3) Opg Profit Gth (%) (21.0) (10.3) Net Profit Gth (Pre-ex) (%) (42.7) (8.9) Margins & Ratio Gross Margins (%) Opg Profit Margin (%) Net Profit Margin (%) ROAE (%) ROA (%) ROCE (%) Div Payout Ratio (%) Net Interest Cover (x) Source: Company, AllianceDBS Page 6

7 Quarterly / Interim Income Statement (RMm) FY Jun 1Q2017 2Q2017 3Q2017 4Q2017 1Q2018 Revenue Cost of Goods Sold (1.2) (2.0) (8.3) (48.8) (17.9) Gross Profit Other Oper. (Exp)/Inc (1.8) (0.8) (4.3) (4.0) (4.5) Operating Profit Other Non Opg (Exp)/Inc Associates & JV Inc Net Interest (Exp)/Inc (0.1) (0.1) (0.1) (0.1) (0.1) Exceptional Gain/(Loss) Pre-tax Profit Tax (0.4) 0.19 (0.4) (4.1) (1.3) Minority Interest Net Profit Net profit bef Except EBITDA Growth Revenue Gth (%) (6.4) (25.9) (60.5) EBITDA Gth (%) (77.9) (77.2) ,913.3 (71.6) Opg Profit Gth (%) (77.2) ,913.3 (71.6) Net Profit Gth (Pre-ex) (%) (88.7) (40.9) (23.0) 3,408.5 (73.9) Margins Gross Margins (%) Opg Profit Margins (%) Net Profit Margins (%) Below expectation due to slower progress billings from Impression City Steady margins Balance Sheet (RMm) FY Jun 2016A 2017A 2018F 2019F 2020F Net Fixed Assets Invts in Associates & JVs Other LT Assets Cash & ST Invts Inventory Debtors Other Current Assets Total Assets ,188 1,249 ST Debt Creditor Other Current Liab LT Debt Other LT Liabilities Shareholder s Equity Minority Interests Total Cap. & Liab ,188 1,249 Non-Cash Wkg. Capital Net Cash/(Debt) (57.6) (107) 22.5 Debtors Turn (avg days) Creditors Turn (avg days) Inventory Turn (avg days) Asset Turnover (x) Current Ratio (x) Quick Ratio (x) Net Debt/Equity (X) CASH CASH CASH Net Debt/Equity ex MI (X) CASH CASH CASH Capex to Debt (%) (786.2) N/A Z-Score (X) Strong balance sheet Source: Company, AllianceDBS Page 7

8 Cash Flow Statement (RMm) FY Jun 2016A 2017A 2018F 2019F 2020F Pre-Tax Profit Dep. & Amort Tax Paid (1.5) (2.5) (4.5) (14.3) (43.9) Assoc. & JV Inc/(loss) Chg in Wkg.Cap. (44.8) (143) (32.7) (185) 75.5 Other Operating CF (12.1) (4.8) Net Operating CF (45.9) (131) Capital Exp.(net) 17.3 (149) (150) (50.0) (50.0) Other Invts.(net) Invts in Assoc. & JV Div from Assoc & JV Other Investing CF Net Investing CF 18.2 (148) (150) (50.0) (50.0) Div Paid (31.8) Chg in Gross Debt (7.3) Capital Issues Other Financing CF (0.2) (8.6) Net Financing CF (7.4) (31.8) Currency Adjustments (3.6) (2.1) Chg in Cash (38.7) (49.5) 130 Opg CFPS (sen) (0.6) Free CFPS (sen) (17.8) (64.4) (29.1) (7.2) 23.3 Capex for Encore Melaka and Impression City Source: Company, AllianceDBS Target Price & Ratings History Source: AllianceDBS Analyst: Quah He Wei, CFA Page 8

9 AllianceDBS recommendations are based an Absolute Total Return* Rating system, defined as follows: STRONG BUY (>20% total return over the next 3 months, with identifiable share price catalysts within this time frame) BUY (>15% total return over the next 12 months for small caps, >10% for large caps) HOLD (-10% to +15% total return over the next 12 months for small caps, -10% to +10% for large caps) FULLY VALUED (negative total return i.e. > -10% over the next 12 months) SELL (negative total return of > -20% over the next 3 months, with identifiable catalysts within this time frame) Share price appreciation + dividends Completed Date: 8 Jan :02:01 (MYT) Dissemination Date: 9 Jan :06:43 (MYT) Sources for all charts and tables are AllianceDBS unless otherwise specified. GENERAL DISCLOSURE/DISCLAIMER This report is prepared by AllianceDBS Research Sdn Bhd (''AllianceDBS''). 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