Martrix still can be hold for a moment until 2020(for dividend base) due to his big project still running in kluang area (over 4k unit house) this house plan to be done in yr end 2019/earlier 2020 , for his hospitality and education will be growth too but it wont be a peak/bullish.

For now market is 1.88 where almost/already reach it bottom line, it will jump back as high as 2.1x (assumed) then will maintain in 1.9x for a long period of time . Start dropping after 2019 Q1 dividend till Q3.