We maintain NEUTRAL on the sector as it continues to be weighed down by oversupply and cautious lending by the banks, while housing affordability is eroding on the back of rising interest rates and soaring construction cost, not to mention the already high household debt to GDP ratio in Malaysia. Our key concerns going into 2023 are developers’ elevated net debt levels and tight cashflows, exacerbated by higher interest rates. Our top sector picks are developers with strong sales despite the tough operating environment, translating to cash flows that anchor good dividends, namely, ECOWLD (OP; TP: RM0.83) and IOIPG (OP; TP: RM1.60).
Not out of the woods. We expect operating environment for developers to remain challenging in 2023. We foresee unfavourable industry trends during much of 2022 to persist into 2023. These include: (i) soft prices as reflected in a weak house price index as seen in a QoQ contraction in 3Q2022 despite the rising construction and land costs, and (ii) the still elevated household debt to GDP ratio at 85% in 1H2022.
While the loan approval rate for 10M2022 already recovered back to pre-pandemic levels of 43%, it is still pale in comparison to 45-51% seen during the upcycle in 2011-2014. Meanwhile, housing affordability is eroding on the back of rising interest rates and soaring construction cost. Property developers are struggling to pass on higher construction cost to end-buyers as price hikes will hurt take-up, putting the viability of the new launches at risk. Most of them choose to sacrifice on margins.
Overhang eases but remains high. Based on NAPIC’s latest 3Q2022 publication, there was some reduction in units in circulation (which includes overhang and unsold under construction units) against the peak recorded in 2021. Despite the reprieve, we note that there is still a long way towards recovery as units in circulation are still rather high versus historical levels – creating price competition and pressure for new unit launches.
A bright spot in landed homes. Since the onset of the pandemic, we note that prices for terrace homes were the only sub-segment that have shown notable growth while prices of high-rises and detached homes have either declined or only grew marginally. Taking cue from such trend, we believe developers focusing on landed townships, i.e. ECOWLD, IOIPG, and SIMEPROP (OP; TP: RM0.55) will fare better than the rest.
Balance sheet concerns linger. Going into 2023, we grow increasingly cautious over developers’ high borrowings levels which would translate to higher financing costs and potential liquidity crunch. Already faced with a tough operating climate, developers’ earnings will be hurt further by the high financial leverage. Developers under our coverage have all shown increased net debt levels over the pandemic, with the exception of ECOWLD and UOADEV (MP; TP: RM1.75).
Overall, we reiterate our top picks being developers with strong cash flows that could anchor good dividends, namely, ECOWLD and IOIPG. We like ECOWLD for its strong branding and prudent cashflow management while IOIPG is for its hidden value within in its prime investment properties in the Klang Valley, Singapore and China, which could potentially be unlocked via a REIT.
Source: Kenanga Research - 13 Jan 2023
