thailand company update...share data avg daily turnover (thb/usd) 65.5m/1.82m 52-wk price low/high...

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Thailand Company Update See important disclosures at the end of this report 1 Powered by the EFA Platform 16 May 2017 Property | Real Estate Pruksa Holding Neutral (from Buy) Target Price: THB23.50 Price: THB21.70 Earnings Forecast Cut To Factor In Massive Expenses Market Cap: USD1,367m Bloomberg Ticker: PSH TB As Pruksa’s main mid- to low-end market has been hit by banks’ strict lending measures, the company is entering into new businesses such as premium residential products and hospitals, which would require substantial investment and time to generate returns. Pruksa’s strong presales to date have been driven by huge marketing costs. As it plans to launch more high-end projects moving forward, we believe such expenses are likely to remain high. Downgrade to NEUTRAL (from Buy) with new TP of THB23.50 (from THB26.00, 8% upside). Share Data Avg Daily Turnover (THB/USD) 65.5m/1.82m 52-wk Price low/high (THB) 15.2 - 28.0 Free Float (%) 29 Shares outstanding (m) 2,231 Estimated Return 8% Shareholders (%) Vijitpongpun family 69.0 UBS AG Singapore 4.6 Share Performance (%) YTD 1m 3m 6m 12m Absolute (3.6) (2.7) (5.7) 1.4 (12.2) Relative (3.2) 0.6 (3.4) (2.7) (22.4) Source: Bloomberg Source: Bloomberg Strong presales from the successful launch of high-end condominiums. Presales in 1Q17 grew 35-36% both on YoY and QoQ basis to THB13.3bn. Of the total, presales from landed property dipped modestly but condominium presales doubled YoY and tripled QoQ, thanks to the successful launch of several high-end condominiums. Note that 1Q17 presales represented 25% of its full-year target of THB52.9bn (+9% YoY). Expenses to promote new premium business unit have surged. Given the lack of newly-completed condominiums and soft landed property sales, its residential revenue fell 21.5% YoY. Gross margins improved to 34% but SG&A expenses ballooned mainly on high marketing expenses incurred to launch the premium condos. As a result, net margin plunged to 8.4% – the lowest since the big floods in Bangkok in 4Q11. Earnings of THB681m (-46% YoY) were 25% below Bloomberg’s consensus estimates (Figure 1). Earnings forecast cut by 9-10% for 2017-2018. Despite a disappointing 1Q17, we expect revenue to recover in 2Q17 and 3Q17 upon the completion of four condominium projects worth a total of THB11bn. Nevertheless, expenses incurred to penetrate the premium segment are expected to remain high as it targets to launch six high-end projects (1-3 per quarter) worth almost THB10bn within this year. Backlog for its premium projects launched since last year has already hit THB5bn, while its presales at this segment should meet its THB4bn target within 1H17, in our view. We raise our forecast for SG&A expense-to-sales ratio to 14% from 12% for 2017, and 13% for 2018. Note that our full-year turnover estimate is 7% below the company’s guidance of THB50bn for 2017. Downgrade to NEUTRAL. As we revised down our earnings forecast, our TP, which is pegged to P/E of 9x or -0.5 SD from mean level, has declined to THB23.50. With limited share price upside, we downgrade our call to NEUTRAL. Dividend yield for 2017F-2019F remains handsome at 6-7% pa. Risks include strict bank lending measures, which have resulted in prolonged slow sales to its main mid- to low-end market, massive expenses to penetrate the tough premium market, newly-launched high-end projects which would take at least two years for completion before being realised as revenue, and new businesses eg the 200-bed hospital, Vimutti, which requires huge investment of almost THB5bn and at least three years to breakeven. Source: Company data, RHB Forecasts and Valuations Dec-15 Dec-16 Dec-17F Dec-18F Dec-19F Total turnover (THBm) 51,240 46,925 46,895 49,072 52,697 Reported net profit (THBm) 7,680 5,940 5,699 6,101 6,746 Recurring net profit (THBm) 7,680 5,940 5,699 6,101 6,746 Recurring net profit growth (%) 15.3 (22.7) (4.1) 7.0 10.6 Recurring EPS (THB) 3.45 2.69 2.61 2.79 3.09 DPS (THB) 1.75 1.40 1.30 1.40 1.54 Recurring P/E (x) 6.29 8.07 8.32 7.78 7.03 P/B (x) 1.41 1.34 1.24 1.15 1.05 Dividend Yield (%) 8.1 6.5 6.0 6.4 7.1 Return on average equity (%) 24.0 17.0 15.5 15.4 15.6 Return on average assets (%) 12.2 9.0 8.3 8.2 8.5 Net debt to equity (%) 53.6 52.7 52.7 52.2 47.0 Our vs consensus EPS (adjusted) (%) (11.5) (9.7) (8.2) 48 70 92 114 13 18 23 28 Pruksa Holding (PSH TB) Price Close Relative to Stock Exchange of Thailand Index (RHS) 5 10 15 20 25 May-16 Jul-16 Sep-16 Nov-16 Jan-17 Mar-17 Vol m Analyst Wanida Geisler +66 2088 9748 [email protected]

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Page 1: Thailand Company Update...Share Data Avg Daily Turnover (THB/USD) 65.5m/1.82m 52-wk Price low/high (THB) 15.2 - 28.0 Free Float (%) 29 2,231 Estimated Return 8% Shareholders (%)

Thailand Company Update

See important disclosures at the end of this report 1

Powered by the EFA Platform

16 May 2017 Property | Real Estate

Pruksa Holding Neutral (from Buy)

Target Price: THB23.50 Price: THB21.70

Earnings Forecast Cut To Factor In Massive Expenses Market Cap: USD1,367m Bloomberg Ticker: PSH TB

As Pruksa’s main mid- to low-end market has been hit by banks’ strict lending measures, the company is entering into new businesses such as premium residential products and hospitals, which would require substantial investment and time to generate returns. Pruksa’s strong presales to date have been driven by huge marketing costs. As it plans to launch more high-end projects moving forward, we believe such expenses are likely to remain high. Downgrade to NEUTRAL (from Buy) with new TP of THB23.50 (from THB26.00, 8% upside).

Share Data Avg Daily Turnover (THB/USD) 65.5m/1.82m 52-wk Price low/high (THB) 15.2 - 28.0 Free Float (%) 29 Shares outstanding (m) 2,231 Estimated Return 8% Shareholders (%) Vijitpongpun family 69.0 UBS AG Singapore 4.6 Share Performance (%) YTD 1m 3m 6m 12m Absolute (3.6) (2.7) (5.7) 1.4 (12.2) Relative (3.2) 0.6 (3.4) (2.7) (22.4) Source: Bloomberg

Source: Bloomberg

Strong presales from the successful launch of high-end condominiums. Presales in 1Q17 grew 35-36% both on YoY and QoQ basis to THB13.3bn. Of the total, presales from landed property dipped modestly but condominium presales doubled YoY and tripled QoQ, thanks to the successful launch of several high-end condominiums. Note that 1Q17 presales represented 25% of its full-year target of THB52.9bn (+9% YoY).

Expenses to promote new premium business unit have surged. Given the lack of newly-completed condominiums and soft landed property sales, its residential revenue fell 21.5% YoY. Gross margins improved to 34% but SG&A expenses ballooned mainly on high marketing expenses incurred to launch the premium condos. As a result, net margin plunged to 8.4% – the lowest since the big floods in Bangkok in 4Q11. Earnings of THB681m (-46% YoY) were 25% below Bloomberg’s consensus estimates (Figure 1).

Earnings forecast cut by 9-10% for 2017-2018. Despite a disappointing 1Q17, we expect revenue to recover in 2Q17 and 3Q17 upon the completion of four condominium projects worth a total of THB11bn. Nevertheless, expenses incurred to penetrate the premium segment are expected to remain high as it targets to launch six high-end projects (1-3 per quarter) worth almost THB10bn within this year. Backlog for its premium projects launched since last year has already hit THB5bn, while its presales at this segment should meet its THB4bn target within 1H17, in our view.

We raise our forecast for SG&A expense-to-sales ratio to 14% from 12% for 2017, and 13% for 2018. Note that our full-year turnover estimate is 7% below the company’s guidance of THB50bn for 2017.

Downgrade to NEUTRAL. As we revised down our earnings forecast, our TP, which is pegged to P/E of 9x or -0.5 SD from mean level, has declined to THB23.50. With limited share price upside, we downgrade our call to NEUTRAL. Dividend yield for 2017F-2019F remains handsome at 6-7% pa.

Risks include strict bank lending measures, which have resulted in prolonged slow sales to its main mid- to low-end market, massive expenses to penetrate the tough premium market, newly-launched high-end projects which would take at least two years for completion before being realised as revenue, and new businesses eg the 200-bed hospital, Vimutti, which requires huge investment of almost THB5bn and at least three years to breakeven.

Source: Company data, RHB

Forecasts and Valuations Dec-15 Dec-16 Dec-17F Dec-18F Dec-19FTotal turnover (THBm) 51,240 46,925 46,895 49,072 52,697Reported net profit (THBm) 7,680 5,940 5,699 6,101 6,746Recurring net profit (THBm) 7,680 5,940 5,699 6,101 6,746Recurring net profit growth (%) 15.3 (22.7) (4.1) 7.0 10.6Recurring EPS (THB) 3.45 2.69 2.61 2.79 3.09DPS (THB) 1.75 1.40 1.30 1.40 1.54Recurring P/E (x) 6.29 8.07 8.32 7.78 7.03P/B (x) 1.41 1.34 1.24 1.15 1.05Dividend Yield (%) 8.1 6.5 6.0 6.4 7.1Return on average equity (%) 24.0 17.0 15.5 15.4 15.6Return on average assets (%) 12.2 9.0 8.3 8.2 8.5Net debt to equity (%) 53.6 52.7 52.7 52.2 47.0Our vs consensus EPS (adjusted) (%) (11.5) (9.7) (8.2)

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Pruksa Holding (PSH TB)Price Close Relative to Stock Exchange of Thailand Index (RHS)

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Analyst Wanida Geisler +66 2088 9748 [email protected]

Page 2: Thailand Company Update...Share Data Avg Daily Turnover (THB/USD) 65.5m/1.82m 52-wk Price low/high (THB) 15.2 - 28.0 Free Float (%) 29 2,231 Estimated Return 8% Shareholders (%)

Pruksa Holding Thailand Company Update

16 May 2017 Property | Real Estate

See important disclosures at the end of this report 2

Financial Exhibits

Financial model updated on : 2017-05-15. Asia Thailand Property Pruksa Holding Bloomberg PSH TB Neutral Valuation basis P/E Key drivers

i. Economic growth, ii. Consumer confidence, iii. Banks' lending measures

Key risks

i. Low backlog, ii. High household debt, iii. Fierce competition

Company Profile Pruksa Holding is the no.1 developer in terms of presales and realised sales. The majority of its products are developed using pre-fabricated/pre-cast technology. It also owns seven prefabrication factories. From 2017, it plans to penetrate the high-end segment as well as develop a 250-bed hospital in Bangkok.

Source: Company data, RHB

Financial summary Dec-15 Dec-16 Dec-17F Dec-18F Dec-19FRecurring EPS (THB) 3.45 2.69 2.61 2.79 3.09EPS (THB) 3.45 2.69 2.61 2.79 3.09DPS (THB) 1.75 1.40 1.30 1.40 1.54BVPS (THB) 15.3 16.2 17.4 18.9 20.6Weighted avg adjusted shares (m) 2,227 2,209 2,186 2,186 2,186

Valuation metrics Dec-15 Dec-16 Dec-17F Dec-18F Dec-19FRecurring P/E (x) 6.29 8.07 8.32 7.78 7.03P/E (x) 6.29 8.07 8.32 7.78 7.03P/B (x) 1.41 1.34 1.24 1.15 1.05FCF Yield (%) 12.4 6.2 4.3 6.2 10.7Dividend Yield (%) 8.1 6.5 6.0 6.4 7.1EV/EBITDA (x) 6.57 8.44 8.75 8.28 7.45EV/EBIT (x) 6.94 8.95 9.34 8.86 7.96

Income statement (THBm) Dec-15 Dec-16 Dec-17F Dec-18F Dec-19FTotal turnover 51,240 46,925 46,895 49,072 52,697Gross profit 17,256 15,741 15,944 16,439 17,653EBITDA 10,147 8,042 7,862 8,499 9,405Depreciation and amortisation (552) (454) (499) (549) (604)Operating profit 9,595 7,588 7,363 7,950 8,800Net interest (328) (287) (323) (353) (391)Income from associates & JVs 3 (2) (2) (2) (3)Pre-tax profit 9,468 7,546 7,288 7,795 8,607Taxation (1,798) (1,478) (1,458) (1,559) (1,722)Minority interests 10 (128) (131) (134) (139)Recurring net profit 7,680 5,940 5,699 6,101 6,746

Cash flow (THBm) Dec-15 Dec-16 Dec-17F Dec-18F Dec-19FChange in working capital (2,281) (2,606) (3,718) (3,227) (1,789)Cash flow from operations 6,507 3,242 2,535 3,423 5,562Capex (507) (289) (500) (500) (500)Cash flow from investing activities (230) (546) (1,000) (2,200) (2,200)Proceeds from issue of shares 114 (45) 0 0 0Dividends paid (3,346) (4,130) (3,060) (2,850) (3,050)Cash flow from financing activities (5,527) (3,526) (1,383) (1,517) (2,710)Cash at beginning of period 911 1,661 831 983 689Net change in cash 750 (830) 152 (294) 653Ending balance cash 1,661 831 983 689 1,341

Balance sheet (THBm) Dec-15 Dec-16 Dec-17F Dec-18F Dec-19FTotal cash and equivalents 1,661 831 983 689 1,341Tangible fixed assets 3,872 3,683 3,684 3,634 3,530Intangible assets 314 334 56 26 (4)Total other assets 615 623 1,401 3,131 4,861Total assets 65,310 66,345 71,594 77,136 82,222Short-term debt 6,000 7,898 7,500 7,750 8,000Total long-term debt 14,000 12,000 14,000 15,000 15,000Other liabilities 882 653 653 653 653Total liabilities 31,091 30,180 32,660 34,869 36,167Shareholders' equity 34,218 35,467 38,106 41,357 45,053Minority interests 1 697 826 909 1,000Total equity 34,219 36,165 38,934 42,267 46,054Net debt 18,339 19,067 20,517 22,061 21,659Total liabilities & equity 65,310 66,345 71,594 77,136 82,222

Key metrics Dec-15 Dec-16 Dec-17F Dec-18F Dec-19FRevenue growth (%) 19.8 (8.4) (0.1) 4.6 7.4Recurrent EPS growth (%) 15.1 (22.0) (3.1) 7.0 10.6Gross margin (%) 33.7 33.5 34.0 33.5 33.5Operating EBITDA margin (%) 19.8 17.1 16.8 17.3 17.8Net profit margin (%) 15.0 12.7 12.2 12.4 12.8Capex/sales (%) 1.0 0.6 1.1 1.0 0.9Interest cover (x) 29.3 26.4 22.8 22.5 22.5

Page 3: Thailand Company Update...Share Data Avg Daily Turnover (THB/USD) 65.5m/1.82m 52-wk Price low/high (THB) 15.2 - 28.0 Free Float (%) 29 2,231 Estimated Return 8% Shareholders (%)

Pruksa Holding Thailand Company Update

16 May 2017 Property | Real Estate

See important disclosures at the end of this report 3

Figure 1: 1Q17 results review FYE Dec(THBm) 1Q16 4Q16 1Q17 YoY QoQ 1Q17 comments

(%) (%)

Turnover 10,284 13,948 8,072 (21.5) (42.1) Due mainly to a collapse in condominium sales Gross profit 3,379 4,981 2,766 (18.1) (44.5)

EBIT 1,691 2,579 933 (44.8) (63.8)

EBIT margin (%) 16.4 18.5 11.6

Sharp contraction due to high expenses to launch new high-end condominiums

Interest expense (97) (62) (52) (46.4) (16.1) Pretax profit 1,594 2,517 881 (44.7) (65.0) Tax (328) (515) (185) (43.6) (64.1) Net profit 1,266 1,873 681 (46.2) (63.6) 25% below Bloomberg's consensus estimates

Gross margin (%) 32.9 35.7 34.3

Landed property gross margins improved YoY but condominium gross margins dipped slightly

SG&A/sales (%) 16.5 18.0 22.9

High marketing and promotion expenses to launch new high-end condominiums

Net margin (%) 12.3 13.4 8.4

The lowest net margin since big floods in 4Q11 Source: Company data

FYE Dec(THBm) 1Q16 4Q16 1Q17 YoY QoQ

(%) (%)

Presales SDH 2,533 2,165 2,214 (12.6) 2.3

Townhouse 5,327 6,048 5,146 (3.4) (14.9) Dipped slightly YoY

Condominium 1,926 1,526 5,943 208.6 289.4 Successful launch of two high-end condominiums worth a total of THB4bn

International & others 39 11 - n.a. n.a. Total 9,825 9,750 13,303 35.4 36.4 Realised sales (Turnover)

SDH 2,274 2,819 2,067 (9.1) (26.7) Townhouse 4,709 7,325 4,780 1.5 (34.7) Flat YoY

Condominium 3,246 3,787 1,218 (62.5) (67.8) Sharp reduction from lack of newly-completed condominiums

International & others 54 17 7 (87.0) (58.8) Total 10,283 13,948 8,072 (21.5) (42.1)

Source: Company data

Figure 2: Quarterly presales Figure 3: Quarterly revenue, earnings and net margins

Source: Company data Source: Company data

(2,000) -

2,000 4,000 6,000 8,000

10,000 12,000 14,000 16,000

1Q11 3Q12 1Q14 3Q15 1Q17

SDH Townhouse Condominium International & others

(THBm)

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10.00

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20.00

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10,000

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Sales-LHS Net profit-LHS Net margin-RHS

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Page 4: Thailand Company Update...Share Data Avg Daily Turnover (THB/USD) 65.5m/1.82m 52-wk Price low/high (THB) 15.2 - 28.0 Free Float (%) 29 2,231 Estimated Return 8% Shareholders (%)

Pruksa Holding Thailand Company Update

16 May 2017 Property | Real Estate

See important disclosures at the end of this report 4

SWOT Analysis

• The largest player in terms of presales, new launches and realised sales

• Specialises in low-end housing

• Specialises in pre-cast and pre-fabricated construction

• Weak economic outlook hurts real demand

• Fierce competition among top listed developers

• Delays in the progress of infrastructure projects

• High household debt

• Setting presales and revenue targets to enable it to retain its market leadership

• Room to improve utilisation rates at its seven precast factories

• Weak brand image and poor after-sales service

• Unclear plan for its hospital business • Challenges facing low end-developers trying to enter

high-end segment

Recommendation Chart

Source: RHB, Bloomberg

Source: RHB, Bloomberg

11

16

21

26

31

36

41

May-12 Aug-13 Nov-14 Mar-16

Price Close

na15

.0

24.0

36.7

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20

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Recommendations & Target Price

Buy Neutral Sell Trading Buy Take Profit Not Rated

Date Recommendation Target Price Price

2017-02-19 Buy 26.0 22.3

2016-06-28 Buy 29.5 25.0

2016-02-23 Buy 33.0 24.9

2015-11-16 Buy 31.0 27.0

2015-05-19 Buy 31.3 25.0

2015-02-20 Neutral 35.5 32.5

2015-01-26 Neutral 35.5 32.8

2014-12-29 Buy 43.0 28.0

2014-08-11 Buy 43.0 34.5

2014-07-04 Buy 36.5 30.8

Page 5: Thailand Company Update...Share Data Avg Daily Turnover (THB/USD) 65.5m/1.82m 52-wk Price low/high (THB) 15.2 - 28.0 Free Float (%) 29 2,231 Estimated Return 8% Shareholders (%)

Pruksa Holding Thailand Company Update

Property | Real Estate

5

RHB Guide to Investment Ratings Buy: Share price may exceed 10% over the next 12 months Trading Buy: Share price may exceed 15% over the next 3 months, however longer-term outlook remains uncertain Neutral: Share price may fall within the range of +/- 10% over the next 12 months Take Profit: Target price has been attained. Look to accumulate at lower levels Sell: Share price may fall by more than 10% over the next 12 months Not Rated: Stock is not within regular research coverage Investment Research Disclaimers RHB has issued this report for information purposes only. This report is intended for circulation amongst RHB and its affiliates’ clients generally or such persons as may be deemed eligible by RHB to receive this report and does not have regard to the specific investment objectives, financial situation and the particular needs of any specific person who may receive this report. This report is not intended, and should not under any circumstances be construed as, an offer or a solicitation of an offer to buy or sell the securities referred to herein or any related financial instruments. This report may further consist of, whether in whole or in part, summaries, research, compilations, extracts or analysis that has been prepared by RHB’s strategic, joint venture and/or business partners. No representation or warranty (express or implied) is given as to the accuracy or completeness of such information and accordingly investors should make their own informed decisions before relying on the same. This report is not directed to, or intended for distribution to or use by, any person or entity who is a citizen or resident of or located in any locality, state, country or other jurisdiction where such distribution, publication, availability or use would be contrary to the applicable laws or regulations. 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Pruksa Holding Thailand Company Update

Property | Real Estate

6

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The recipient of this report should have regard to the laws of the recipient’s place of domicile when contemplating transactions in the securities or other financial instruments referred to herein. The securities discussed in this report may not have been registered in such jurisdiction. Without prejudice to the foregoing, the recipient is to note that additional disclaimers, warnings or qualifications may apply based on geographical location of the person or entity receiving this report. The term “RHB” shall denote, where appropriate, the relevant entity distributing or disseminating the report in the particular jurisdiction referenced below, or, in every other case, RHB Investment Bank Berhad and its affiliates, subsidiaries and related companies. RESTRICTIONS ON DISTRIBUTION Malaysia This report is issued and distributed in Malaysia by RHB Research Institute Sdn Bhd. The views and opinions in this report are our own as of the date hereof and is subject to change. If the Financial Services and Markets Act of the United Kingdom or the rules of the Financial Conduct Authority apply to a recipient, our obligations owed to such recipient therein are unaffected. RHB Research Institute Sdn Bhd has no obligation to update its opinion or the information in this report. Thailand This report is issued and distributed in the Kingdom of Thailand by RHB Securities (Thailand) PCL, a licensed securities company that is authorised by the Ministry of Finance, regulated by the Securities and Exchange Commission of Thailand and is a member of the Stock Exchange of Thailand. The Thai Institute of Directors Association has disclosed the Corporate Governance Report of Thai Listed Companies made pursuant to the policy of the Securities

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Pruksa Holding Thailand Company Update

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7

and Exchange Commission of Thailand. RHB Securities (Thailand) PCL does not endorse, confirm nor certify the result of the Corporate Governance Report of Thai Listed Companies. Indonesia This report is issued and distributed in Indonesia by PT RHB Securities Indonesia. This research does not constitute an offering document and it should not be construed as an offer of securities in Indonesia. Any securities offered or sold, directly or indirectly, in Indonesia or to any Indonesian citizen or corporation (wherever located) or to any Indonesian resident in a manner which constitutes a public offering under Indonesian laws and regulations must comply with the prevailing Indonesian laws and regulations. Singapore This report is issued and distributed in Singapore by RHB Research Institute Singapore Pte Ltd and it may only be distributed in Singapore to accredited investors, expert investors and institutional investors as defined in the Financial Advisers Regulations and the Securities and Futures Act (Chapter 289), as amended from time to time. By virtue of distribution to these categories of investors, RHB Research Institute Singapore Pte Ltd and its representatives are not required to comply with Section 36 of the Financial Advisers Act (Chapter 110) (Section 36 relates to disclosure of RHB Research Institute Singapore Pte Ltd ’s interest and/or its representative's interest in securities). Recipients of this report in Singapore may contact RHB Research Institute Singapore Pte Ltd in respect of any matter arising from or in connection with the report. Hong Kong This report is issued and distributed in Hong Kong by RHB Securities Hong Kong Limited (興業僑豐證券有限公司) (CE No.: ADU220) (“RHBSHK”) which is licensed in Hong Kong by the Securities and Futures Commission for Type 1 (dealing in securities) and Type 4 (advising on securities) regulated activities. Any investors wishing to purchase or otherwise deal in the securities covered in this report should contact RHBSHK. RHBSHK is a wholly owned subsidiary of RHB Hong Kong Limited; for the purposes of disclosure under the Hong Kong jurisdiction herein, please note that RHB Hong Kong Limited with its affiliates (including but not limited to RHBSHK) will collectively be referred to as “RHBHK.” RHBHK conducts a full-service, integrated investment banking, asset management, and brokerage business. RHBHK does and seeks to do business with companies covered in its research reports. As a result, investors should be aware that the firm may have a conflict of interest that could affect the objectivity of this research report. Investors should consider this report as only a single factor in making their investment decision. Importantly, please see the company-specific regulatory disclosures below for compliance with specific rules and regulations under the Hong Kong jurisdiction. Other than company-specific disclosures relating to RHBHK, this research report is based on current public information that we consider reliable, but we do not represent it is accurate or complete, and it should not be relied on as such. United States This report was prepared by RHB and is being distributed solely and directly to “major” U.S. institutional investors as defined under, and pursuant to, the requirements of Rule 15a-6 under the U.S. Securities and Exchange Act of 1934, as amended (the “Exchange Act”). RHB is not registered as a broker-dealer in the United States and does not offer brokerage services to U.S. persons. Any order for the purchase or sale of the securities discussed herein that are listed on Bursa Malaysia Securities Berhad must be placed with and through Auerbach Grayson (“AG”). Any order for the purchase or sale of all other securities discussed herein must be placed with and through such other registered U.S. broker-dealer as appointed by RHB from time to time as required by the Exchange Act Rule 15a-6. This report is confidential and not intended for distribution to, or use by, persons other than the recipient and its employees, agents and advisors, as applicable. Additionally, where research is distributed via Electronic Service Provider, the analysts whose names appear in this report are not registered or qualified as research analysts in the United States and are not associated persons of Auerbach Grayson AG or such other registered U.S. broker-dealer as appointed by RHB from time to time and therefore may not be subject to any applicable restrictions under Financial Industry Regulatory Authority (“FINRA”) rules on communications with a subject company, public appearances and personal trading. Investing in any non-U.S. securities or related financial instruments discussed in this research report may present certain risks. The securities of non-U.S. issuers may not be registered with, or be subject to the regulations of, the U.S. Securities and Exchange Commission. Information on non-U.S. securities or related financial instruments may be limited. Foreign companies may not be subject to audit and reporting standards and regulatory requirements comparable to those in the United States. The financial instruments discussed in this report may not be suitable for all investors. Transactions in foreign markets may be subject to regulations that differ from or offer less protection than those in the United States. OWNERSHIP AND MATERIAL CONFLICTS OF INTEREST

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Pruksa Holding Thailand Company Update

Property | Real Estate

8

Malaysia RHB does not have qualified shareholding (1% or more) in the subject company (ies) covered in this report except for: a) - RHB and/or its subsidiaries are not liquidity providers or market makers for the subject company (ies) covered in this report except for: a) - RHB and/or its subsidiaries have not participated as a syndicate member in share offerings and/or bond issues in securities covered in this report in the last 12 months except for: a) - RHB has not provided investment banking services to the company/companies covered in this report in the last 12 months except for: a) - Thailand RHB Securities (Thailand) PCL and/or its directors, officers, associates, connected parties and/or employees, may have, or have had, interests and/or commitments in the securities in subject company(ies) mentioned in this report or any securities related thereto. Further, RHB Securities (Thailand) PCL may have, or have had, business relationships with the subject company(ies) mentioned in this report. As a result, investors should exercise their own judgment carefully before making any investment decisions. Indonesia PT RHB Securities Indonesia is not affiliated with the subject company(ies) covered in this report both directly or indirectly as per the definitions of affiliation above. Pursuant to the Capital Market Law (Law Number 8 Year 1995) and the supporting regulations thereof, what constitutes as affiliated parties are as follows: 1. Familial relationship due to marriage or blood up to the second degree, both horizontally or vertically;

2. Affiliation between parties to the employees, Directors or Commissioners of the parties concerned;

3. Affiliation between 2 companies whereby one or more member of the Board of Directors or the Commissioners are the same;

4. Affiliation between the Company and the parties, both directly or indirectly, controlling or being controlled by the Company;

5. Affiliation between 2 companies which are controlled, directly or indirectly, by the same party; or

6. Affiliation between the Company and the main Shareholders.

PT RHB Securities Indonesia is not an insider as defined in the Capital Market Law and the information contained in this report is not considered as insider information prohibited by law. Insider means: a. a commissioner, director or employee of an Issuer or Public Company;

b. a substantial shareholder of an Issuer or Public Company;

c. an individual, who because of his position or profession, or because of a business relationship with an Issuer or Public Company, has access to inside information; and

d. an individual who within the last six months was a Person defined in letters a, b or c, above.

Singapore RHB Research Institute Singapore Pte Ltd and/or its subsidiaries and/or associated companies do not make a market in any securities covered in this report, except for: (a) - The staff of RHB Research Institute Singapore Pte Ltd and its subsidiaries and/or its associated companies do not serve on any board or trustee positions of any issuer whose securities are covered in this report, except for:

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Pruksa Holding Thailand Company Update

Property | Real Estate

9

(a) - RHB Research Institute Singapore Pte Ltd and/or its subsidiaries and/or its associated companies do not have and have not within the last 12 months had any corporate finance advisory relationship with the issuer of the securities covered in this report or any other relationship (including a shareholding of 1% or more in the securities covered in this report) that may create a potential conflict of interest, except for: (a) - Hong Kong The following disclosures relate to relationships between RHBHK and companies covered by Research Department of RHBSHK and referred to in this research report: RHBSHK hereby certifies that no part of RHBSHK analyst compensation was, is or will be, directly or indirectly, related to the specific recommendations or views expressed in this research report. RHBHK had an investment banking services client relationships during the past 12 months with: -. RHBHK has received compensation for investment banking services, during the past 12 months from: -. RHBHK managed/co-managed public offerings, in the past 12 months for: -. On a principal basis. RHBHK has a position of over 1% market capitalization of: -. Additionally, please note the following: Ownership and material conflicts of interest: RHBSHK policy prohibits its analysts and associates reporting to analysts from owning securities of any company covered by the analyst. Analyst as officer or director: RHBSHK policy prohibits its analysts, and associates reporting to analysts from serving as an officer, director, advisory board member or employee of any company covered by the analyst. RHBHK salespeople, traders, and other non-research professionals may provide oral or written market commentary or trading strategies to RHB clients that reflect opinions that are contrary to the opinions expressed in this research report. This research report is not an offer to sell or the solicitation of an offer to buy any security in any jurisdiction where such an offer or solicitation would be illegal. It does not constitute a personal recommendation or take into account the particular investment objectives, financial situations, or needs of individual clients. Clients should consider whether any advice or recommendation in this research report is suitable for their particular circumstances and, if appropriate, seek professional advice, including tax advice.

Kuala Lumpur Hong Kong Singapore

RHB Research Institute Sdn Bhd Level 3A, Tower One, RHB Centre

Jalan Tun Razak Kuala Lumpur 50400

Malaysia Tel : +(60) 3 9280 8888 Fax : +(60) 3 9200 2216

RHB Securities Hong Kong Ltd.

12th Floor World-Wide House 19 Des Voeux Road Central, Hong Kong

Tel : +(852) 2525 1118 Fax : +(852) 2810 0908

RHB Research Institute Singapore

Pte Ltd. 10 Collyer Quay

#09-08 Ocean Financial Centre Singapore 049315

Tel : +(65) 6533 1818 Fax : +(65) 6532 6211

Jakarta Shanghai Bangkok

PT RHB Securities Indonesia Wisma Mulia, 20th Floor

Jl. Jenderal Gatot Subroto No. 42 Jakarta 12710, Indonesia Tel : +(6221) 2783 0888 Fax : +(6221) 2783 0777

RHB (China) Investment Advisory Co. Ltd.

Suite 4005, CITIC Square 1168 Nanjing West Road

Shanghai 20041 China

Tel : +(8621) 6288 9611 Fax : +(8621) 6288 9633

RHB Securities (Thailand) PCL

10th Floor, Sathorn Square Office Tower 98, North Sathorn Road, Silom

Bangrak, Bangkok 10500 Thailand

Tel: +(66) 2 088 9999 Fax : +(66) 2 088 9799

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Thai Institute of Directors Association (IOD) – Corporate Governance Report Rating 2016

Excellent CG Scoring

AMATA BTS DELTA EGCO INTUCH KTB MINT PPS QTC SCB SNC THCOM TSC AOT BWG DEMCO GFPT IRPC KTC MONO PS RATCH SCC SPALI TISCO TTCL BAFS CK DRT GPSC IVL LHBANK NKI PSL SAMART SCCC SSSC TKT TU BAY CPF DTAC GRAMMY KBANK LPN NYT PTT SAMTEL SE-ED STEC TMB UV BCP CPN DTC HANA KCE MBK OTO PTTEP SAT SIM SVI TNDT VGI BIGC CSL EASTW HMPRO KKP MCOT PHOL QH SC SITHAI TCAP TOP WACOAL WAVE

Very Good CG Scoring 2S ASIMAR CGH ERW IRC MFC PCSGH Q-CON SMK SYNTEC TIPCO TSR

AAV ASK CHG FORTH JSP MOONG PDI RICHY SMPC TAE TK TSTE

ACAP ASP CHO FPI K MSC PE ROBINS SMT TAKUNI TKS TSTH

ADVANC AUCT CHOW GBX KSL MTI PG RS SNP TASCO TMC TTA

AGE AYUD CI GC KTIS MTLS PJW RWI SPI TBSP TMI TTW

AH BANPU CIMBT GCAP L&E NCH PLANB S SPPT TCC TMILL TVD

AHC BBL CKP GL LANNA NOBLE PM S & J SPRC TF TMT TVO

AKP BDMS CM GLOBAL LH NSI PPP SABINA SR TFI TNITY TWPC

ALUCON BEM CNS GLOW LHK NTV PR SALEE SSF TGCI TNL UAC

AMANAH BFIT CNT GUNKUL LIT OCC PRANDA SAMCO SST THAI TOG UP

ANAN BLA COL HOTPOT M OGC PREB SCG STA THANA TPC UPF

AP BOL CPI HYDRO MACO OISHI PRG SEAFCO SUSCO THANI TPCORP VIH

APCO BROOK DCC ICC MALEE ORI PRINC SFP SUTHA THIP TRC VNT

APCS CEN EA ICHI MBKET PACE PT SIAM SWC THRE TRU WINNER

ARIP CENTEL ECF IFEC MC PAP PTG SINGER SYMC THREL TRUE YUASA

ASIA CFRESH EE INET MEGA PB PYLON SIS SYNEX TICON TSE ZMICO

Good CG Scoring AEC BA CHARAN EARTH GIFT ITD LALIN NCL PMTA SMG TLUXE VPO AEONTS BEAUTY CITY EASON GLAND J LPH NDR PPM SMIT TMD VTE AF BEC CMR ECL GOLD JMART MAJOR NEP PRIN SORKON TNP WICE AIRA BH COLOR EFORL GSTEL JMT MAKRO NOK PSTC SPA TOPP WIIK AIT BIG COM7 EPCO GYT JUBILE MATCH NUSA QLT SPC TPA WIN AJ BJC CPL EPG HPT JWD MATI PATO RCI SPCG TPAC XO AKR BJCHI CSC ESSO HTC KASET M-CHAI PCA RCL SPVI TPIPL AMARIN BKD CSP FE HTECH KBS MDX PDG RICH SSC TPOLY AMATAV BR CSR FER IFS KCAR MFEC PF RML STANLY TRITN AMC BROCK CSS FOCUS IHL KGI MJD PICO RPC STPI TRT APURE BRR CTW FSMART ILINK KKC MK PIMO SANKO SUC TTI AQUA BTNC DCON FSS INSURE KOOL MODERN PL SAPPE TACC TVI ARROW CBG DIMET FVC IRCP KWC MPG PLAT SAWAD TCCC TWP AS CGD DNA GEL IT KYE NC PLE SCI TCMC U SCN TEAM UBIS SEAOIL TFD UMI

SENA TFG UPOIC

SIRI TIC UT

SKR TIW UWC

SLP TKN VIBHA

IOD (IOD Disclaimer)

การเปิดเผลผลการสํารวจของสมาคมสง่เสริมสถาบนักรรมการบริษัทไทย (IOD) ในเร่ืองการกํากบัดแูลกิจการ (Corporate Governance) นีเ้ป็นการ

ดําเนินการตามนโยบายของสํานกังานคณะกรรมการกํากบัหลกัทรัพย์และตลาดหลกัทรัพย์ โดยการสํารวจของ IOD เป็นการสํารวจและประเมินจากข้อมลูของบรษัทจด

ทะเบียนในตลาดหลกัทรัพย์แหง่ประเทศไทยและตลาดหลกัทรัพย์เอ็มเอไอ ที่มีการเปิดเผยตอ่สาธารณะและเป็นข้อมลูที่ผู้ลงทนุทัว่ไปสามารถเข้าถงึได้ ดงันัน้ผลสํารวจ

ดงักลา่วจงึเป็นการนําเสนอในมมุมองของบคุคลภายนอกโดยไมไ่ด้เป็นการประเมินการปฏิบตัิและมิได้มีการใช้ข้อมลูภายในในการประเมิน

อนึ่ง ผลการสาํรวจดงักลา่ว เป็นผลการสํารวจ ณ วนัที่ปรากฎในรายงานการกํากบัดแูละกิจการบริษัทจดทะเบียนไทยเทา่นัน้ ดงันัน้ผลการสํารวจจงึอาจ

เปลี่ยนแปลงได้ภายหลงัวนัดงักลา่ว ทัง้นีบ้ริษัทหลกัทรัพย์ อาร์เอชบี จํากดั (มหาชน) มิได้ยืนยนัหรือรับรองถึงความถกูต้องของผลการสํารวจดงักลา่วแตอ่ยา่งใด

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ขอมูล Anti-Corruption Progress Indicator ของบริษัทจดทะเบียน

ระดบั 1

ACD BAT-3K CCN DTCI HFT LST

NEP PRIN SCN SPPT TCJ TRUBB UPA

AEONTS BIG

CGD

E HTECH

MAJOR

NNCL PSTC

SEAFCO SPVI

TCOAT

TSE UPOIC

AFC BJC

CMR

EMC IHL

MATCH

NWR PYLON

SF STA

TH

TTA UTP

AIRA BLISS

CPH

ESSO ILINK

MAX

OHTL RAM

SHANG STAR

TKS

TTI UVAN

AJ BMCL

CSC

FOCUS ITD

M-CHAI

PICO RICH

SIRI SVH

TNH

TTL VARO

ALUCON BOL

CSP

FSMART JSP

MDX

PK RS

SMART SVOA

TNPC

TTTM VI

AMC BRR

CTW

GIFT KDH

MIDA

PL SANKO

SMM SWC

TPA

TWP VIBHA

AQUA BSBM

DCON

GLAND KTIS

ML

PPM SAUCE

SOLAR TAPAC

TPAC

TWZ VIH

ARIP CBG

DRACO

GRAND KTP

MPIC

PRAKIT SAWAD

SPACK TC

TPOLY

U VTE

AUCT CCET

DSGT

GUNKUL LEE

NC

PRECHA SAWANG

SPG TCCC

TRC

UMS WG

ระดบั 2 2S

ABICO

AF

AKP

AMARIN

AMATA

AOT

APCO

AYUD

BEAUTY

BFIT BH BKD BLAND BTNC CCP CI CSR CSS EFORL

EPCO FE FNS FVC GEL GLOBAL HEMRAJ IEC IFS INET

JUTHA KASET KCAR KKC KSL L&E LALIN LTX M MALEE MBK MBKET MEGA MK MPG MTLS NCH NCL NPP OCC

OCEAN PB PCA PRINC QH ROCK RPC S & J SGP SIAM

SIS SKR SMG SMIT SORKON SUSCO TAKUNI TEAM TF TIC TIP TIPCO TMC TMI TPP TRT TRU TRUE TSC TSI

TTW TVD TVO UKEM UNIQ UWC VNG WIIK WIN XO

ระดบั 3A ABC

ACAP

ADVANC

AEC

AGE

AH

AIE

AMANAH

ANAN

AP

APCS APURE AS ASIA ASIAN ASIMAR BIGC BROOK BTS BWG

CEN CENTEL CFRESH CHARAN CHO CHOTI CM CNT COL CPALL CPF CPI CPL DELTA DEMCO DIMET DNA DTAC EA ECF

EE EVER FPI GBX GC GFPT GLOW HMPRO HOTPOT ICC

ICHI IFEC INOX INSURE IRC JAS JTS JUBILE KC KTC KYE LHK LPN LRH MAKRO MC MCOT MFC MFEC MINT

MJD MONO MOONG NBC NDR NINE NMG NSI NTV OGC

PACE PCSGH PDI PG PHOL PLAT PPS PR PRANDA PREB PS QLT RATCH RML ROBINS ROJNA RWI SAMCO SCCC SCG

SEAOIL SE-ED SENA SINGER SITHAI SMK SMPC SPALI SPC SPCG

SPI SRICHA SSI STANLY SUPER SVI SYMC SYNEX SYNTEC TASCO TCMC TFI THAI THRE THREL TICON TKT TLUXE TMILL TMT TNL VNT

TPCORP WACOAL

TSTE WHA

TSTH ZMICO

TTCL TU TVI UOBKH UREKA VGI

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ระดบั 3B AAV

AHC

AI

AIT

AKR

ARROW

ASK

BA

BDMS

BEC

BECL BJCHI BUI CGH CHG CHOW CIG CITY CK CKP

COLOR CWT EARTH EASON EPG F&D FANCY FIRE FMT FORTH GENCO GL GOLD GPSC GRAMMY HYDRO IRPC IT JCT KCM

KWC LH LIT LOXLEY MACO MANRIN MATI MODERN MSC NOBLE

NOK NPK NUSA OISHI OTO PAF PAP PATO PF PJW PLANB PLE POLAR PRG PTL Q-CON QTC RCI S11 SALEE

SAM SAMART SAMTEL SAPPE SC SCP SFP SIM SLP SMT

SPA SPORT SSC SST STEC STPI SUC SUTHA T TAE TBSP TCC TFD TGCI TGPRO THANA THIP TIW TK TMW

TNDT TOPP TPC TPCH TPIPL TSR TT TYCN UAC UBIS

UEC UMI UP UPF UT UV VPO WAVE WINNER YUASA

ระดบั 4 ASP

BAFS

BANPU

BAY

BBL

BKI

BLA

CIMBT

CNS

CSL

DCC DRT DTC EASTW ECL EGCO ERW FSS GCAP HANA

HTC INTUCH IRPC IVL KBANK KCE KGI KKP KTB LANNA LHBANK MTI NKI PSL PTG PTTEP SABINA SCB SNC SNP

SSF SSSC TCAP THCOM TISCO TMB TMD TNITY TOG

ระดบั 5 BCP

CPN

GYT

PE

PM

PPP

PT

PTT

PTTGC

SAT

SCC THANI TOP

ไมเปดเผยหรือไมมีนโยบาย

A ACC AJD AQ BCH BGT BROCK BSM BTC CHUO

CPR CRANE EIC FER JMART JMT KAMART KBS KIAT LDC

MBAX MCS METCO NEW NEWS NYT PAE PDG PERM PMTA POST RCL RICHY ROH S SIMAT TCB TR TSF TVT

WORK

หมายเหต ุ

ระดับ 1: มีนโยบาย ระดับ 2: ประกาศเจตนารมณ ระดับ 3: มีมาตรการปองกัน ซ่ึงทั้ง 2 กรณี ถือเปนผลการประเมินในระดับเดียวกัน 3A: บริษัทมีการประกาศเจตนารมณเขารวมโครงการ CAC หรือภาค 3B: บริษัทมีคํามั่นและนโยบายของบริษัท แตมิไดประกาศเจตนารมณเขารวมโครงการ CAC หรือภาค ระดับ 4: ไดรับการรับรอง ระดับ 5: ขยายผลสูผูที่เกี่ยวของ