Monday, November 27, 2023

Berjaya's Vincent Tan is 'Malaysian Real Estate Personality of the Year'

 By Business Times'Sharen Kaur - November 27, 2023 


KUALA LUMPUR: Tan Sri Vincent Tan, the founder and advisor of Berjaya Corporation Bhd, was honoured as the Malaysian Real Estate Personality of the Year at the 10th PropertyGuru Asia Awards Malaysia on Friday. 

  This accolade recognises his outstanding achievements and contributions to the Malaysian real estate industry, including the successful diversification of the conglomerate and its expansion into markets across Asia.

  Tan is a visionary entrepreneur who played a pivotal role in transforming Berjaya Corporation into a multifaceted Malaysian company listed on Bursa Malaysia Securities. 

  His leadership and entrepreneurial abilities have been instrumental in the group's expansion. Reportedly, its revenue has surpassed RM33.4 billion, and it currently employs over 40,000 people globally.

  Tan oversees a vast and varied business empire, encompassing financial services, hotels and resorts, real estate development, as well as food and beverage.

   In addition to his role at Berjaya Corporation, he holds various leadership positions across the group, contributing significantly to its ongoing success and innovation.

  Notably, Tan remains steadfast in his commitment to investing in Malaysian real estate, driven by his recognition of its potential and growth prospects.


Source: https://www.nst.com.my/business/corporate/2023/11/983247/tan-malaysian-real-estate-personality-year

Penang aims to attract more developers to Seberang Prai

 By NST Property/ Sharen Kaur - November 17, 2023


KUALA LUMPUR: Penang intends to improve its policies in order to boost the property sector and attract more developers to Seberang Prai.

  According to Datuk Seri S. Sundarajoo, chairman of the state housing and environment committee, Seberang Prai is expanding as more factories establish a presence there.

  "Among the things we are looking at is raising the plot ratio for development projects in Seberang Prai to be similar or almost similar to that on the island," he said, according to Bernama.

  He was speaking at the Malaysian Secondary and Primary Property Exhibition (MASPEX) press conference.

  Sundarajoo said that industrial parks have benefited Seberang Prai, as evidenced by the high rate of housing take-up in Batu Kawan.

  The establishment of Batu Kawan Industrial Park 2 (BKIP2) and the Light Rail Transit will serve as additional growth catalysts for the sector.

  Sundarajoo also said that the Home Ownership Campaign, which was set to expire at the end of this year, will be extended.

  He said that the state government is optimistic about Penang's property sector and hopes that the upcoming improvements will "push" it to grow even more.

  MASPEX, organised by the Malaysian Institute of Estate Agents, will feature over 3,000 properties worth more than RM2 billion.

  About 70 per cent are sub-sale properties, with the remainder being new projects, with prices ranging from RM250,000 to over RM1 million. 


Source: https://www.nst.com.my/property/2023/11/979240/penang-aims-attract-more-developers-seberang-prai

Putrajaya urged to review 30 pct housing expense-to-income rule

 By NST Property/ Sharen Kaur - November 20, 2023


sharen@nst.com.my

KUALA LUMPUR: Stakeholders are urging a review of the 30 per cent housing expense-to-income rule to accurately assess housing affordability.

Researchers from Durham University, Monash University, and Sunway University argue that if a household allocates more than 30 percent of its income to housing expenses, the property is considered unaffordable. 

 They assert that this guideline, stemming from the Great Depression, is outdated and arbitrary, not aligning with the needs of Malaysian households and leading to suboptimal policies.

  In a statement, they emphasised the necessity for a more precise, data-driven local indicator tailored to Malaysian policymakers and observers.

  The three universities recently collaborated with Ipsos Malaysia on a study examining housing affordability. 

  The study aimed to fuel policy discussions and offer data-driven estimates for Selangor's affordability threshold.

  According to Selangor household research, a more accurate expense-to-income ratio is 23.5 per cent. 

  The range for different scenarios varies between 20.6 per cent and 28.7 per cent, notably lower than the conventional 30 per cent.

  Revising the indicator from 30 per cent to 23.5 per cent is anticipated to classify more households as 'house-poor,' indicating those perceiving housing costs as a financial burden.

  "This study confirms that the 30 per cent threshold is outdated and does not serve the needs of the data-driven policy-making process in Malaysia," they said.

  They believe that these findings will contribute to existing work on measuring housing affordability, particularly in understanding how households perceive affordability. The researchers anticipate that the study will enable the government to enhance policy initiatives and aid programs by tracking and monitoring housing affordability for Malaysian households through the Central Database Hub initiative.

  "Over time, under the stewardship of the Department of Statistics of Malaysia (DOSM), the government can also look to possess longitudinal data that measures the well-being of citizens and their housing affordability situation to inform and refine its policy-making processes and set new examples of best practices for the region," they said.


Source: https://www.nst.com.my/property/2023/11/980269/putrajaya-urged-review-30-pct-housing-expense-income-rule

Johor's 2024 Budget will stimulate the economy and real estate

 By NST Property/ Kathy B. - November 24, 2023 


KUALA LUMPUR: With Johor entering a phase of high growth next year and beyond, the Johor 2024 Budget is a future-proofing strategy that looks good for the state's main industries, including real estate. 

  While a number of catalytic projects are almost complete, watchers of the market point out that in order to provide a smooth and efficient way to create social and economic growth in Johor, complementary hard and soft infrastructures must also be prepared.

  Some much-anticipated items include the Johor-Singapore Special Economic Zone (JS-SEZ) and Special Financial Zone (SFZ) Memorandum of Understanding (MoU) between Singapore and Malaysia, set to be signed on Jan 11 next year.

  Johor Menteri Besar Datuk Onn Hafiz Ghazi said on Thursday that to complete the state's ecosystem as a primary investment destination in the region, prompt execution of the Kuala Lumpur-Singapore high-speed rail (KL-SG HSR) and light rail transit (LRT) is required. 

  According to Onn Hafiz, Johor wants the KL-SG HSR project to be revived soon to further establish the state's economic position in the region. 

  On Dec 13, 2016, bilateral agreements were signed between Malaysia and Singapore for the 350-kilometer KL-SG HSR project. But in September 2018, the project, which had been valued at RM110 billion, was shelved until December 31, 2020, as agreed upon by all parties.

  Both nations jointly declared the project's termination on January 1st of last year due to the inability to come to a consensus on the modifications suggested by Malaysia and the fact that the agreement had expired on Dec 31, 2020. 

  The real estate industry in Johor and the entire country stands to benefit from the revival of the KL-SG HSR project, according to Sr. Samuel Tan, executive director of KGV International Property Consultants. 

  He told NST Property that Johor's economy will increase significantly as a result of the JS-SEZ, SFZ, and KL-SG HSR, enhancing all industries. 

Johor Menteri Besar Datuk Onn Hafiz Ghazi said that prompt execution of the Kuala Lumpur-Singapore high-speed rail (KL-SG HSR) and light rail transit (LRT) is required.  
Johor Menteri Besar Datuk Onn Hafiz Ghazi said that prompt execution of the Kuala Lumpur-Singapore high-speed rail (KL-SG HSR) and light rail transit (LRT) is required.  

  Other initiatives under the budget include a RM2 million allocation for the realisation of the Ibrahim International Business District (IIBD) as an international commercial hub. Coronation Square is the first phase of this initiative.   

  Another RM2.2 million is allocated for the Investment Promotion Mission (Friendly Johor 3.0 and Johor Go Global 3.0) to reinforce its investment network for investments. 

  To achieve this, RM500 million is set aside to prepare the mapping of industrial areas and zoning with the latest investment data under the Johor insight initiative. 

  Tan said the Johor Smart City is another important initiative, in line with the target to reach developed status by 2030.   

  "The formation of a single border agency is a creative approach to ensuring seamless connectivity to and from Johor Bahru to other countries. The free flow of people and goods bodes well for the economic well-being of the state, as it will attract investors," he said.

  Large sums are also allocated to improve access and road connectivity, including new roads such as Jalan Pintas Mersing, Jalan Felda Nitar-Persimpangan Air Merah, and the Siapu Junction at Mersing. 

  "Improving 25,210 km of roads is a tall order that will enhance the quality of life for many," he said. 

  To prepare for Visit Malaysia Year 2026, many initiatives are planned for the expected 12 million tourists to Johor.  

  RM20 million is budgeted to improve tourism infrastructure, such as the Jetty Improvement and Sungai Ular Bridge at Taman Negara and Kukup Island. 

  "This proactive initiative should be lauded. In this aspect, we are all hoping that the revised MM2H will be user-friendly in attracting the right segments to the state," Tan said.

Developing the affordable housing segment in Johor

    

A market watcher said that even though Johor is investing heavily in infrastructure and attracting foreign direct investments, the state is equally committed to growing the market for affordably priced homes.

The state has set aside more than RM300 million in the Johor 2024 Budget to assist residents who fall within the B40 (lowest 40 per cent) category.

"For the B40 group, who will be able to increase their standard of living, this is a wonderful start to 2024," he told NST Property.

  Some RM72 million is allocated for the Public Housing Programme (PPR), with 300 units planned in Larkin. Another 600 units will be built in Kluang. 

  Around RM64.25 million is budgeted for the maintenance and repairs of the PPR and other affordable housing. 

  The Johor Housing Corporation is tasked with building 30,000 units of Rumah Mampu Milik (RMM) by 2026. To date, the state has successfully obtained commitments from private developers to build 5,123 units of the RMM by 2024. 

  Some RM3 million is allocated to assist around 3,000 people in moving into their new homes.

  Another initiative is the Residensi Bangsa Johor (RSJ), where 2,634 units will be built in Iskandar Puteri. Another 147 units will be built in Tangkak, 140 in Yong Peng, and 50 in Simpang Renggam. 

  Some 130 units of Rumah Transit Bangsa Johor (RTBJ) will be built in Taman Tasik Indah, Kluang, and Taman Mutiara Rini, Johor Bahru. 

  Further, 120 units of Rumah Kasih Johor (RKJ) will be developed throughout Johor. 

RM141.1 million is set aside for the rejuvenation of public flats in the state. 

  Another RM13.8 million is allocated for the repairs of houses for the poor, while another RM10 million is budgeted for crisis relief and emergencies under the People Housing Initiative.


Source: https://www.nst.com.my/property/2023/11/982171/johors-2024-budget-will-stimulate-economy-and-real-estate

Creating a level playing field for the property foreclosure market

 By NST Property/ Kathy B. - November 27, 2023 


KUALA LUMPUR : MALAYSIA'S property foreclosure market holds significant potential for investors, but there are many obstacles such as stringent payment deadlines and the dominance of auction syndicates.

See Kok Loong, executive director of Metro Homes, said the real estate auction market is both advantageous and challenging.

He said houses sold at an auction are solid investments but winning bidders have hard deadlines for payment, which may put off prospective buyers.

Furthermore, there are worries about the dominance of auction syndicates which can  result in an "unfair playing field".


Metro Homes suggests that banks provide successful bidders with short-term financing options (six to 12 months) to create a more equitable and accessible market.

This will help bridge the gap between winning an auction and the loan drawdown.

"This initiative aims to provide immediate financial support for successful bidders, ensuring their ability to complete the purchase and contributing to a more equitable and dynamic real estate market."

He emphasised that short-term financing creates fair competition and level playing field.

Additionally, it lessens the possibility of forfeiture brought upon by late payments, allowing winning bidders to complete their acquisitions.

See said as per the proclamation of sales (PoS) in 90 days, banks are giving mortgages although it is quite probable that they will not be able to draw down.

He said this is because the majority of borrowers have unpaid maintenance fees, assessments and quit rent.

"Therefore, we advise bidders to always have 100 per cent of their funds ready before placing a bid, pay with cash up front, and return to the bank for refinancing.

"But because there isn't 100 per cent funding, a lot of investors and buyers aren't eager to engage in property auctions."

He said a competitive environment encourages fair bidding, which can lessen the gap between the price of the property and market value.

"By promoting broad participation, this approach challenges the dominance of auction syndicates, making the market more competitive and discouraging unfair practices."

 

PROPERTIES FOR AUCTION ON THE RISE

Auction cases are at record highs now because of loan defaults, according to See.

There has been a 20 per cent increase in the real estate auction market this year.

While the rise in the Overnight Policy Rate could be one of the reasons, the increase in the cost of living and post-pandemic environment have had a greater impact. 

There were 1,920 residential units auctioned in the first nine months with a total value of RM529.03 million.

A total of 1,033 units were priced at RM300,000 and below, 418 units were priced at RM300,000 to RM500,000, 267 units were priced from RM500,000 to RM1 million and 202 units were priced at RM1 million and above.

Last year, based on the auctioned residential data report by the National Property Information Centre, there were 2,203 auctioned residential units valued at RM504.57 million.

These included 1,325 units priced at RM300,000 and below, 477 units priced at RM300,000 to RM500,000, 293 units priced from RM500,000 to RM1 million  and 108 units priced at RM1 million and above.

See said due to Malaysia's economic climate, his company is holding auctions for prime properties.

He disagrees that the popularity of the auction market will have an impact on the main property market. 

"This is because properties that are still under construction with low down payments and large incentives make up the majority of the primary market.

"The secondary market would benefit from a dynamic auction market since people can opt to purchase at an auction."

He said the existence of the auction market should not present a threat to real estate developers.

"But it could interfere with their launch if they start a project with a market value of RM500 per square foot (psf), when there are auction cases nearby with a reserve price of RM300 psf."

According to See, more people are considering buying property in an auction. 

In the event that no bidders remain after the third round, the reserve price may be as much as 30 per cent below market value.

"Both the owner and investor would find this appealing. After a year or two on the market, properties in an auction are no different from other properties as buyers tend to forget whether they were purchased through an auction or otherwise. In addition, the bidder saves money on legal fees because the PoS is the sales and purchase agreement."


Source: https://www.nst.com.my/property/2023/11/983233/creating-level-playing-field-property-foreclosure-market

Most auctions in JB related to high-rise buildings, says consultant

 By NST Property/ Kathy B. - November 27, 2023 


KUALA LUMPUR:  The majority of auctions in Johor Bharu are for high-rises, usually in less well-known developments.

According to KGV International Property Consultants executive director Sr. Samuel Tan, landed properties are less prevalent and are typically located in less populated areas.

He said that the company saw a decline in the number of auctions following Covid-19.

"We are seeing a declining volume. Most of the auctions today are repeats. One can hardly see good grade properties coming under the hammer. For example, shops, factories and lands are rare occurrences. This is probably they were sold even before they are foreclosed.

"As things pick up and more people are able to find work, this is to be expected. But there are still extreme situations in which properties are unsuccessfully put up for auction for multiple rounds," he told Business Times.

Tan said properties are typically purchased at substantially lower costs at auctions.

According to him, the reserve price in Johor, like in other states, will automatically decrease by 10 per cent each time it is not sold.

"This is not a good practice because the 10 per cent decrease might not accurately represent the state of the market. Banks and borrowers both incur unnecessary financial losses as a result.

"In order to accurately reflect the market, a new value report must be completed. Some of them are being sold at a 50 per cent discount because they were the subject of five rounds of bids.

"These properties will typically be snapped up at the later auctions if they are kept up properly and in decent areas."

Tan said if the property is in a desirable location, price appreciation is anticipated in an improving market.

He advised against investing in projects where a lot of future auctions are expected, since this will drive down the price even further.

A desirable tenant/owner combination, a well-maintained property, and a suitable location are all useful indicators of future price growth.

"Any prospective purchaser needs to research the market trend thoroughly. Examine the microstudy to learn more about the project participants' demographics.

"Find out the occupancy rate and the reasons for the low number of stays. A thorough education will guarantee fewer opportunities for error," he said. 

 

Primary vs secondary vs auction

The properties sold by developers constitute the primary market. Subsequent sales or resale sales of real estate make up secondary markets.

Properties sold on the auction market are those that were lost to borrower default.

Tan pointed out that owners who willingly decide to sell their properties at auction can also hold private auctions.

Auctions may take place by virtue of a Letter of Assignment (LACA) or a court order.

The latter is applicable to properties that have been charged to banks but for which the Land Office or Registry Office has not yet confirmed ownership.

Tan said the banks used their Power of Attorney to sell the properties. "This is very common for high rises."

He doubts that developers will be concerned about the existence of the auction market as they are "two separate markets."

"The overlapping is minimal. People who want to buy from developers look for brand new stock, and they enjoy all the freebies. There are also more certainties as they are able to view the showhouse.

"In the case of auctions, there are risks involved. For example, they may not be able to view the internals of the building. They buy the properties on an 'as-is, where-is' basis. Sometimes, they may encounter difficulties in evicting the existing tenants.

"The title may even be subject to caveats and other encumbrances. Loan margins can be lower compared with those of the primary market," he said.


Source: https://www.nst.com.my/property/2023/11/983237/most-auctions-jb-related-high-rise-buildings-says-consultant

Monday, November 6, 2023

Shortage of new homes priced around RM500,000 next year?

 By NST Property/ Sharen Kaur - October 31, 2023 


sharen@nst.com.my

KUALA LUMPUR: There may be a shortage of homes in the mass-market price range of RM500,000 in Malaysia next year. 

  This is because homes priced at RM500,000 (high-rise) accounted for a decreasing share of new construction in the country.

  These more affordable homes accounted for 71.1 per cent of all newly launched residential properties in 2022. 

However, their share dropped by more than 13 percentage points in the first half to just 58 per cent, according to Juwai IQI co-founder and group chief executive officer Kashif Ansari.

Having said that, Kashif highlighted one positive trend in the housing market, which is a decrease in Malaysia's unsold housing unit overhang.

Overhang began to shrink in 2022 and has continued to shrink throughout the first half of the year. 

  In 2021, the number of unsold homes peaked at 183,900 but had fallen to 141,900 by the second quarter of this year, and the trend is still downward. 

  According to Kashif, the supply of unsold expensive high rises has improved the most.

  "The volume of unsold housing is now 12 per cent lower than in 2019 and 23 per cent below its 2021 peak. That's a big relief for the housing industry. It helps stabilise pricing and makes price trends more predictable," he said.

  Kashif said that affordable housing is selling faster than higher-priced homes, despite the fact that the oversupply of units has improved the most among relatively expensive high-rise homes.

  Houses priced at RM500,000 or less accounted for nearly 80 per cent of all purchases in the first half of the year.

  Home prices are also rising at a more sustainable rate than before Covid.

  Prices rose 4.8 per cent in the first quarter of 2023, up from 3.9 per cent the previous quarter. 

  Kashif said that while this is a faster rate, it is still lower than the 5.3 percent long-term average from 2015 to 2019. 

  "We see three factors driving this demand. Homebuyers have more money and are more likely to have good jobs. Also, buyers want to take advantage of the stamp duty exemptions provided by the Malaysian Home Ownership Initiative.

  "Household finances are strong, household debt is manageable, and private sector wages are up by 4.1 per cent, which boosts household income. Employment is also up, which also contributes to household income and the confidence to buy a home. The number of people with jobs increased by more than 208,000 in the second quarter alone," he said.

  Kashif believes that Bank Negara's decision to keep the Overnight Policy Rate unchanged this month will help Malaysia maintain its current economic growth and allow more people to afford to buy a home.

  He also thinks that if the US Federal Reserve maintains its "higher for longer" interest rate regime in 2024, Bank Negara will face increased pressure to raise rates and stop the Ringgit from falling further.


Source: https://www.nst.com.my/property/2023/10/973327/shortage-new-homes-priced-around-rm500000-next-year


Berjaya Group's US$1.12bil Four Seasons Okinawa set to open in 2027

 By NST Property/ Sharen Kaur - November 1, 2023 


sharen@nst.com.my

KUALA LUMPUR: The Four Seasons Resort & Private Residences Okinawa (Four Seasons Okinawa) project in Japan is scheduled to open in the second quarter of 2027. 

  Civil works have been completed, and the main construction is expected to take 40 months to complete.

  The Four Seasons Okinawa will be spread across 14 hectares of pristine beachfront paradise and will feature 279 exquisite accommodations, including 127 resort rooms, 124 high-end condominiums, and 28 exclusive private villas.  

  On October 28, 2020, a groundbreaking ceremony for the resort property was held at the project site in Onna Village, which was attended by key representatives from Onna Village and Berjaya Okinawa Development Co Ltd.

The Four Seasons Okinawa is a collaboration between Berjaya Land (BLand) Bhd and Four Seasons Hotels and Resorts (Four Seasons).

 Seikou Okinawa Construction KK, a wholly owned subsidiary of Berjaya Construction Bhd, will be the project's main contractor, working with Japanese subcontractors.

  To fund the development of the Four Seasons Okinawa, BLand has signed an agreement for a syndicated loan of US$330 million (RM1.57 billion) with a consortium of Japanese financial institutions led by Tokyo Star Bank, Ltd and co-led by Okinawa Development Finance Corporation (ODFC) and Bank of The Ryukus.

  Tan Sri Vincent Tan Chee Yioun, founder and adviser of Berjaya Corporation Bhd, believes that this collaboration will set a new standard of excellence in Okinawa's hospitality and real estate sectors. 

  "Given the considerable effort and investment that will go into the design and construction of the Four Seasons Okinawa and future property projects in the master plan development, I am very confident that this mixed development project in Onna Village will have substantial commercial potential and will add significant value to the economic development and growth of Okinawa," he said.

  The Four Seasons Okinawa will be Berjaya's second hotel on the island.

  Berjaya opened ANSA Resort Okinawa in November 2019, located in Uruma, Okinawa's third-largest city.

  BLand group chief executive officer Syed Ali Shahul Hameed said in a statement that the support of Tokyo Star Bank and all other bankers will bring an iconic project to fruition, marking yet another successful collaboration between the company and Four Seasons. 

  "Building on the international success of our ventures like the Four Seasons Hotel and Residences Kyoto, we are committed to further enhancing Okinawa's global standing as a top-tier tourism destination," he said.

Source: https://www.nst.com.my/property/2023/11/973768/berjaya-groups-us112bil-four-seasons-okinawa-set-open-2027


Bank Negara has compelling reasons to keep OPR at 3pct

 By NST Property/ Sharen Kaur - November 3, 2023 


sharen@nst.com.my

KUALA LUMPUR: Bank Negara Malaysia (BNM) has compelling reasons to keep the overnight policy rate (OPR) at 3.0 percent through 2024 and possibly beyond, barring any unexpected shocks.

  This viewpoint is based on expectations that the US Federal Reserve (Fed) and other major central banks will maintain their current policy rates for an extended period in response to persistently high inflation, according to a note released today by Kenanga Research.

  "We anticipate that escalating geopolitical tensions, which contribute to mounting macroeconomic uncertainty, could overshadow any emerging signs of recovery in global trade and growth. This would reinforce BNM's current policy stance, albeit for longer.

  "Moreover, scant justification exists for a policy shift, given the belief that it has concluded its rate normalisation cycle, a decision underscored by the emerging indications of subsiding inflationary pressures," it said in a note today.

  Kenanga Research believes that this would rein in any hawkish tendencies and allow BNM to focus on bolstering financial stability while navigating external uncertainties.

 Meanwhile, BMI, a Fitch Solutions company, believes that BNM will be cautious about easing monetary policy too soon.

  "The outcome of the recent Fed meeting in November hinted at a potential final rate increase in December. This possibility was noted by the BNM, highlighting that the high-interest rate environment in the US continued to exert significant downward pressure on emerging market currencies," it said.

  Maybank Investment Bank (Maybank IB) said in a separate note that the latest Monetary Policy Statement (MPS) indicates that the central bank views the upside and downside risks to growth and inflation as balanced.

  "While keeping the assessment of continued global growth that is however weighed down by sticky inflation and higher interest rates as well as downside risks such as geopolitical risks and tighter financial conditions, MPS also highlighted early signs of electrical and electronics sector recovery and improvement in China's economy despite its weak property market.

  "We expect OPR to remain at 3.0 per cent in 2024 given our current forecasts of a moderate pick-up in gross domestic product (GDP) growth to 4.4 per cent and an inflation rate of 3.0 per cent," it said.


Source: https://www.nst.com.my/property/2023/11/974457/bank-negara-has-compelling-reasons-keep-opr-3pct


Dutch Lady gearing up for the future

 By NST Business Times/Sharen Kaur - November 6, 2023 


PETALING JAYA: Dutch Lady Milk Industries Bhd (DLMI) is set to grow and strengthen after 60 years in business with the impending relocation of its dairy milk manufacturing plant to Bandar Enstek in Negri Sembilan.

DLMI is investing nearly RM600 million (including RM60 million for land acquisition) to build a new dairy factory on 32.59 acres of land in Bandar Enstek, which began as "Project Big Blue" that reflected its corporate colour.

The project, now known as DLMI@Enstek, is set to be completed next year.

The journey for DLMI's factory expansion, according to managing director (MD) Ramjeet Kaur Virik, began in 2019.

"That is when the plans were presented and approved by the executive board and the supervisory board, who were visiting from the Netherlands.

"We acquired the land in 2020, but then Covid-19 hit us and construction was delayed. There were some challenges, like with any project. Inflation hit, and there were cost increases," Ramjeet told Business Times.

Ramjeet, 46, said unexpected inflation, which increased the cost of materials and labour significantly, as well as the inclusion of additional capital expenditure items, forced the company to invest over RM200 million more in the factory than the original estimates of around RM300 million.

According to her, the state-of-the-art Industry 4.0 factory will take DLMI to a whole new level of technology.

She said some products will be produced at the DLMI @ Enstek factory in the first half of next year.

"When we go live next year, we will be doubling our current capacity. We also have land on the side to double the capacity again in the future.

"So technically, we can manufacture four times more than our current capacity in Petaling Jaya. If you have a factory, you build it based on what you need today, and of course, you always need extra capacity for growth. If you are going to invest RM540 million over a journey of five years, you want to make sure you are building a factory for the next 10 to 20 years.

'Any capital expenditure has that kind of long-term investment plan within. And of course, different lines and different product mixes will also change the picture.

One thing that the pandemic has taught us is that these shifts can happen quite fast. During the lockdown, the one-litre pack hit the roof because everybody was at home and they were consuming more milk. Now that things have opened up, we see a shift to the smaller packs," she said.

According to Ramjeet, by implementing Industry 4.0 technology, DLMI aims to achieve operational excellence and efficiency in order to continue winning in Malaysia and future markets.

She also said with the new factory, DLMI is committed to providing high-quality, Halal and affordable nutritious products for the foreseeable future.

Adopting new innovations will enable DLMI to meet its dairy production growth while also benefiting the growing local dairy industry by improving the quality and volume of local raw milk production.

"With the new factory, we can improve production efficiency and product innovation. We are also building a viewing deck and a visitor centre, which will open next year.

"We will have a pilot plant for research and development to create and innovate products with export potential. So we are taking our factory from 1963 into the future," she said.

The new factory will house a distribution centre, enabling DLMI to operate an end-to-end production cycle, she said.

In terms of how DLMI will continue to manage product pricing in the current environment, Ramjeet said with over 60 per cent household penetration, the company needs to keep its products affordable because Malaysia faces a significant nutritional challenge.

"It is our responsibility to keep products affordable for consumers. On the other hand, we have stakeholders and shareholders who expect profits from us. And the answer to this is a triangle dilemma.

"You must keep your products affordable, and you must ensure that you can account for inflation, currency exchange, and cost increases while still meeting our shareholders' expectations. In this triangle, the balance is pricing. It is not easy.

"The inflationary hit is real, and we saw it across the board. It happened with both the factory and our raw materials. The price of dairy raw materials increased by 30 per cent, with the biggest spike happening last year and into this year. I call it the peak of the inflationary hit."

It was a difficult time for the company and the industry as a whole, to deal with the inflationary cost hit.

"It is still at a historic high, but the good news is that it looks like it has stopped rising. Some materials, as you can see, are gradually declining in price. What I can say is the worst is behind us. I am hoping things will stay this way," she said.

Growth plan mooted in 2018

Royal FrieslandCampina, a Dutch conglomerate, owned 50.96 per cent of DLMI. Amanah Trustees Bhdd (12.9 per cent) and the Employees Provident Fund (11.05 per cent) are the other major shareholders in DLMI.

Ramjeet said the entire plan to expand DLMI began in 2018 when the company's then-MD, Tarang Gupta, requested a strategy review with the board's approval.

"We looked at what strategic opportunities we see for DLMI going forward. And I think through that exercise, what we realised was the importance and growth of dairy. I am very grateful that the rakyat of Malaysia continues to understand that milk is nutritious and that they continue to have our products in their shopping baskets.

"What we saw is that we have been growing over the past few years, and we expected this growth to continue. But when we looked at the factory, we realised that it had reached its limit.

"This area has been redesigned for mixed development; therefore, we could not get any more utilities or build upwards. That is when we decided it was time for us to move out, and that was the start of Project Big Blue.

'We also evaluated whether we could still stay here (Petaling Jaya). So that was a brown field versus a green field exercise, but then we very quickly realised that with the space and restrictions, a green field was the best option. We got approval to proceed in 2019 and to find the land," she said.

Ramjeet explained that Bandar Enstek was chosen because it is the country's largest Halal hub and is close to Kuala Lumpur International Airport and major highways.

The availability of the large tract of land (32.59 acres), which is three times the size of the current land housing the Dutch Lady factory in Petaling Jaya, was most important, she said.

DLMI intends to introduce new flavours, packaging formats, and sizes through this plant.

Aside from exporting to Singapore and Brunei, the company is looking for new markets, Ramjeet said.

Addressing stunting issues among Malaysian children

DLMI has been a part of the Malaysian landscape since 1963, and it has a multigenerational appeal to continue "Nourishing the Planet and People at Every Stage of Life".

The Dutch Lady brand includes special formulations for children such as Dutch Lady 123 and Dutch Lady 456, as well as fresh and UHT milks, milk powders, yoghurts and flavoured milk drinks.

In 1988, it was the first Malaysian dairy company to introduce fortified milk powder for children.

Its "Grass to Glass" philosophy drives the company's sustainable roadmap, which has four goals: better nutrition for Malaysians, driving sustainable initiatives at the farm level, better balance with a lower carbon footprint, and post-consumption efforts.

Ramjeet said the mission of DLMI is to nourish the planet and people at all stages of life, and the company sees opportunities for continuous growth in Malaysia.

She said Malaysia has a long way to go to drive the country's nutritional agenda.

According to the Southeast Asian Nutrition Survey II, the nutritional status of Malaysian children is concerning, she said.

It was discovered that 70 per cent of children under the age of 12 did not meet the recommendation for calcium intake, 84 per cent did not meet the recommendation for vitamin D intake, and one in every three children does not eat breakfast when they go to school.

Only 37 per cent of Malaysian children have milk and dairy for breakfast, and 83 per cent of those who do have breakfast do not meet the daily recommended dairy intake.

"When we read the National Health & Morbidity Survey 2022, we noted that Malaysia's stunting rate is increasing.

"We are now 21.2 per cent stunted, up from around 19 per cent previously. Facts have proven that when one in five Malaysian children is stunted, there is a direct correlation with how the economy is going to develop. And also, you are at greater risk of becoming obese later in life."

Based on the statistics, she feels worried for the nation.

"If this is the way our nation is heading from a nutritional angle, it is not going the right way. If you look at our products, the recommendation is two glasses of milk a day, and you will get the calcium that you need.

"We also fortify with Vitamin D so you will get Vitamin D. And we have products for every stage of life. Hopefully, these can address the stunting issue that you need to catch at a certain age and also help reverse this alarming nutritional status," she added.

Source: https://www.nst.com.my/business/corporate/2023/11/975194/dutch-lady-gearing-future