Unlikely for dev to inform their buyers that price will goes down bah. If that's the case everyone will just wait and no one will be buying from the dev as they dont want to be the idiot for buying the same product at a premium price 

it's quite common to see dev to give disc to offload unsold units due to certain conditions. That's basically what all the dev are doing now, it's hard to hold on. But they cannot simply drop the discounts for no reason. We also don't have proof that they did, unless we can find buyers who show that they bought diff prices within certain months. Like the forummer xin said the disc was given based on the unfavorable units. So it makes sense. If they drop price just to get rid of it, then it will spoilt the market....dont think they are so stupid.
Also don't get into gvh for flipping coz it doesn't work, the bns concept also attractive  to buyers coz there's no progressive payment and u can view ur own house. u need to be here for long term...otherwise u look deeper to semenyih beranang.
However, SHL shld add more value by putting more commercial, access points, flyover etc. They are slow in this area, unlike seh and em already started the infrastructures...

Like i said u never did your homework. Dont work ard the discussion. Q is are u a victim ?

To acquire land bank can be through cash, bank borrowing, right issue of shares, debentures or combination of all, no need just cash alone.  Ecoworld very good on this method.

1. RM18m is only the finished stock. There is a balance RM187m WIP coming on stream. How much of these are "sold" ? I couldn't find any disclosure in the annual report and quarterly announcement. Especially the main on-going GVH is a build first and sell later project, so the stock amount could be very significant.

That could be the reason why they must get the sales going, otherwise they will be stuck with a huge amount in unsold units in the coming months/year
2. Of the RM305m cash as at 31/3/2016, RM63m is under HDA account. So the free cash is actually RM242m. Let's take RM42m out for the daily operational cashflow. They are left with RM200m. That is not really a huge amount for a property development company especially for a company with not much land bank (see below #3)

With only cash in hand of RM200m, SHL can forget about acquiring large parcel of land bank in Cheras area. Let's talk about Kajang and Semenyih area. Setia in 2011 acquired the SEH land in Semenyih for around RM566k per acre. How much is land price now in 2016 ? Let's say RM800k/acre. With RM200m cash (assuming without borrowing), they can only potentially add 250 acres of land and their cash is dried up. Bear in mind smaller plot of land is much more expensive than a big piece of land.

To put into perspective, Setia's land bank in Semenyih is about 1,600 acres, and for EcoWorld, their land bank in Semenyih is about 1,500 acres

SHL in comparison, is only a medium size developer which is very geographically focused.
3. What is the current land bank for SHL ? The biggest piece is the on-going GVH. Beyond that, they only have only 2 pieces of land above 15 acres (in Batang Kali and Kuala Pilah). Other than that, left are only 4-5 small pieces of land around 10 acres each

After these land banks are depleted, perhaps they have to eye on their golf course land in Sg Long. It is only a matter of time they have no choice but to buy out the existing club members so they can continue to survive in property development business

He is good in reading financial statements doesn't mean he is a good investor ...those more successful ppl is those who are more daring, take risk and an eye for an opportunity . Not just like to talk bad again n again

Bro, they have more than RM4m in land bank. Their land is classified under different headings.

GVH is 100+ acres and still on-going. Then Batang Kali and Kuala Pilah is ~80 acre and ~100 acre (either or). Then with 4-5 pieces of land 7-12 acre each in Kajang/Semenyih/Sepang maybe they can build some highrise. The golf course is also 100+ acre (this one is valuable). And also the Sepang brick factory land may also be developed in the future, but that is kinda far away

Ya, perhaps I shouldn't compare against SP Setia. But I was making the point that a property development company need land banks to be sustainable like you said. And also a company with RM300m cash can still throw prices to clear stock because finished stock is a cost to a company. Rather hold cash and ready to buy more land for future development

Apart from RM4m their land bank was in PPE  RM190m, property development cost RM213m n inventory RM13m

Total value about RM424m

The reduction of cash in 2015 was due to increase in inventory
n property development costs as well as dividend RM46m paid to shareholders quite generous from investor's point of view.

It is shame for Shl not use the debt financing and equity financing for land bank acquisition given its strong balance sheet and PLC status😭

Setia alam has much better location. Its in Shah Alam, between PJ and Klang. A lot of population sandwich the place

Semenyih is just a small town. Need another 10 years to grow.

I tink u are getting d wrong facts... my family is poor nth to give or etc..

And please confine to topic.. and spare d GVH threads owners .. clearly they bought for ownstay.. EM&SEH flip..showtime747.. u .. and etc never buy any oso in EM &SEH..samkps has secret with me..

That is just accounting classification. You can download their annual report and in the last few pages, they list down their land bank

Just a double entry to reclassify

Compare to PJ, Subang, Shah Alam, these area are still lagging behind

In terms of capital appreciation and ease of tenancy, Semenyih will not be as good.

Just my opinion. Nothing set in stone

GVH commie no chance to survive if solely depending on consumer fr GVH alone. Current occupancy is very low. Very pathetic.

Showtime747 has his point as Shah Alam & Klang has huge verity of facilities & amenities.

Eg. Many big/mid/small corp office & factory is there, not forgetting lots of malls.

MC & SL more of residential & small business.

Why would the other developers wanna let SHL GVH Ong by allowing them to access to their facilities ?

If i were them I'll do the same, unless SHL willing to pay a fortune. . Lol

the road has been tarred and it's matter of time that they open...will snap some pics to share soon. The current access point will not work...they will definately open it thru kj perdana.
Better if shl provide fly over...but they didn't promised that though

Actually, some developers try their luck to do something in Balakong now. If you travel from Mines till AEON, left right has new commercial projects & service apartment. Hap Seng Land will have the Condo opposite their Masilly showroom soon.

However, Balakong by default is an Industrial area, a bit susah to promote residential. nearest is Hussien Onn which more or less fully built.

Sg Long BMC Twin Palm probably is the nearest township which can be developed further. With SILK & up-coming new h/way. these 3 areas should be a good potential.

my half cent opinion.

Is that so....then need to check with them again ...will get the progress and photos

SHL still hv last card in Sg Long. Convert the golf course. If ever they do that, the new property should be above RM1.5M min. Again my own opinion only.

BMC, it will be further deep inside which will be close to the new h/way. Vantage new prices are quite steep for its superlink.

Twin Palm still hv some area to develop i believed. Last but not the least, BRDB project in Sg Long, it is on-hold or KIV now? if BRDB start in Sg Long, i think the whole area will hv different perception.

Soon !

No dateline no estimate time frame.

If it is so easy by just removing the road block I am sure it aleady open in day 1.

As without the access road GVH turn many potential buyer away.

Never seen a property with total zero amenities. . Lol

Maybe just maybe lah (my guess) the other developers asking for something SHL not willing to spends...