Reprice Phase 3 high-rise +2% ahead of October launch

Auto-generated from DPPA, PPPA agents based on the prior 24-hour signal window.


Lock in cement futures before price spike

Auto-generated from PSCA agents based on the prior 24-hour signal window.


Reallocate 18 in-house sales to PropertyGuru-saturated leads

Auto-generated from SFWA, DPPA agents based on the prior 24-hour signal window.


Bring 4 Phase-2 chillers online ahead of CCC

Auto-generated from AFOA agents based on the prior 24-hour signal window.


Escalate: Klang Valley Phase 5 take-up 28% vs 65% target

Auto-generated from PPPA, DPPA agents based on the prior 24-hour signal window.


Bandar Damai Phase 3 high-rise launch is T-28 days; EOI conversion proxy at 64% and PropertyGuru lead score at 76 indicate room to raise list price by 2% (~RM 18k/unit on 312 units) without breaching JPPH valuation panel band or BNM 70% loan-approval comfort zone.

EOI conversion at 64% vs cohort 55% supports +2% list lift on 312 SOHO/2BR units

Bandar Damai Phase 3 has accumulated 1380 qualified EOIs against 312 launch units (5.9x oversub) with conversion proxy at 64%, well above the cohort 55% benchmark from comparable Klang Valley high-rise launches Q1-Q2 2026. PropertyGuru lead score sits at 76 (top decile for sub-RM 900k SOHO product) and EdgeProp shortlist count is up 18% week-on-week. A +2% list lift translates to ~RM 18k/unit on the indicative RM 900k base and stays within the JPPH valuation panel band (PSR-3 valuers cleared RM 920-960k range on 12-May). BNM April housing-loan approval rate for the RM 700k-1M segment held at 71.4%, so affordability headroom remains. T-28 days to launch is the last clean window before bumi-quota balloting and SPA pack lock.

Bandar Damai Phase 3 EOI book: 1380 qualified leads on 312 units (5.9x oversubscription)

PropertyGuru lead score 76 (top decile) vs cohort 72; EdgeProp shortlist +18% WoW

JPPH PSR-3 panel cleared RM 920-960k valuation band on 12-May 2026 for comparable Damansara high-rise

BNM April-26 housing-loan approval rate 71.4% for RM 700k-1M segment (vs 68.9% in Jan-26)

Cohort conversion benchmark 55% from 6 comparable Klang Valley high-rise launches Q1-Q2 2026

Lift Phase 3 list price +2% (RM 900k → RM 918k base) on 312 units; freeze SPA pack by D+2

Reissue indicative pricing pack to 14 panel valuers (PSR-3) and 3 anchor banks (Maybank, CIMB, RHB) for pre-launch DSR sign-off

Hold rebate envelope at 6% (3% early-bird + 3% legal/MOT) to protect headline ASP optics

Probability of >5% drop in EOI-to-booking conversion after the +2% lift is ~22% based on 2024-25 cohort elasticity; downside is RM 1.1-1.4M in deferred bookings if conversion slips to 54-58%. Bumi-quota balloting (30% reservation per KPKT) absorbs the first wave regardless, capping near-term risk. Counter-trigger: if Day-1 bookings <55%, revert to original price with retained early-bird rebate; cost of reversal is ~RM 180k in marketing reprint and broker advisory.

EOI conversion proxy: 64%
PropertyGuru lead score: 76
EdgeProp shortlist WoW: +18%
JPPH valuation band: RM 920-960k
T-28 days to launch

Phase 3 lift de-risks RM 6bn GDV portfolio while Phase 5 underperforms; net group revenue uplift +RM 4.2M

Across 12 active phases (RM 6bn GDV), Phase 3 Bandar Damai is the strongest-performing launch candidate this quarter and the only one in the RM 800k-1M sweet spot where BNM approval is improving. With Setia Eco Phase 5 Klang Valley sitting at 32% take-up vs 65% target (-RM 12M revenue gap on the escalation track), the portfolio needs Phase 3 to over-perform to offset. A +2% lift on 312 units = +RM 5.6M gross; net of expected 11% conversion drag = +RM 4.2M revenue. Phase 4 Penang township (T-90 days) and Phase 6 Iskandar landed (T-150 days) are not affected — pricing decision is ring-fenced to Phase 3. Group CEO has flagged FY26 revenue plan needs RM 8-10M of additional headroom to stay within Bursa guidance.

12 active phases, RM 6bn GDV; Phase 3 only one in BNM-improving RM 800k-1M band

Setia Eco Phase 5 take-up 32% vs 65% target — RM 12M revenue gap on escalation track

Phase 4 Penang (T-90d) and Phase 6 Iskandar (T-150d) pricing locks not yet binding

Group CEO FY26 revenue plan needs RM 8-10M additional headroom for Bursa guidance

Modelled net uplift: +RM 5.6M gross less 11% conversion drag = +RM 4.2M

Confirm Phase 3 lift with Group CEO at Friday portfolio review; ring-fence from Phase 4/6 pricing decisions

Reallocate 1% of Phase 3 incremental margin into Phase 5 above-the-line marketing top-up to narrow take-up gap

Update FY26 revenue bridge to Bursa investor relations: Phase 3 +RM 4.2M, Phase 5 -RM 12M, net -RM 7.8M (within guidance band)

If both Phase 3 lift fails AND Phase 5 take-up stays flat, FY26 revenue could miss Bursa guidance by RM 14-16M — probability ~14%. The +2% Phase 3 lift is independent of Phase 5 recovery, so failure modes don't compound directly. Tail risk is JPPH valuation panel re-rating downward in Jun-26 cycle (~9% historical probability), which would force a rebate widening regardless of list price.

Phase 3 GDV contribution: RM 281M / RM 6bn (4.7%)

Phase 4/6 pricing locks: not yet binding

Phase 3 EOI-to-booking conversion proxy (%)

Conversion proxy above cohort threshold (60%) for 5 of last 7 days; T-28 to launch.


Lock in cement futures before forecast price spike

MPI Cement OPC 50kg bag has moved RM 18.4 → RM 19.05 (3.5% in 14 days); locking 14,000 MT forward at current spot before the Jun-26 contract roll protects ~RM 1.6M of margin across Phase 2, 3, and 4 build programs.

Cement OPC 50kg: RM 18.4 → RM 19.05, +3.5% in 14 days; lock 14,000 MT forward

MPI Cement, YTL Cement, and Hume Cement have all moved spot OPC 50kg from RM 18.4 to RM 19.05 (3.5%) over the last 14 trading days, driven by Sarawak clinker shipment delays (3 vessels held at Bintulu since 28-Apr), coal cost pass-through (Newcastle thermal +9% MoM), and a CIDB-flagged tightening in West Malaysia ready-mix supply (RMC capacity utilisation 87% vs 78% Q1 average). Forward curve Jun-Aug 26 is in 1.2% backwardation vs spot — meaning the market expects further upside. Locking 14,000 MT (covers Phase 2 podium pour + Phase 3 substructure + Phase 4 piling, ~4 months of build draw) at RM 19.05/bag freezes ~RM 1.6M of margin vs the consensus broker forecast of RM 19.650000000000002/bag by Aug-26. Counterparty is YTL Cement (existing master supply agreement, no new credit committee needed).

Sarawak clinker: 3 vessels held at Bintulu port since 28-Apr (Marine Dept clearance pending)

Newcastle thermal coal +9% MoM (Apr-26), feeds clinker cost pass-through

CIDB RMC capacity utilisation 87% vs Q1 78% — supply tightening flagged in 18-May bulletin

Forward curve Jun-Aug 26: 1.2% backwardation; broker consensus RM 19.650000000000002/bag by Aug

Execute 14,000 MT forward lock with YTL Cement at RM 19.05/bag spot, delivery staggered Jun-Sep 26

Notify Phase 2/3/4 QS team to update BQ rates and freeze sub-contractor variation requests on cement-linked items

Brief CFO and procurement committee — no new credit committee needed under existing master supply agreement

Probability of cement spot reversing >5% below RM 19.05 by Aug-26 is ~24% (would imply RM 220-300k opportunity cost on the forward lock). Downside is bounded — YTL master agreement includes a 30-day cure window if spot drops >8%, allowing partial roll-back. Tail risk: CIDB or KPKT mandating local-content cement substitution in Q3-26 (~6% probability) which would strand part of the forward position.

OPC 50kg spot: RM 19.05 (+3.5% / 14d)
Forward curve backwardation: 1.2%
Bintulu clinker vessels held: 3
RMC capacity utilisation: 87%
Newcastle coal MoM: +9%

MPI Cement OPC 50kg spot (RM/bag)

Spot breached RM 19.00/bag threshold; +3.5% over 14-day window.


PropertyGuru and EdgeProp have generated 920 qualified leads sitting >14 days without first-contact (saturation point); in-house lead-to-close at 9.1% vs cohort 14.2% means redeploying 18 of 64 in-house consultants to first-contact recovery can unlock ~RM 2.8M in closings over 30 days.

920 PropertyGuru/EdgeProp leads >14d cold; redeploy 18 of 64 in-house sales to first-contact recovery

The lead aging report shows 920 leads from PropertyGuru (610) and EdgeProp (310) sitting >14 days without first-contact attempt, against an SLA of 48 hours. In-house consultant first-contact rate has fallen to 66% (vs target 85%) because the 64-strong team is over-allocated to walk-in gallery traffic at Bandar Damai and Setia Eco. Lead-to-close on agency channels (Hartanah Pro, IQI, PropNex) is running at 14.2% (cohort benchmark) while in-house has dropped to 9.1% — the gap is almost entirely first-contact lag. Redeploying 18 consultants (Tier-2 closers, avg 4.2 years tenure) to a 30-day saturation sprint on the cold-lead pool, with PropertyGuru lead-scoring API priority routing, models out at ~RM 2.8M in closings (180 closings × RM 16k avg commission-net contribution).

Lead aging: 920 leads >14d cold (PropertyGuru 610 + EdgeProp 310)

In-house first-contact rate: 66% vs 85% SLA target

In-house lead-to-close: 9.1% vs cohort 14.2% (agency channel)

64 in-house consultants currently allocated 70% to gallery walk-ins, 30% to digital leads

PropertyGuru lead-scoring API available with priority routing (deployed 12-Apr 2026)

Redeploy 18 Tier-2 closers (avg 4.2y tenure) to PropertyGuru/EdgeProp cold-lead sprint for 30 days

Enable PropertyGuru lead-scoring API priority routing for the 18 consultants; daily MIS to Head of Sales

Hold gallery walk-in coverage by extending Tier-3 (10) and agency channel partners (Hartanah Pro + IQI) to weekday rotation

Probability of gallery walk-in conversion dropping >10% during the 30-day redeployment is ~27% (would offset ~RM 600-800k of the RM 2.8M upside). Mitigation via Hartanah Pro and IQI weekday rotation reduces but does not eliminate the gap. Second-order risk: agency partners may interpret in-house sprint as channel conflict (3 of 7 partners have raised this in Q1 channel reviews), requiring proactive comms from Head of Sales by D+3.

Cold leads >14d: 920
In-house first-contact: 66%
In-house lead-to-close: 9.1%
Cohort lead-to-close: 14.2%
Tier-2 consultants redeployable: 18

PropertyGuru saturated leads index inventory-weighted to Phase 3 (52%) and Phase 5 (31%); pricing levers ready

Cohort decomposition of the 920 cold leads shows 52% interest in Bandar Damai Phase 3 high-rise (~478 leads), 31% Setia Eco Phase 5 Klang Valley (~285), and 17% spread across Phase 4 and Phase 6. For Phase 3 the +2% list lift (separate decision) does not impair first-contact economics — leads were originally captured at RM 900k indicative. For Phase 5 (underperforming, 28% take-up vs 65% target), the redeployment is paired with an early-bird package widening (3% → 4% rebate + free legal MOT, modelled at -RM 6k/unit ARPU but +5pp conversion). Net pricing-adjusted closings model: Phase 3 ~110 closings × RM 18k = RM 2.0M + Phase 5 ~55 closings × RM 14k = RM 0.8M = RM 2.8M total uplift.

Cold lead decomposition: Phase 3 52% (478), Phase 5 31% (285), other 17%

Phase 3 leads captured at RM 900k indicative — no re-baseline needed for +2% lift

Phase 5 early-bird package widening modelled: 3% → 4% rebate + free legal MOT, -RM 6k ARPU / +5pp conversion

Pricing-adjusted closings: Phase 3 RM 2.0M + Phase 5 RM 0.8M = RM 2.8M

JPPH valuation panel cleared both Phase 3 and Phase 5 in May-26 cycle (no re-valuation risk)

Approve Phase 5 early-bird widening (3% → 4% + free legal MOT) for the 30-day saturation sprint only

Hold Phase 3 pricing at +2% list lift; do not stack additional rebates on saturated leads

Daily pricing-conversion MIS to Head of Sales and Pricing Agent for in-flight recalibration

Probability that Phase 5 early-bird widening cannibalises later-month bookings at the original 3% rebate is ~24%; would compress net uplift by RM 300-500k. Tail risk: KPKT bumi-quota review (statutory every 6 months) in Jun-26 could reduce open inventory available to PropertyGuru leads by 8-12%, which would mechanically cap saturated-lead conversion.

Cold leads Phase 3: 478
Cold leads Phase 5: 285
Phase 5 take-up gap: 37pp
Phase 5 rebate widening: 3% → 4%
JPPH next review: Jun-26

Cold leads >14d (PropertyGuru + EdgeProp)

Cold-lead pool at 900 threshold; redeployment triggered.


Bring 4 Phase-2 chillers online ahead of CCC inspection

CCC (Certificate of Completion and Compliance) inspection for Setia Eco Phase 2 podium tower is T-35 days; only 2 of 4 chillers commissioned; missing CCC window pushes VP delivery by 6-8 weeks at carrying cost of ~RM 480k.

Setia Eco Phase 2 CCC at T-35d; 2/4 chillers online; carrying-cost exposure RM 480k if VP slips

Setia Eco Klang Valley Phase 2 (842 units, podium tower + 4 blocks) is targeting CCC submission to the local authority (MBPJ) on D+35, with Form G already endorsed by the Architect (Akitek Bersatu) and Engineer (Perunding Sepakat). The blocker is mechanical commissioning of 4 York YK water-cooled chillers (1,200 RT each) on the podium plantroom — only 2 are currently energised because TNB substation back-charging was delayed 11 days (energisation completed 13-May). To recover, the proposal is to deploy a second commissioning shift (Daikin contractor) running 6am-10pm Mon-Sat for the next 18 working days, with JKKP-certified hot-work permits already in place. Carrying cost if CCC slips: interest holding cost on RM 142M unbilled Phase 2 progress claims at ~3.4% effective = RM 480k over a 6-8 week VP delay. Bumi-purchaser late-delivery penalties (LAD under SPA Schedule H) add a further RM 1.1M tail if delay exceeds 30 days.

Setia Eco Phase 2 CCC target: T-35 days; Form G endorsed by Architect + Engineer

Chillers commissioned: 2/4 (York YK 1,200 RT each); TNB substation energised 13-May (11d late)

Daikin commissioning team can double-shift 6am-10pm Mon-Sat with existing JKKP hot-work permits

Unbilled Phase 2 progress claims: RM 142M; holding cost ~3.4% effective = RM 480k per 6-8 week slip

SPA Schedule H LAD exposure: RM 1.1M if VP delay >30 days (842 units × RM 32/day avg × 40 days)

Approve second commissioning shift (Daikin) for 18 working days; cost RM 96k, fully funded within Phase 2 P&L contingency

Lock CCC pre-walk with MBPJ Bomba and TNB on D+18 (3-day buffer before formal submission)

Daily site stand-up at 7am with Site Agent, Daikin lead, and Project Director; escalate to Group CEO if slippage >2 days

Probability of slipping CCC by >7 days even with double-shift commissioning is ~14%; primary failure modes are (a) York chiller refrigerant charge-and-leak test failure (8% historical rate on R-134a units), (b) Bomba wet-riser pressure test re-do (5% rate), (c) TNB back-charge audit triggering re-energisation. If slip exceeds 14 days, RM 480k carrying cost compounds with RM 1.1M LAD exposure. Mitigation: pre-book Bomba and TNB inspectors for D+18 and D+21 (no-show fee RM 8k each, accepted).

CCC days out: T-35
Chillers online: 2/4
Daikin shift extension cost: RM 96k
Phase 2 unbilled claims: RM 142M
LAD exposure (>30d slip): RM 1.1M

Phase 2 chiller commissioning progress (% complete)

Commissioning tracking CCC schedule; 2/4 chillers energised.


Escalate: Klang Valley Phase 5 take-up at 28% vs 65% target

Setia Eco Phase 5 Klang Valley is at week 12 of a 24-week launch window with take-up at 32% (cohort target 65%); RM 12M revenue gap vs plan with lead-to-close at 7.8% (cohort 14.2%) — requires Group CEO escalation for repricing, repositioning, or hold-and-rent pivot.

Phase 5 take-up 32% at week 12 vs 65% cohort target — RM 12M revenue gap; 3 strategic options to Group CEO

Setia Eco Phase 5 Klang Valley (468 units, 2-storey landed RM 1.2-1.8M) is at week 12 of a 24-week launch with take-up of 32% — well below the 65% week-12 cohort benchmark drawn from 8 comparable Klang Valley landed launches 2024-25. Modelled revenue gap to plan: RM 12M (134 units below run-rate at RM 1.5M avg × 6% net contribution). Root-cause diagnostic from the last 4 weeks of data shows: (a) JPPH valuation panel re-rated 1.5-storey link houses down 4% in Mar-26 cycle, capping BNM loan-to-value at 87% (vs 90% indicative); (b) competing launches in Kajang and Bangi (3 projects, ~1,400 units) priced 6-9% below; (c) PropertyGuru lead score dropped from 74 to 61. Three strategic options for Group CEO: (1) reprice -4% (~-RM 28M GDV but +18pp take-up modelled), (2) reposition as build-then-sell with 20% inventory held for rent (cap rate 4.1%, IRR neutral), (3) hold-and-rent pivot for 18 months then re-launch in 2028 cycle. Bumi-quota release (30%) on D+45 mandatory per KPKT.

Setia Eco Phase 5: 468 units 2-storey landed RM 1.2-1.8M; take-up 32% at week 12

Cohort benchmark: 65% take-up at week 12 (8 comparable Klang Valley landed launches 2024-25)

JPPH Mar-26 panel: 1.5-storey link house re-rated down 4%; BNM LTV cap 87% vs 90% indicative

Kajang + Bangi competing launches: 3 projects, ~1,400 units priced 6-9% below Phase 5

PropertyGuru lead score: 74 → 61 over last 6 weeks

Convene Group CEO + CFO portfolio review by D+3 with 3 options modelled (reprice / reposition / hold-and-rent)

Brief Bursa investor relations on RM 12M revenue gap and FY26 guidance implications (within band but tightening)

Notify JPPH and KPKT relationship owners of pending strategic decision; bumi-quota release stays on D+45

Probability that no decision is taken by D+7 and Phase 5 take-up further deteriorates to <25% is ~19%; would expand revenue gap to RM 16-20M and trigger Bursa guidance breach (>5% deviation requires immediate disclosure). Hold-and-rent pivot carries 14% probability of failing IRR hurdle if 2028 cycle is weak. Reprice -4% has reputational risk with early Phase 5 buyers (96 already booked) — would likely require make-good rebate of RM 8-12k per early-bird unit, ~RM 1.0M.

Phase 5 take-up: 32%
Weeks into launch: 12/24
Cohort week-12 benchmark: 65%
JPPH re-rating: -4%
PropertyGuru lead score: 61

Phase 5 lead-to-close 7.8% vs cohort 14.2%; modelled reprice -4% recovers 18pp take-up, IRR-neutral

Phase 5 lead-to-close is at 7.8% (cohort 14.2%) and ASP realisation is at 96.4% of list (cohort 98.2%), indicating both top-of-funnel weakness and bottom-of-funnel rebate creep. Pricing elasticity model (trained on 11 Klang Valley landed launches 2023-25, R² 0.72) suggests a -4% list reprice combined with rebate consolidation (current 3% early-bird + 2% legal + 1.5% renovation = 6.5%, consolidate to 4% headline rebate) would lift lead-to-close to ~12.5% and take-up by 18pp over the remaining 10 weeks. GDV impact -RM 28M but net contribution change is modelled at -RM 4M because the alternative (do-nothing, RM 12M gap) is worse. Critical: BNM April-26 housing-loan approval rate for RM 1.2-1.8M segment is 64.8% (weakest band), so any reprice MUST be paired with JPPH re-valuation request to restore LTV to 90% — otherwise reprice does not flow through to monthly instalment affordability for the target buyer.

Phase 5 lead-to-close: 7.8% vs cohort 14.2%

ASP realisation: 96.4% of list vs cohort 98.2%

Rebate stack: 3% early-bird + 2% legal + 1.5% renovation = 6.5% (consolidate to 4% headline)

Elasticity model: -4% reprice → +18pp take-up, IRR-neutral (R² 0.72, 11 cohort launches)

BNM Apr-26 loan approval RM 1.2-1.8M: 64.8% (weakest band); JPPH re-val required to restore 90% LTV

Model 3 reprice scenarios (-2%, -4%, -6%) with paired JPPH re-val request and rebate consolidation; deliver to Group CEO by D+2

Engage 3 anchor banks (Maybank, CIMB, HLB) on indicative DSR appetite for repriced Phase 5 before reprice is announced

Prepare make-good package for 96 early-bird buyers (RM 8-12k credit on legal/MOT) if reprice approved

Probability that -4% reprice triggers a cascade re-baselining of Phase 4 and Phase 6 (because brokers cross-reference) is ~13%; would compound revenue impact by RM 6-10M across the next 6 months. Mitigation: position reprice as a Phase 5-specific JPPH-driven adjustment, not a portfolio signal — requires careful comms to broker channel and KPKT relationship owners. Reputational tail risk if make-good package is perceived as insufficient by early-bird buyers (5 already raised concerns informally).

Phase 5 lead-to-close: 7.8%
ASP realisation: 96.4%
Rebate stack: 6.5%
BNM RM 1.2-1.8M approval: 64.8%
Early-bird booked units: 96

Setia Eco Phase 5 cumulative take-up (%)

Take-up stalled at 32% vs 65% target; trajectory has flattened over the last 7 days.


Bandar Damai Phase 3 high-rise launch is T-21 days; EOI conversion proxy at 68% and PropertyGuru lead score at 82 indicate room to raise list price by 2% (~RM 18k/unit on 312 units) without breaching JPPH valuation panel band or BNM 70% loan-approval comfort zone.

EOI conversion at 68% vs cohort 58% supports +2% list lift on 312 SOHO/2BR units

Bandar Damai Phase 3 has accumulated 1610 qualified EOIs against 312 launch units (5.9x oversub) with conversion proxy at 68%, well above the cohort 58% benchmark from comparable Klang Valley high-rise launches Q1-Q2 2026. PropertyGuru lead score sits at 82 (top decile for sub-RM 900k SOHO product) and EdgeProp shortlist count is up 24% week-on-week. A +2% list lift translates to ~RM 18k/unit on the indicative RM 900k base and stays within the JPPH valuation panel band (PSR-3 valuers cleared RM 920-960k range on 12-May). BNM April housing-loan approval rate for the RM 700k-1M segment held at 71.4%, so affordability headroom remains. T-21 days to launch is the last clean window before bumi-quota balloting and SPA pack lock.

Bandar Damai Phase 3 EOI book: 1610 qualified leads on 312 units (5.9x oversubscription)

PropertyGuru lead score 82 (top decile) vs cohort 72; EdgeProp shortlist +24% WoW

JPPH PSR-3 panel cleared RM 920-960k valuation band on 12-May 2026 for comparable Damansara high-rise

BNM April-26 housing-loan approval rate 71.4% for RM 700k-1M segment (vs 68.9% in Jan-26)

Cohort conversion benchmark 58% from 6 comparable Klang Valley high-rise launches Q1-Q2 2026

Lift Phase 3 list price +2% (RM 900k → RM 918k base) on 312 units; freeze SPA pack by D+2

Reissue indicative pricing pack to 14 panel valuers (PSR-3) and 3 anchor banks (Maybank, CIMB, RHB) for pre-launch DSR sign-off

Hold rebate envelope at 6% (3% early-bird + 3% legal/MOT) to protect headline ASP optics

Probability of >5% drop in EOI-to-booking conversion after the +2% lift is ~16% based on 2024-25 cohort elasticity; downside is RM 1.1-1.4M in deferred bookings if conversion slips to 54-58%. Bumi-quota balloting (30% reservation per KPKT) absorbs the first wave regardless, capping near-term risk. Counter-trigger: if Day-1 bookings <55%, revert to original price with retained early-bird rebate; cost of reversal is ~RM 180k in marketing reprint and broker advisory.

EOI conversion proxy: 68%
PropertyGuru lead score: 82
EdgeProp shortlist WoW: +24%
JPPH valuation band: RM 920-960k
T-21 days to launch

Across 12 active phases (RM 6bn GDV), Phase 3 Bandar Damai is the strongest-performing launch candidate this quarter and the only one in the RM 800k-1M sweet spot where BNM approval is improving. With Setia Eco Phase 5 Klang Valley sitting at 30% take-up vs 65% target (-RM 12M revenue gap on the escalation track), the portfolio needs Phase 3 to over-perform to offset. A +2% lift on 312 units = +RM 5.6M gross; net of expected 8% conversion drag = +RM 4.2M revenue. Phase 4 Penang township (T-90 days) and Phase 6 Iskandar landed (T-150 days) are not affected — pricing decision is ring-fenced to Phase 3. Group CEO has flagged FY26 revenue plan needs RM 8-10M of additional headroom to stay within Bursa guidance.

12 active phases, RM 6bn GDV; Phase 3 only one in BNM-improving RM 800k-1M band

Setia Eco Phase 5 take-up 30% vs 65% target — RM 12M revenue gap on escalation track

Phase 4 Penang (T-90d) and Phase 6 Iskandar (T-150d) pricing locks not yet binding

Group CEO FY26 revenue plan needs RM 8-10M additional headroom for Bursa guidance

Modelled net uplift: +RM 5.6M gross less 8% conversion drag = +RM 4.2M

Confirm Phase 3 lift with Group CEO at Friday portfolio review; ring-fence from Phase 4/6 pricing decisions

Reallocate 1% of Phase 3 incremental margin into Phase 5 above-the-line marketing top-up to narrow take-up gap

Update FY26 revenue bridge to Bursa investor relations: Phase 3 +RM 4.2M, Phase 5 -RM 12M, net -RM 7.8M (within guidance band)

If both Phase 3 lift fails AND Phase 5 take-up stays flat, FY26 revenue could miss Bursa guidance by RM 14-16M — probability ~11%. The +2% Phase 3 lift is independent of Phase 5 recovery, so failure modes don't compound directly. Tail risk is JPPH valuation panel re-rating downward in Jun-26 cycle (~9% historical probability), which would force a rebate widening regardless of list price.

Conversion proxy above cohort threshold (60%) for 6 of last 7 days; T-21 to launch.


MPI Cement OPC 50kg bag has moved RM 18.4 → RM 19.4 (5.4% in 14 days); locking 14,000 MT forward at current spot before the Jun-26 contract roll protects ~RM 1.6M of margin across Phase 2, 3, and 4 build programs.

Cement OPC 50kg: RM 18.4 → RM 19.4, +5.4% in 14 days; lock 14,000 MT forward

MPI Cement, YTL Cement, and Hume Cement have all moved spot OPC 50kg from RM 18.4 to RM 19.4 (5.4%) over the last 14 trading days, driven by Sarawak clinker shipment delays (3 vessels held at Bintulu since 28-Apr), coal cost pass-through (Newcastle thermal +9% MoM), and a CIDB-flagged tightening in West Malaysia ready-mix supply (RMC capacity utilisation 87% vs 78% Q1 average). Forward curve Jun-Aug 26 is in 1.5% backwardation vs spot — meaning the market expects further upside. Locking 14,000 MT (covers Phase 2 podium pour + Phase 3 substructure + Phase 4 piling, ~4 months of build draw) at RM 19.4/bag freezes ~RM 1.6M of margin vs the consensus broker forecast of RM 20.0/bag by Aug-26. Counterparty is YTL Cement (existing master supply agreement, no new credit committee needed).

Sarawak clinker: 3 vessels held at Bintulu port since 28-Apr (Marine Dept clearance pending)

Newcastle thermal coal +9% MoM (Apr-26), feeds clinker cost pass-through

CIDB RMC capacity utilisation 87% vs Q1 78% — supply tightening flagged in 18-May bulletin

Forward curve Jun-Aug 26: 1.5% backwardation; broker consensus RM 20.0/bag by Aug

Execute 14,000 MT forward lock with YTL Cement at RM 19.4/bag spot, delivery staggered Jun-Sep 26

Notify Phase 2/3/4 QS team to update BQ rates and freeze sub-contractor variation requests on cement-linked items

Brief CFO and procurement committee — no new credit committee needed under existing master supply agreement

Probability of cement spot reversing >5% below RM 19.4 by Aug-26 is ~18% (would imply RM 220-300k opportunity cost on the forward lock). Downside is bounded — YTL master agreement includes a 30-day cure window if spot drops >8%, allowing partial roll-back. Tail risk: CIDB or KPKT mandating local-content cement substitution in Q3-26 (~6% probability) which would strand part of the forward position.

OPC 50kg spot: RM 19.4 (+5.4% / 14d)
Forward curve backwardation: 1.5%
Bintulu clinker vessels held: 3
RMC capacity utilisation: 87%
Newcastle coal MoM: +9%

Spot breached RM 19.00/bag threshold; +5.4% over 14-day window.


PropertyGuru and EdgeProp have generated 1080 qualified leads sitting >14 days without first-contact (saturation point); in-house lead-to-close at 8.4% vs cohort 14.2% means redeploying 18 of 64 in-house consultants to first-contact recovery can unlock ~RM 2.8M in closings over 30 days.

1080 PropertyGuru/EdgeProp leads >14d cold; redeploy 18 of 64 in-house sales to first-contact recovery

The lead aging report shows 1080 leads from PropertyGuru (720) and EdgeProp (360) sitting >14 days without first-contact attempt, against an SLA of 48 hours. In-house consultant first-contact rate has fallen to 62% (vs target 85%) because the 64-strong team is over-allocated to walk-in gallery traffic at Bandar Damai and Setia Eco. Lead-to-close on agency channels (Hartanah Pro, IQI, PropNex) is running at 14.2% (cohort benchmark) while in-house has dropped to 8.4% — the gap is almost entirely first-contact lag. Redeploying 18 consultants (Tier-2 closers, avg 4.2 years tenure) to a 30-day saturation sprint on the cold-lead pool, with PropertyGuru lead-scoring API priority routing, models out at ~RM 2.8M in closings (180 closings × RM 16k avg commission-net contribution).

Lead aging: 1080 leads >14d cold (PropertyGuru 720 + EdgeProp 360)

In-house first-contact rate: 62% vs 85% SLA target

In-house lead-to-close: 8.4% vs cohort 14.2% (agency channel)

64 in-house consultants currently allocated 70% to gallery walk-ins, 30% to digital leads

PropertyGuru lead-scoring API available with priority routing (deployed 12-Apr 2026)

Redeploy 18 Tier-2 closers (avg 4.2y tenure) to PropertyGuru/EdgeProp cold-lead sprint for 30 days

Enable PropertyGuru lead-scoring API priority routing for the 18 consultants; daily MIS to Head of Sales

Hold gallery walk-in coverage by extending Tier-3 (10) and agency channel partners (Hartanah Pro + IQI) to weekday rotation

Probability of gallery walk-in conversion dropping >10% during the 30-day redeployment is ~22% (would offset ~RM 600-800k of the RM 2.8M upside). Mitigation via Hartanah Pro and IQI weekday rotation reduces but does not eliminate the gap. Second-order risk: agency partners may interpret in-house sprint as channel conflict (3 of 7 partners have raised this in Q1 channel reviews), requiring proactive comms from Head of Sales by D+3.

Cold leads >14d: 1080
In-house first-contact: 62%
In-house lead-to-close: 8.4%
Cohort lead-to-close: 14.2%
Tier-2 consultants redeployable: 18

Cohort decomposition of the 1080 cold leads shows 52% interest in Bandar Damai Phase 3 high-rise (~561 leads), 31% Setia Eco Phase 5 Klang Valley (~334), and 17% spread across Phase 4 and Phase 6. For Phase 3 the +2% list lift (separate decision) does not impair first-contact economics — leads were originally captured at RM 900k indicative. For Phase 5 (underperforming, 28% take-up vs 65% target), the redeployment is paired with an early-bird package widening (3% → 4% rebate + free legal MOT, modelled at -RM 6k/unit ARPU but +5pp conversion). Net pricing-adjusted closings model: Phase 3 ~110 closings × RM 18k = RM 2.0M + Phase 5 ~55 closings × RM 14k = RM 0.8M = RM 2.8M total uplift.

Cold lead decomposition: Phase 3 52% (561), Phase 5 31% (334), other 17%

Phase 3 leads captured at RM 900k indicative — no re-baseline needed for +2% lift

Phase 5 early-bird package widening modelled: 3% → 4% rebate + free legal MOT, -RM 6k ARPU / +5pp conversion

Pricing-adjusted closings: Phase 3 RM 2.0M + Phase 5 RM 0.8M = RM 2.8M

JPPH valuation panel cleared both Phase 3 and Phase 5 in May-26 cycle (no re-valuation risk)

Approve Phase 5 early-bird widening (3% → 4% + free legal MOT) for the 30-day saturation sprint only

Hold Phase 3 pricing at +2% list lift; do not stack additional rebates on saturated leads

Daily pricing-conversion MIS to Head of Sales and Pricing Agent for in-flight recalibration

Probability that Phase 5 early-bird widening cannibalises later-month bookings at the original 3% rebate is ~19%; would compress net uplift by RM 300-500k. Tail risk: KPKT bumi-quota review (statutory every 6 months) in Jun-26 could reduce open inventory available to PropertyGuru leads by 8-12%, which would mechanically cap saturated-lead conversion.

Cold leads Phase 3: 561
Cold leads Phase 5: 334
Phase 5 take-up gap: 37pp
Phase 5 rebate widening: 3% → 4%
JPPH next review: Jun-26

Cold-lead pool above 900 threshold; redeployment triggered.


CCC (Certificate of Completion and Compliance) inspection for Setia Eco Phase 2 podium tower is T-28 days; only 1 of 4 chillers commissioned; missing CCC window pushes VP delivery by 6-8 weeks at carrying cost of ~RM 480k.

Setia Eco Phase 2 CCC at T-28d; 1/4 chillers online; carrying-cost exposure RM 480k if VP slips

Setia Eco Klang Valley Phase 2 (842 units, podium tower + 4 blocks) is targeting CCC submission to the local authority (MBPJ) on D+28, with Form G already endorsed by the Architect (Akitek Bersatu) and Engineer (Perunding Sepakat). The blocker is mechanical commissioning of 4 York YK water-cooled chillers (1,200 RT each) on the podium plantroom — only 1 are currently energised because TNB substation back-charging was delayed 11 days (energisation completed 13-May). To recover, the proposal is to deploy a second commissioning shift (Daikin contractor) running 6am-10pm Mon-Sat for the next 18 working days, with JKKP-certified hot-work permits already in place. Carrying cost if CCC slips: interest holding cost on RM 142M unbilled Phase 2 progress claims at ~3.4% effective = RM 480k over a 6-8 week VP delay. Bumi-purchaser late-delivery penalties (LAD under SPA Schedule H) add a further RM 1.1M tail if delay exceeds 30 days.

Setia Eco Phase 2 CCC target: T-28 days; Form G endorsed by Architect + Engineer

Chillers commissioned: 1/4 (York YK 1,200 RT each); TNB substation energised 13-May (11d late)

Daikin commissioning team can double-shift 6am-10pm Mon-Sat with existing JKKP hot-work permits

Unbilled Phase 2 progress claims: RM 142M; holding cost ~3.4% effective = RM 480k per 6-8 week slip

SPA Schedule H LAD exposure: RM 1.1M if VP delay >30 days (842 units × RM 32/day avg × 40 days)

Approve second commissioning shift (Daikin) for 18 working days; cost RM 96k, fully funded within Phase 2 P&L contingency

Lock CCC pre-walk with MBPJ Bomba and TNB on D+18 (3-day buffer before formal submission)

Daily site stand-up at 7am with Site Agent, Daikin lead, and Project Director; escalate to Group CEO if slippage >2 days

Probability of slipping CCC by >7 days even with double-shift commissioning is ~18%; primary failure modes are (a) York chiller refrigerant charge-and-leak test failure (8% historical rate on R-134a units), (b) Bomba wet-riser pressure test re-do (5% rate), (c) TNB back-charge audit triggering re-energisation. If slip exceeds 14 days, RM 480k carrying cost compounds with RM 1.1M LAD exposure. Mitigation: pre-book Bomba and TNB inspectors for D+18 and D+21 (no-show fee RM 8k each, accepted).

CCC days out: T-28
Chillers online: 1/4
Daikin shift extension cost: RM 96k
Phase 2 unbilled claims: RM 142M
LAD exposure (>30d slip): RM 1.1M

Commissioning behind CCC schedule; 1/4 chillers energised.


Setia Eco Phase 5 Klang Valley is at week 13 of a 24-week launch window with take-up at 30% (cohort target 65%); RM 12M revenue gap vs plan with lead-to-close at 7.8% (cohort 14.2%) — requires Group CEO escalation for repricing, repositioning, or hold-and-rent pivot.

Phase 5 take-up 30% at week 13 vs 65% cohort target — RM 12M revenue gap; 3 strategic options to Group CEO

Setia Eco Phase 5 Klang Valley (468 units, 2-storey landed RM 1.2-1.8M) is at week 13 of a 24-week launch with take-up of 30% — well below the 65% week-12 cohort benchmark drawn from 8 comparable Klang Valley landed launches 2024-25. Modelled revenue gap to plan: RM 12M (134 units below run-rate at RM 1.5M avg × 6% net contribution). Root-cause diagnostic from the last 4 weeks of data shows: (a) JPPH valuation panel re-rated 1.5-storey link houses down 4% in Mar-26 cycle, capping BNM loan-to-value at 87% (vs 90% indicative); (b) competing launches in Kajang and Bangi (3 projects, ~1,400 units) priced 6-9% below; (c) PropertyGuru lead score dropped from 74 to 61. Three strategic options for Group CEO: (1) reprice -4% (~-RM 28M GDV but +18pp take-up modelled), (2) reposition as build-then-sell with 20% inventory held for rent (cap rate 4.1%, IRR neutral), (3) hold-and-rent pivot for 18 months then re-launch in 2028 cycle. Bumi-quota release (30%) on D+45 mandatory per KPKT.

Setia Eco Phase 5: 468 units 2-storey landed RM 1.2-1.8M; take-up 30% at week 13

Cohort benchmark: 65% take-up at week 12 (8 comparable Klang Valley landed launches 2024-25)

JPPH Mar-26 panel: 1.5-storey link house re-rated down 4%; BNM LTV cap 87% vs 90% indicative

Kajang + Bangi competing launches: 3 projects, ~1,400 units priced 6-9% below Phase 5

PropertyGuru lead score: 74 → 61 over last 6 weeks

Convene Group CEO + CFO portfolio review by D+3 with 3 options modelled (reprice / reposition / hold-and-rent)

Brief Bursa investor relations on RM 12M revenue gap and FY26 guidance implications (within band but tightening)

Notify JPPH and KPKT relationship owners of pending strategic decision; bumi-quota release stays on D+45

Probability that no decision is taken by D+7 and Phase 5 take-up further deteriorates to <25% is ~24%; would expand revenue gap to RM 16-20M and trigger Bursa guidance breach (>5% deviation requires immediate disclosure). Hold-and-rent pivot carries 14% probability of failing IRR hurdle if 2028 cycle is weak. Reprice -4% has reputational risk with early Phase 5 buyers (96 already booked) — would likely require make-good rebate of RM 8-12k per early-bird unit, ~RM 1.0M.

Phase 5 take-up: 30%
Weeks into launch: 13/24
Cohort week-12 benchmark: 65%
JPPH re-rating: -4%
PropertyGuru lead score: 61

Phase 5 lead-to-close: 7.8% vs cohort 14.2%

ASP realisation: 96.4% of list vs cohort 98.2%

Rebate stack: 3% early-bird + 2% legal + 1.5% renovation = 6.5% (consolidate to 4% headline)

Elasticity model: -4% reprice → +18pp take-up, IRR-neutral (R² 0.72, 11 cohort launches)

BNM Apr-26 loan approval RM 1.2-1.8M: 64.8% (weakest band); JPPH re-val required to restore 90% LTV

Model 3 reprice scenarios (-2%, -4%, -6%) with paired JPPH re-val request and rebate consolidation; deliver to Group CEO by D+2

Engage 3 anchor banks (Maybank, CIMB, HLB) on indicative DSR appetite for repriced Phase 5 before reprice is announced

Prepare make-good package for 96 early-bird buyers (RM 8-12k credit on legal/MOT) if reprice approved

Probability that -4% reprice triggers a cascade re-baselining of Phase 4 and Phase 6 (because brokers cross-reference) is ~17%; would compound revenue impact by RM 6-10M across the next 6 months. Mitigation: position reprice as a Phase 5-specific JPPH-driven adjustment, not a portfolio signal — requires careful comms to broker channel and KPKT relationship owners. Reputational tail risk if make-good package is perceived as insufficient by early-bird buyers (5 already raised concerns informally).

Take-up stalled at 30% vs 65% target; trajectory has flattened over the last 7 days.


Bandar Damai Phase 3 high-rise launch is T-14 days; EOI conversion proxy at 72% and PropertyGuru lead score at 88 indicate room to raise list price by 2% (~RM 18k/unit on 312 units) without breaching JPPH valuation panel band or BNM 70% loan-approval comfort zone.

EOI conversion at 72% vs cohort 60% supports +2% list lift on 312 SOHO/2BR units

Bandar Damai Phase 3 has accumulated 1840 qualified EOIs against 312 launch units (5.9x oversub) with conversion proxy at 72%, well above the cohort 60% benchmark from comparable Klang Valley high-rise launches Q1-Q2 2026. PropertyGuru lead score sits at 88 (top decile for sub-RM 900k SOHO product) and EdgeProp shortlist count is up 31% week-on-week. A +2% list lift translates to ~RM 18k/unit on the indicative RM 900k base and stays within the JPPH valuation panel band (PSR-3 valuers cleared RM 920-960k range on 12-May). BNM April housing-loan approval rate for the RM 700k-1M segment held at 71.4%, so affordability headroom remains. T-14 days to launch is the last clean window before bumi-quota balloting and SPA pack lock.

Bandar Damai Phase 3 EOI book: 1840 qualified leads on 312 units (5.9x oversubscription)

PropertyGuru lead score 88 (top decile) vs cohort 72; EdgeProp shortlist +31% WoW

JPPH PSR-3 panel cleared RM 920-960k valuation band on 12-May 2026 for comparable Damansara high-rise

BNM April-26 housing-loan approval rate 71.4% for RM 700k-1M segment (vs 68.9% in Jan-26)

Cohort conversion benchmark 60% from 6 comparable Klang Valley high-rise launches Q1-Q2 2026

Lift Phase 3 list price +2% (RM 900k → RM 918k base) on 312 units; freeze SPA pack by D+2

Reissue indicative pricing pack to 14 panel valuers (PSR-3) and 3 anchor banks (Maybank, CIMB, RHB) for pre-launch DSR sign-off

Hold rebate envelope at 6% (3% early-bird + 3% legal/MOT) to protect headline ASP optics

Probability of >5% drop in EOI-to-booking conversion after the +2% lift is ~12% based on 2024-25 cohort elasticity; downside is RM 1.1-1.4M in deferred bookings if conversion slips to 54-58%. Bumi-quota balloting (30% reservation per KPKT) absorbs the first wave regardless, capping near-term risk. Counter-trigger: if Day-1 bookings <55%, revert to original price with retained early-bird rebate; cost of reversal is ~RM 180k in marketing reprint and broker advisory.

EOI conversion proxy: 72%
PropertyGuru lead score: 88
EdgeProp shortlist WoW: +31%
JPPH valuation band: RM 920-960k
T-14 days to launch

Across 12 active phases (RM 6bn GDV), Phase 3 Bandar Damai is the strongest-performing launch candidate this quarter and the only one in the RM 800k-1M sweet spot where BNM approval is improving. With Setia Eco Phase 5 Klang Valley sitting at 28% take-up vs 65% target (-RM 12M revenue gap on the escalation track), the portfolio needs Phase 3 to over-perform to offset. A +2% lift on 312 units = +RM 5.6M gross; net of expected 6% conversion drag = +RM 4.2M revenue. Phase 4 Penang township (T-90 days) and Phase 6 Iskandar landed (T-150 days) are not affected — pricing decision is ring-fenced to Phase 3. Group CEO has flagged FY26 revenue plan needs RM 8-10M of additional headroom to stay within Bursa guidance.

12 active phases, RM 6bn GDV; Phase 3 only one in BNM-improving RM 800k-1M band

Setia Eco Phase 5 take-up 28% vs 65% target — RM 12M revenue gap on escalation track

Phase 4 Penang (T-90d) and Phase 6 Iskandar (T-150d) pricing locks not yet binding

Group CEO FY26 revenue plan needs RM 8-10M additional headroom for Bursa guidance

Modelled net uplift: +RM 5.6M gross less 6% conversion drag = +RM 4.2M

Confirm Phase 3 lift with Group CEO at Friday portfolio review; ring-fence from Phase 4/6 pricing decisions

Reallocate 2% of Phase 3 incremental margin into Phase 5 above-the-line marketing top-up to narrow take-up gap

Update FY26 revenue bridge to Bursa investor relations: Phase 3 +RM 4.2M, Phase 5 -RM 12M, net -RM 7.8M (within guidance band)

If both Phase 3 lift fails AND Phase 5 take-up stays flat, FY26 revenue could miss Bursa guidance by RM 14-16M — probability ~8%. The +2% Phase 3 lift is independent of Phase 5 recovery, so failure modes don't compound directly. Tail risk is JPPH valuation panel re-rating downward in Jun-26 cycle (~9% historical probability), which would force a rebate widening regardless of list price.

Conversion proxy above cohort threshold (60%) for 7 of last 7 days; T-14 to launch.


MPI Cement OPC 50kg bag has moved RM 18.4 → RM 19.8 (7.6% in 14 days); locking 14,000 MT forward at current spot before the Jun-26 contract roll protects ~RM 1.6M of margin across Phase 2, 3, and 4 build programs.

Cement OPC 50kg: RM 18.4 → RM 19.8, +7.6% in 14 days; lock 14,000 MT forward

MPI Cement, YTL Cement, and Hume Cement have all moved spot OPC 50kg from RM 18.4 to RM 19.8 (7.6%) over the last 14 trading days, driven by Sarawak clinker shipment delays (3 vessels held at Bintulu since 28-Apr), coal cost pass-through (Newcastle thermal +9% MoM), and a CIDB-flagged tightening in West Malaysia ready-mix supply (RMC capacity utilisation 87% vs 78% Q1 average). Forward curve Jun-Aug 26 is in 1.8% backwardation vs spot — meaning the market expects further upside. Locking 14,000 MT (covers Phase 2 podium pour + Phase 3 substructure + Phase 4 piling, ~4 months of build draw) at RM 19.8/bag freezes ~RM 1.6M of margin vs the consensus broker forecast of RM 20.400000000000002/bag by Aug-26. Counterparty is YTL Cement (existing master supply agreement, no new credit committee needed).

Sarawak clinker: 3 vessels held at Bintulu port since 28-Apr (Marine Dept clearance pending)

Newcastle thermal coal +9% MoM (Apr-26), feeds clinker cost pass-through

CIDB RMC capacity utilisation 87% vs Q1 78% — supply tightening flagged in 18-May bulletin

Forward curve Jun-Aug 26: 1.8% backwardation; broker consensus RM 20.400000000000002/bag by Aug

Execute 14,000 MT forward lock with YTL Cement at RM 19.8/bag spot, delivery staggered Jun-Sep 26

Notify Phase 2/3/4 QS team to update BQ rates and freeze sub-contractor variation requests on cement-linked items

Brief CFO and procurement committee — no new credit committee needed under existing master supply agreement

Probability of cement spot reversing >5% below RM 19.8 by Aug-26 is ~14% (would imply RM 220-300k opportunity cost on the forward lock). Downside is bounded — YTL master agreement includes a 30-day cure window if spot drops >8%, allowing partial roll-back. Tail risk: CIDB or KPKT mandating local-content cement substitution in Q3-26 (~6% probability) which would strand part of the forward position.

OPC 50kg spot: RM 19.8 (+7.6% / 14d)
Forward curve backwardation: 1.8%
Bintulu clinker vessels held: 3
RMC capacity utilisation: 87%
Newcastle coal MoM: +9%

Spot breached RM 19.00/bag threshold; +7.6% over 14-day window.


PropertyGuru and EdgeProp have generated 1240 qualified leads sitting >14 days without first-contact (saturation point); in-house lead-to-close at 7.8% vs cohort 14.2% means redeploying 18 of 64 in-house consultants to first-contact recovery can unlock ~RM 2.8M in closings over 30 days.

1240 PropertyGuru/EdgeProp leads >14d cold; redeploy 18 of 64 in-house sales to first-contact recovery

The lead aging report shows 1240 leads from PropertyGuru (820) and EdgeProp (420) sitting >14 days without first-contact attempt, against an SLA of 48 hours. In-house consultant first-contact rate has fallen to 58% (vs target 85%) because the 64-strong team is over-allocated to walk-in gallery traffic at Bandar Damai and Setia Eco. Lead-to-close on agency channels (Hartanah Pro, IQI, PropNex) is running at 14.2% (cohort benchmark) while in-house has dropped to 7.8% — the gap is almost entirely first-contact lag. Redeploying 18 consultants (Tier-2 closers, avg 4.2 years tenure) to a 30-day saturation sprint on the cold-lead pool, with PropertyGuru lead-scoring API priority routing, models out at ~RM 2.8M in closings (180 closings × RM 16k avg commission-net contribution).

Lead aging: 1240 leads >14d cold (PropertyGuru 820 + EdgeProp 420)

In-house first-contact rate: 58% vs 85% SLA target

In-house lead-to-close: 7.8% vs cohort 14.2% (agency channel)

64 in-house consultants currently allocated 70% to gallery walk-ins, 30% to digital leads

PropertyGuru lead-scoring API available with priority routing (deployed 12-Apr 2026)

Redeploy 18 Tier-2 closers (avg 4.2y tenure) to PropertyGuru/EdgeProp cold-lead sprint for 30 days

Enable PropertyGuru lead-scoring API priority routing for the 18 consultants; daily MIS to Head of Sales

Hold gallery walk-in coverage by extending Tier-3 (10) and agency channel partners (Hartanah Pro + IQI) to weekday rotation

Probability of gallery walk-in conversion dropping >10% during the 30-day redeployment is ~18% (would offset ~RM 600-800k of the RM 2.8M upside). Mitigation via Hartanah Pro and IQI weekday rotation reduces but does not eliminate the gap. Second-order risk: agency partners may interpret in-house sprint as channel conflict (3 of 7 partners have raised this in Q1 channel reviews), requiring proactive comms from Head of Sales by D+3.

Cold leads >14d: 1240
In-house first-contact: 58%
In-house lead-to-close: 7.8%
Cohort lead-to-close: 14.2%
Tier-2 consultants redeployable: 18

Cohort decomposition of the 1240 cold leads shows 52% interest in Bandar Damai Phase 3 high-rise (~644 leads), 31% Setia Eco Phase 5 Klang Valley (~384), and 17% spread across Phase 4 and Phase 6. For Phase 3 the +2% list lift (separate decision) does not impair first-contact economics — leads were originally captured at RM 900k indicative. For Phase 5 (underperforming, 28% take-up vs 65% target), the redeployment is paired with an early-bird package widening (3% → 4% rebate + free legal MOT, modelled at -RM 6k/unit ARPU but +5pp conversion). Net pricing-adjusted closings model: Phase 3 ~110 closings × RM 18k = RM 2.0M + Phase 5 ~55 closings × RM 14k = RM 0.8M = RM 2.8M total uplift.

Cold lead decomposition: Phase 3 52% (644), Phase 5 31% (384), other 17%

Phase 3 leads captured at RM 900k indicative — no re-baseline needed for +2% lift

Phase 5 early-bird package widening modelled: 3% → 4% rebate + free legal MOT, -RM 6k ARPU / +5pp conversion

Pricing-adjusted closings: Phase 3 RM 2.0M + Phase 5 RM 0.8M = RM 2.8M

JPPH valuation panel cleared both Phase 3 and Phase 5 in May-26 cycle (no re-valuation risk)

Approve Phase 5 early-bird widening (3% → 4% + free legal MOT) for the 30-day saturation sprint only

Hold Phase 3 pricing at +2% list lift; do not stack additional rebates on saturated leads

Daily pricing-conversion MIS to Head of Sales and Pricing Agent for in-flight recalibration

Probability that Phase 5 early-bird widening cannibalises later-month bookings at the original 3% rebate is ~15%; would compress net uplift by RM 300-500k. Tail risk: KPKT bumi-quota review (statutory every 6 months) in Jun-26 could reduce open inventory available to PropertyGuru leads by 8-12%, which would mechanically cap saturated-lead conversion.

Cold leads Phase 3: 644
Cold leads Phase 5: 384
Phase 5 take-up gap: 37pp
Phase 5 rebate widening: 3% → 4%
JPPH next review: Jun-26

Cold-lead pool well above 900 threshold; redeployment triggered.


CCC (Certificate of Completion and Compliance) inspection for Setia Eco Phase 2 podium tower is T-21 days; only 0 of 4 chillers commissioned; missing CCC window pushes VP delivery by 6-8 weeks at carrying cost of ~RM 480k.

Setia Eco Phase 2 CCC at T-21d; 0/4 chillers online; carrying-cost exposure RM 480k if VP slips

Setia Eco Klang Valley Phase 2 (842 units, podium tower + 4 blocks) is targeting CCC submission to the local authority (MBPJ) on D+21, with Form G already endorsed by the Architect (Akitek Bersatu) and Engineer (Perunding Sepakat). The blocker is mechanical commissioning of 4 York YK water-cooled chillers (1,200 RT each) on the podium plantroom — only 0 are currently energised because TNB substation back-charging was delayed 11 days (energisation completed 13-May). To recover, the proposal is to deploy a second commissioning shift (Daikin contractor) running 6am-10pm Mon-Sat for the next 18 working days, with JKKP-certified hot-work permits already in place. Carrying cost if CCC slips: interest holding cost on RM 142M unbilled Phase 2 progress claims at ~3.4% effective = RM 480k over a 6-8 week VP delay. Bumi-purchaser late-delivery penalties (LAD under SPA Schedule H) add a further RM 1.1M tail if delay exceeds 30 days.

Setia Eco Phase 2 CCC target: T-21 days; Form G endorsed by Architect + Engineer

Chillers commissioned: 0/4 (York YK 1,200 RT each); TNB substation energised 13-May (11d late)

Daikin commissioning team can double-shift 6am-10pm Mon-Sat with existing JKKP hot-work permits

Unbilled Phase 2 progress claims: RM 142M; holding cost ~3.4% effective = RM 480k per 6-8 week slip

SPA Schedule H LAD exposure: RM 1.1M if VP delay >30 days (842 units × RM 32/day avg × 40 days)

Approve second commissioning shift (Daikin) for 18 working days; cost RM 96k, fully funded within Phase 2 P&L contingency

Lock CCC pre-walk with MBPJ Bomba and TNB on D+18 (3-day buffer before formal submission)

Daily site stand-up at 7am with Site Agent, Daikin lead, and Project Director; escalate to Group CEO if slippage >2 days

Probability of slipping CCC by >7 days even with double-shift commissioning is ~22%; primary failure modes are (a) York chiller refrigerant charge-and-leak test failure (8% historical rate on R-134a units), (b) Bomba wet-riser pressure test re-do (5% rate), (c) TNB back-charge audit triggering re-energisation. If slip exceeds 14 days, RM 480k carrying cost compounds with RM 1.1M LAD exposure. Mitigation: pre-book Bomba and TNB inspectors for D+18 and D+21 (no-show fee RM 8k each, accepted).

CCC days out: T-21
Chillers online: 0/4
Daikin shift extension cost: RM 96k
Phase 2 unbilled claims: RM 142M
LAD exposure (>30d slip): RM 1.1M

Commissioning behind CCC schedule; 0/4 chillers energised.


Setia Eco Phase 5 Klang Valley is at week 14 of a 24-week launch window with take-up at 28% (cohort target 65%); RM 12M revenue gap vs plan with lead-to-close at 7.8% (cohort 14.2%) — requires Group CEO escalation for repricing, repositioning, or hold-and-rent pivot.

Phase 5 take-up 28% at week 14 vs 65% cohort target — RM 12M revenue gap; 3 strategic options to Group CEO

Setia Eco Phase 5 Klang Valley (468 units, 2-storey landed RM 1.2-1.8M) is at week 14 of a 24-week launch with take-up of 28% — well below the 65% week-12 cohort benchmark drawn from 8 comparable Klang Valley landed launches 2024-25. Modelled revenue gap to plan: RM 12M (134 units below run-rate at RM 1.5M avg × 6% net contribution). Root-cause diagnostic from the last 4 weeks of data shows: (a) JPPH valuation panel re-rated 1.5-storey link houses down 4% in Mar-26 cycle, capping BNM loan-to-value at 87% (vs 90% indicative); (b) competing launches in Kajang and Bangi (3 projects, ~1,400 units) priced 6-9% below; (c) PropertyGuru lead score dropped from 74 to 61. Three strategic options for Group CEO: (1) reprice -4% (~-RM 28M GDV but +18pp take-up modelled), (2) reposition as build-then-sell with 20% inventory held for rent (cap rate 4.1%, IRR neutral), (3) hold-and-rent pivot for 18 months then re-launch in 2028 cycle. Bumi-quota release (30%) on D+45 mandatory per KPKT.

Setia Eco Phase 5: 468 units 2-storey landed RM 1.2-1.8M; take-up 28% at week 14

Cohort benchmark: 65% take-up at week 12 (8 comparable Klang Valley landed launches 2024-25)

JPPH Mar-26 panel: 1.5-storey link house re-rated down 4%; BNM LTV cap 87% vs 90% indicative

Kajang + Bangi competing launches: 3 projects, ~1,400 units priced 6-9% below Phase 5

PropertyGuru lead score: 74 → 61 over last 6 weeks

Convene Group CEO + CFO portfolio review by D+3 with 3 options modelled (reprice / reposition / hold-and-rent)

Brief Bursa investor relations on RM 12M revenue gap and FY26 guidance implications (within band but tightening)

Notify JPPH and KPKT relationship owners of pending strategic decision; bumi-quota release stays on D+45

Probability that no decision is taken by D+7 and Phase 5 take-up further deteriorates to <25% is ~28%; would expand revenue gap to RM 16-20M and trigger Bursa guidance breach (>5% deviation requires immediate disclosure). Hold-and-rent pivot carries 14% probability of failing IRR hurdle if 2028 cycle is weak. Reprice -4% has reputational risk with early Phase 5 buyers (96 already booked) — would likely require make-good rebate of RM 8-12k per early-bird unit, ~RM 1.0M.

Phase 5 take-up: 28%
Weeks into launch: 14/24
Cohort week-12 benchmark: 65%
JPPH re-rating: -4%
PropertyGuru lead score: 61

Phase 5 lead-to-close: 7.8% vs cohort 14.2%

ASP realisation: 96.4% of list vs cohort 98.2%

Rebate stack: 3% early-bird + 2% legal + 1.5% renovation = 6.5% (consolidate to 4% headline)

Elasticity model: -4% reprice → +18pp take-up, IRR-neutral (R² 0.72, 11 cohort launches)

BNM Apr-26 loan approval RM 1.2-1.8M: 64.8% (weakest band); JPPH re-val required to restore 90% LTV

Model 3 reprice scenarios (-2%, -4%, -6%) with paired JPPH re-val request and rebate consolidation; deliver to Group CEO by D+2

Engage 3 anchor banks (Maybank, CIMB, HLB) on indicative DSR appetite for repriced Phase 5 before reprice is announced

Prepare make-good package for 96 early-bird buyers (RM 8-12k credit on legal/MOT) if reprice approved

Probability that -4% reprice triggers a cascade re-baselining of Phase 4 and Phase 6 (because brokers cross-reference) is ~20%; would compound revenue impact by RM 6-10M across the next 6 months. Mitigation: position reprice as a Phase 5-specific JPPH-driven adjustment, not a portfolio signal — requires careful comms to broker channel and KPKT relationship owners. Reputational tail risk if make-good package is perceived as insufficient by early-bird buyers (5 already raised concerns informally).

Take-up stalled at 28% vs 65% target; trajectory has flattened over the last 7 days.