Pre-launch · Opens 2H 2027 · Rawang, Selangor

Own a slice of Malaysia at play.

PlayTown Rawang is Malaysia's first integrated 187,100 sq ft family campus — four zones under one gate at RM 40 blended spend per visit. Anchored by Lowyat Group. Opening 2H 2027.

187,100 sq ft

Integrated campus

130,000

Families within 30 min

RM 7m

Fund raise
now open

2H 2027

Rawang opens

Moments worth keeping

The energy state we're building for.

Five scenes from the target venue. All zones, same family, one weekend.

Outdoor · Twin Towers

The KLCC silhouette, kid-scale.

Twin Towers + Bunga Raya secondary climber.

Splash · Pulau

Lotus cannons. Cream wave floor. Joy.

Slot-based access. Parents stay dry. Kids do not.

Sports · Padang

Three generations, same court.

5 pickleball courts + mini football.

Indoor · Kampung

Treehouse, ball pit, glass to outdoor.

4,000 sq ft kampung soft play.

F&B · Amphi

Day ends, the band starts.

Steel-stack stage. 8 food stalls.

The site & market

Anchored by Lowyat. Sized for 130,000 families.

The site

LocationBandar Tasik Puteri, Rawang
Area187,100 sq ft
LandlordLowyat Group
Soft launch2H 2027
ContractorPembinaan LNS (CIDB G6)

Lowyat Group's commitment: RM 6m upfront site infrastructure + PlayTown memberships bundled into 600–1,000 new residential units/year over the lease — built-in demand pipeline.

The catchment

Families within 30-min drive130,000
Catchment population (DOSM 2020)~600,000 people
Family capture at Y720% = 26,000 families
= Person-visits per year166,000
Blended ARPU per visitRM 40
Destination-park benchmarks~20–65%

26,000

families (20%)

×

2.0

visits / yr

×

3.2

headcount

×

RM 40

per visit

=

RM 6.7m

Rawang Y7 venue revenue

Destination-park benchmark	Family capture
Sunway Lagoon	~25%
Lost World of Tambun	~65%
Legoland Malaysia	~25–30%
Berjaya Times Square TP	~20%
PlayTown Y7 target	20%

Selangor median household income RM 13,296/month — highest in Malaysia. ARPU = Average Revenue Per User. Catchment and capture are Issuer estimates on DOSM public data, not independently verified; benchmarks are Issuer-compiled approximations from operator filings and press.

How big is the market? · TAM → SAM → SOM

TAMRM 22.5BMalaysia Arts, Entertainment & Recreation (DOSM Economic Census 2023)

SAM~RM 2.0BPlayTown's 4 sub-segments: indoor FEC · theme & water parks · sports facilities · family recreation

SOM~RM 95M~RM 35M primary (30-min catchment) + ~RM 60M accessible (Klang Valley weekend reach)

PlayTown's Y7 Rawang venue revenue of RM 6.7m (Facility RM 4.9m + Other RM 1.77m) is ~19% of primary SOM and ~7% of combined SOM.

How we calculate this

TAM — DOSM Economic Census 2023, Arts, Entertainment & Recreation Services (Divisions 90–93). Includes gambling (Division 92), where PlayTown does not operate; DOSM publishes no division split, so we build the SAM bottom-up.
SAM — Indoor FEC ~RM 200M (IMARC 2024) + Theme & Water Parks ~RM 500–700M (Bursa operator filings, Legoland estimate) + Sports Facilities ~RM 500–800M + Family Recreation ~RM 300–500M (Issuer-modelled); range RM 1.5–2.2B, ~RM 2.0B midpoint.
SOM — Primary: ~600,000 people within 30 min of Bandar Tasik Puteri (DOSM Census 2020) × ~RM 58/person (SAM ÷ 34.3M population) ≈ RM 35M. Accessible: ~3M Klang Valley residents within 45–90 min × ~RM 20/person destination-only spend = RM 60M. Combined ≈ RM 95M.
SOM and catchment are Issuer estimates on DOSM public data, not independently verified.

Proximity proof · Star Market (right beside PlayTown)

Star Market footfall111,000 / month
That's per year~1.33 million visits
Average basket per transactionRM 66
PlayTown Y7 target vs that trafficjust ~12.5%

Next door already proves the traffic. PlayTown's Y7 target of 166,000 person-visits is ~12.5% of what Star Market draws from the same families today — real operator numbers, not a model. Source: Datuk Seri Jeffrey Tan, Star Market founder, 26 Aug 2026.

Corridor validator · Coalfields Retail Park (11 min south)

KLK Land opened Coalfields Retail Park (CRP) on 10 Sep 2026 — 1 million sq ft, 11 minutes south, underwritten on KLK's own estimate of ~1 million people within 20 minutes. CRP's indoor play is premium-tier (Harborland, RM 64/head/3.5 hr); PlayTown is the wet-play + sports campus the corridor lacks, at RM 40 blended. One corridor, three anchors: Star Market (grocery) + CRP (retail + entertainment) + PlayTown (wet + sports, 2H 2027).

Why others can't copy

The structural moats. Honest weather.

Four-engine revenue architecture

One entity, four ways to get paid.

Rawang is engine one. Events (already live via MetaHub), royalties from partner-operated sites and owned Sites 4–6 stack on top — one company, one balance sheet, one share class. A slow year in one engine; three others keep the cash flowing.

The Rain Promise

Malaysian rain is real — we built for it, not against it.

Light rain: ~12,000 sq ft of tensile-canopied outdoor. Thunderstorm: 4,000 sq ft indoor kampung holds 25–30 families. The model books rain days at ~30% of dry-day revenue on ~25% wet weekends. Members get free re-entry within 30 days for any visit cut short — a retention mechanic that defers demand, not a recovery of same-day revenue. Open through the rain; not weather-proof.

Casual-first pricing

RM 40 ARPU. Weekly visits, not once-a-year.

Others price RM 100–200/visit for annual occasions. PlayTown: ~RM 40 blended (admission RM 29 + F&B RM 7 + retail RM 4), built for weekly repeat. Membership builds habit, not one-shot purchases.

Anchor landlord with embedded pipeline

Demand built into the lease.

Lowyat Group bundles memberships into 600–1,000 new homes/year in the catchment. A partnership new entrants cannot replicate.

Six years of operator infrastructure

Portable demand. Programming IP. Commercial lock-in.

Demand: MetaHub organizer, academy, coach, school and corporate relationships — Ken arrives with demand. Operating: league formats, tournament scheduling and camp programmes refined over 6 years. Commercial: revenue share on family spend + turnkey event ops + subsidised venue hire — organizers can't run a better event elsewhere. A decade's head start on Day 1.

⚠ Where others failed

Family-recreation has a graveyard. Here's why we avoid it.

Each closure had a structural cause. PlayTown's architecture is the answer to each.

Failed FEC · What killed it

PlayTown's structural answer

Premium career-play FECs · Per-visit pricing RM 80–100/child made weekly-repeat economics impossible. Single-format wore thin after 1–2 visits per family.

RM 40 blended ARPU · weekly-repeat math · 4 zones rotating to defeat fatigue · membership engine builds habit.

Sunway Lagoon dips · Single-format weather-dependent waterpark + annual-occasion pricing.

Four parallel zones, indoor anchor + tensile-shaded outdoor. The Rain Promise.

Berjaya Times Square Theme Park · Operator-landlord misalignment. Capex starved.

One roof, one balance sheet, four engines. No operator-landlord split; Lowyat's RM 6m site infrastructure aligns the landlord from day one.

Independent suburban FECs · Undercapitalised at launch. Solo operators burned out. No marketing budget post-opening.

RM 7m single-entity fund raise (RM 6m ordinary + RM 1m RPS) · founder shares locked up until the ACE listing · Lowyat anchor pipeline with 600–1,000 residential units/year.

The capital roadmap

From seed round to Bursa ACE.

Two steps, one listing path: LEAP Market admission at Year 3 (governance only — no raise, no dilution), then a Transfer of Listing to the ACE Market at Year 5 (FY2032) — the liquidity event. Per the Bursa Malaysia ACE Market Listing Requirements; admission to either market is subject to Bursa Malaysia and Securities Commission approval.

2026 · NOW

Fund raise open

RM 7m · post-money RM 10m

RM 6m ordinary (min RM 4m) + RM 1m RPS · MyStartr ECF · closes 30 Nov 2026. At RM 6m close: Ken 40% · Investors 60%. Two shareholder classes, nothing else.

2H 2027

Rawang opens

Site 1 live

Q4 2027 soft launch · Y1 = FY2028 first full operating year · events engine already running

Y3 (FY2030)

LEAP Market admission

No capital raise

Governance and sponsor alignment only. No new shares, no dilution — the discipline step before the ACE transfer.

Y5 (FY2032)

Transfer of Listing to ACE Market

RM 10m raised · RM 40m mcap target

13.4× on Y5 core PAT RM 2.98m · 25% new float · funds Site 4 (RM 7m) + 2 satellites (RM 3m). The liquidity event.

Y6–Y8

Sites 4–6 open

PAT RM 5.60m Y7 → RM 8.12m Y12

Major site Y6, satellites Y7–Y8. Hold through Y7 and dividends stack on top of listed equity.

Down to earth

What you'd actually get back. Slide your ticket.

Same 12-year model as the Sophisticated brief, simplified. Pick a ticket and a scenario. Talk to Ken to underwrite the assumptions in detail.

① Your ticket sizeRM 5,000

Your RM 5,000 buys 0.0500% of PlayTown Ventures at close (post-money RM 10m) → 0.0375% after the 25% ACE float.

② Scenario · what the market pays for the profit at listing

No listing

Private hold · dividends only

Base

13.4× · RM 40m mcap

Upside

20× · RM 60m mcap

Sell at the ACE listingY5 · FY2032

RM 0

Pure equity sale at listing

0×MOIC · 0% IRR · 5 years

Hold to Year 7DIVIDENDS + EQUITY

RM 0

Y1–Y7 dividends + Y7 equity at the same P/E

0×MOIC · 0% IRR · 7 years

RPS · SEPARATE INSTRUMENT

CUMULATIVE COUPON

~1.4× MOIC expected · tentative

RM 1m principal · RM 80k/yr cumulative coupon (8% p.a.) Y2–Y6 · principal redeemed at par end-Y6. Unpaid coupons accrue and are paid in priority to OS dividends. Not part of the equity ticket above — off the cap table. Subject to Board declaration and distributable reserves (Companies Act 2016 S.131); not guaranteed.

~6.5%expected IRR to holder · cumulative coupon · subject to CA 2016 S.131

RM 5,000 in → RM 36,235 back if you hold to Year 7 at Base — RM 8,095 of dividends along the way plus RM 28,140 of equity at the end.

How it works. One entity, one share class. Stake = ticket ÷ RM 10m post-money (RM 1.00/share; 4,000,000 founder + 6,000,000 new shares at the RM 6m target). Only one dilution event: the 25% ACE float at Y5 (FY2032) — you keep 75% of your stake. Post-money RM 10m is OS-only (Option B); RM 11m fully diluted incl. the RM 1m non-convertible RPS (Option A).

Exit	What you get
Sell at ACE · Y5	Post-float stake × (scenario P/E × Y5 core PAT RM 2.98m). Pure equity sale.
Hold to Y7	Pro-rata share of distributable cash Y1–Y7 (RM 18.78m company-level) + equity at the same P/E on Y7 consolidated PAT RM 5.60m (Sites 4–6 contributing). No re-rate assumed.

Scenario	P/E	Y5 mcap	Why
No listing	—	—	ACE Y5 doesn't happen. No dilution, no liquid exit; full 12-year distributable cash pro-rata. Illiquid equity, dividends still flow.
Base	13.4×	RM 40m	Below Genting Malaysia's 14× LTM (GENM) and the FEC peer-set Q1 15.8× (Songcheng 19.5×, Round One 18.8×, United Parks 12.9×); matches the TCC Capital valuation (Sep 2026). Y7: RM 75m on PAT RM 5.60m → 7.24× MOIC / ~32% IRR at the RM 6m target raise. At max RM 7m raise: 6.59× / ~31% IRR — the extra RM 1m OS issued at max adds 1M shares to the cap table, slightly diluting each investor's % of the company (Y7 MCAP is fixed by PAT × P/E, not raise size). The round is priced against this.
Upside	20×	RM 60m	In-band pricing if pre-listing demand books well.

Distributable cash build-up: RM 4.7m by end-Y4 · RM 8.4m by end-Y5 — passes the RM 7m raise before the targeted ACE listing, independent of the multiple. Company-level cash available for distribution, not amounts committed or paid to investors; distributions subject to Board declaration and Companies Act 2016 S.131. RPS terms: see the card above.

Liquidity: Bursa's standard 6-month moratorium applies to promoter and pre-listing shares after the Y5 ACE listing — plan on a post-moratorium exit, not listing-day cash-out.

Not a guarantee. Projections only. Pre-revenue family-recreation ventures carry substantial risk including total loss of capital. Full derivation: Scenario Derivation · Sophisticated.

⚡ Live capital raise

One raise, transparently.

RM 7m, one entity, one price. One MyStartr ECF campaign, two instruments. Same share class and price for every ordinary-share investor. Closes 30 November 2026.

Ordinary shares · Tiers A–E

RM 6m target

Min RM 4m · max RM 7m · packages from RM 2,500 (Tier A) to RM 500,000 (Tier E)

RPS · Tiers F–H

RM 1m

RM 1.00 per unit · packages RM 5,000 / 10,000 / 50,000 · 8% cumulative coupon Y2–Y6 · par redemption end-Y6 · terms in the RPS card above

Ready to invest?

Talk to Ken. Directly.

Email Ken directly — real numbers, no intermediary. Investor pack and subscription mechanics walked through one-to-one.

Email Ken → Read the financial brief →

⚙

Want the deeper financial dive?

Four revenue engines, the full cap table, the LEAP → ACE thesis at 13.4× and the failure-mode analysis.

Sophisticated path →