Wednesday, June 27, 2012

MRCB ...Jun12


The Government has agreed to make good on toll revenues foregone of MRCB's newly-completed wholly-owned Eastern Dispersal Link (EDL) in Johor, of which tolling did not commence on May 1 2012 as scheduled. To be paid from May 1 2012, the amount will be calculated based on the actual traffic number (that is at about 60,000 to 61,000 vehicles per day at present), multiplied by the agreed toll rate (reported to be at RM6.20 for one-way). This will be the temporary solution to the tolling issue of EDL (we understand that there is sufficient allocation to cover payments at least until December), pending a final decision by the Government.

The final decision could be, among others:
● The Government is to eventually give EDL the green light to carry out tolling in accordance with the terms of the concession agreement (at the agreed toll rate, and the agreed point of collection, namely the Custom and Immigration Complex in Johor Bahru); or
● The Government is to take over the toll road (but this raises the next question, namely pricing).

MRCB believes that the long awaited Rubber Research Institute (RRI) land redevelopment project may finally get off the ground in the second half of 2012 with the formal land acquisition by Kwasa Land, wholly-owned special purpose vehicle of the Employee's Provident Fund by June 2012, followed by the call for tender for infrastructure works and the parceling out of development land plots. MRCB is eyeing to be a contractor for Phase 1 infrastructure works worth about RM1bil; project manager for the entire development; and developer for land parcels.

MRCB's near-term earnings visibility is good on the back of strong construction and property profits.

The new jobs may come from, among others, its share of works from the RM1bil extension project for Duta-Ulu Kelang (DUKE) Expressway (MRCB owns a 30% stake in DUKE Expressway, with partner Ekovest holding the 70% controlling interest).

It is also possible to securea sizeable Government job. The RM1bil new construction orderbook expectations actually exclude potential Klang Valley My Rapid Transit work packages.

It has also emerged as the frontrunner to develop a prime 8.09-ha site on Jalan Bangsar in Kuala Lumpur where the Unilever headquarters and factory once sat. Sources said MRCB is close to inking a deal with landowner Pelaburan Hartanah Bhd (PHB).

They added that MRCB plans to build several office towers, a serviced apartment-cum-hotel, a retail mall and boutique outlets on the plot.

The project is expected to rake in more than RM5 billion in gross development value (GDV).

It will be an extension of the KL Sentral development in Brickfields, and may be linked to the Bangsar LRT station.

MRCB is the developer of KL Sentral, an integrated transport hub with GDV of over RM10 billion. The project is slated to complete in 2016.

The sources said MRCB is fine-tuning its masterplan for the project and expects to submit to the relevant authorities soon.

It is still unclear if MRCB will acquire the land outright or develop it in a joint venture with PHB. PHB may give the land to MRCB in exchange for properties in the development and cash. It may also develop the land jointly with MRCB.

Formerly a well-known landmark housing Lever Brothers’ soap and margarine factory, the land has been left unoccupied since Unilever Malaysia moved out in 2003.

The land used to belong to Railway Asset Corp (RAC) but came under the ownership of PHB in early 2011. PHB bought the land from RAC at about RM150 per sq ft two years ago.

PHB is a subsidiary of Yayasan Amanah Hartanah Bumiputera, created under Budget 2006 with an initial capital of RM2 billion, to promote Bumiputera ownership of prime real estate.

The land, if it has been converted to commercial use, could fetch about RM600 psf, given its frontage to the busy Jalan Bangsar. If it has not been converted to commercial use, then I reckon it could be worth RM400 psf to RM450 psf.

As a perspective, SP Setia had paid under RM400 per sq ft for a 10.1ha land on the former Kampung Haji Abdullah Hukum site along Jalan Bangsar, not too far from the former Unilever headquarters. It is developing KL Eco City, with a projected GDV of RM6 billion on the site. The land is said to be currently worth around RM600 per sq ft, given that several phases of the project have been launched.

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