LIPPO-MAPLETREE - Lippo Malls Indonesia Retail Trust - Investor ...

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Business and propertiesinclude Planet Surf, Giordano, Adidas, Da Vinci jewellery, Starbucks, Bread Talk and a number of opticalretailers.The first floor mainly comprises fashion retailers selling accessories and shoes. The second level focuseson mobile phones, electronics and computers.The third level is dominated by household wares and furniture retailers. Duck King, a popular localrestaurant, is also on the third level. Level 3A houses a traditional food court with small hawker styleretailers and a restaurant precinct. The cinema complex is located on the fifth level.As at 30 June 2007, the average monthly rental rate of specialty stores in The Plaza Semanggi isapproximately Rp. 119,000 per sq m.Asset enhancement plansCurrent asset enhancement plans include a new alfresco café area called “Plangi on the Sky” which willincrease the existing NLA by an estimated 3,000 sq m. Other asset enhancement plans include thecontinued upgrade of the tenancy mix to introduce the most current and innovative retailers to cater to themulti-dimensional customer profile.The following chart provides a breakdown (by area) of the various trade sub-sectors represented in ThePlaza Semanggi as at 30 June 2007:The Plaza Semanggi—Trade sector analysis (By area)Trade sub sector Contribution (%)Department StoreFood & Beverage/Food CourtLeisure & EntertainmentSupermarket/HypermarketElectronic/ITHome FurnishingsFashionSports & FitnessOtherBooks & StationeryServicesJewelryHobbiesGifts & SpecialtyOptic16.416.013.213.012.47.15.54.44.33.81.20.90.70.70.4144
Business and propertiesThe table below sets out information on the 10 largest tenants of The Plaza Semanggi based onCommitted Leases as at 30 June 2007:Percentage oftotal NLAPercentage of thetotal base rentalincome of The PlazaSemanggi based onCommitted Leasesas at 30 June 2007Tenant Business sector Lease expiry date(%) (%)Centro Department Department Store 4 November 2013 13.3 8.6Store. . . . . . . . . . . . .Giant Hypermarket . . . . Supermarket/Hypermarket 14 February 2019 10.6 5.6Electronic Solution<strong>Indonesia</strong> . . . . . . . . . . . Electronics 31 October 2011 7.2 5.0Fitness First . . . . . . . . . Sports & Fitness 17 May 2020 3.6 2.5X Lounge . . . . . . . . . . . Entertainment & Leisure 30 November 2009 3.2 2.4Gramedia . . . . . . . . . . . Bookstore & Stationery 30 November 2010 3.0 1.83 Store . . . . . . . . . . . . . Electronic/IT 29 February 2012 0.3 1.7Duck King. . . . . . . . . . . F&B 31 July 2009 0.6 1.5Gillian’s Billiard . . . . . . . Entertainment & Leisure 19 July 2009 1.7 1.5Game Master . . . . . . . . Entertainment & Leisure 28 February 2015 1.4 1.010 largest tenants . . . . . — — 44.8 (1) 31.6Other tenants . . . . . . . . — — 55.2 68.4Total .............. — — 100.0 100.0Note:(1) Due to rounding differences.Expiry ProfileThe following table sets out the expiry profiles of the tenancies (1) at The Plaza Semanggi as at 30 June2007:PeriodTotal number ofleases expiringNLA of expiringleasesMonthly gross rentof expiring leasesas a percentage offorecast rentalincomeExpiring leases asa percentage of NLAas at 30 June 2007(sq m) (%) (%)FY2007 . . . . . . . . . . . . . . . . 15 1,346 4.3 2.3FY2008 . . . . . . . . . . . . . . . . 57 5,813 13.6 9.9FY2009 . . . . . . . . . . . . . . . . 113 9,334 30.1 15.9Beyond FY2009 . . . . . . . . . . 294 40,084 49.0 68.3Vacant . . . . . . . . . . . . . . . . . — 2,106 3.0 3.6Total .................. 479 58,685 (2) 100.0 100.0Notes:(1) Includes office leases.(2) Due to rounding differences.CompetitionExisting: The Plaza Semanggi, located in the heart of Jakarta’s CBD, currently faces competition from anumber of retail malls in the immediate trade area. There are 12 competing malls, each with a NLA inexcess of 20,000 sq m, and located within a 10 km radius from The Plaza Semanggi. Some of thesecompeting retail malls are anchored by international retailers such as Sogo Department Store, Giant145
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LIPPO-MAPLETREEINDONESIA RETAIL TRU
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Metropolis Town SquareMall WTC Mata
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KeyInvestmentHighlightsStrong acqui
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Locked-in master leases with rental
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1. Mall WTC Matahari UnitsRetail Sp
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Notice to investorsNo person is aut
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Forward-looking statementsCertain s
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Market and industry informationThis
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SummaryThe following summary is qua
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a right of first refusal (the “RO
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• The management of all the Retai
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information was extracted are based
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2006. It is estimated that the urba
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Further, the Retail Malls are manag
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Key Information on the PropertiesA
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Location of the Properties in Indon
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INFORMATION ON THE PROPERTIESThe Re
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Pictures of Gajah Mada Plaza19
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Percentage of contribution to LMIRT
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Number of tenants as at 30 June2007
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Car parking lots . . . . . . . . .
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Occupancy rate as at 30 June 2007.
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Year of building completion . . . .
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NLA as at 30 June 2007 . . . . . .
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Year of building completion . . . .
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Appraised value by Knight Frank as
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NPI for Forecast Period 2007,Projec
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Note:(1) Based on Strata Titles Own
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Note:(1) Based on Kiosks Sale and P
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Appraised value by Colliers as at30
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Percentage of contribution to LMIRT
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Notes:(1) These 14 Singapore SPCs (
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(See “Strategy—Capital and Risk
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Operating Companies: PT Multi Nusan
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Payable by LMIR Trust(c) Any other
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The offeringLMIR Trust . . . . . .
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Lock-ups . . . . . . . . . . . . .
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Listing and Trading . . . . . . . .
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Singapore are made in accordance wi
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Forecast Period2007Projection Year2
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Risk factorsProspective investors s
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Risk factorssimilar tenancy terms.
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Risk factors• losses arising from
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Risk factorsacquisitions is limited
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Risk factorsafter the proposed plan
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Risk factorsIf the tenure of the un
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Risk factorsThe Properties may be s
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Risk factorsRenovation work or phys
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Risk factorsSuch compulsory acquisi
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Risk factorsthereby materially and
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Risk factorsinterpretation by the I
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Risk factors• broad market fluctu
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Ownership of UnitsPRINCIPAL UNITHOL
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DistributionsThe distributable inco
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Page 143 and 144: Business and propertiesINFORMATION
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Page 175 and 176: Business and propertiesBANDUNG INDA
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Page 181 and 182: Business and propertiesISTANA PLAZA
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Page 201 and 202: Business and propertiesDescriptionP
Page 203 and 204: Business and propertiesSun PlazaMed
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The Manager and corporate governanc
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The SponsorThe business structure o
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The Sponsorshopping, entertainment
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The SponsorKEY SHAREHOLDERS OF THE
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The formation and structure of LMIR
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Certain agreements relating to LMIR
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Overview of relevant laws and regul
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TaxationSINGAPORE TAX IMPLICATIONST
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Taxationbe applied to reduce the co
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TaxationOn the rental payments to t
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Plan of distributionThe Manager is
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Plan of distributionThe restriction
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Plan of distributionNote:(1) Includ
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Plan of distributionArticle 31, sec
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Plan of distributionUnited States o
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Clearance and settlementINTRODUCTIO
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General information(1) The profit f
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General information(f)(g)(h)Rule 74
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Glossary% Per centum or percentageA
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GlossaryColliersColliers Internatio
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GlossaryIndonesian SPCsInterested P
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GlossaryNPIOCBC BankNet property in
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GlossaryRetail Space Singapore SPCs
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GlossaryUnit Lending AgreementUnit
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Appendix AINDEPENDENT ACCOUNTANTS
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Appendix BINDEPENDENT ACCOUNTANTS
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Appendix BLIPPO-MAPLETREE INDONESIA
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Appendix BPro Forma Consolidated Ba
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Appendix B(D)Pro Forma Consolidated
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Appendix B(x)(xi)(xii)(xiii)(xiv)S$
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Appendix BCash and cash equivalents
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Appendix BLeased assets—Leases in
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Appendix Btemporary difference; and
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Appendix B• The Trustee, the Mana
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Appendix BDeferred income represent
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Appendix Bfinancial year exceeds th
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Appendix Bprice is to be negotiated
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Appendix B4. Bandung Indah PlazaPT
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Appendix CINDEPENDENT SINGAPORE TAX
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Appendix CGains on disposal of shar
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Appendix CDisposal of UnitsSingapor
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Appendix DINDEPENDENT INDONESIAN TA
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Appendix DD-3
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Appendix DD-5
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Appendix DD-7
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Appendix EINDEPENDENT PROPERTY VALU
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Appendix EReport No.017/WPA-Report/
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Appendix ERef. No: V/2006/PKG/3819
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Appendix EVALUATION CERTIFICATEProp
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Appendix EPropertiesLandarea (m 2 )
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Appendix EADDENDUM—STATEMENT OF A
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Appendix FINDEPENDENT REPORT ON THE
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TABLE OF CONTENTSREPORT INSTRUCTION
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Report instructionsAbout Jones Lang
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Executive summaryIMPLICATIONS FOR R
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Overview of Indonesia and its Econo
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Retail Market OverviewTable 2.1.1 I
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Retail Market Overview2.3 Changing
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Retail Market Overviewretailers hav
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Retail Market OverviewCompletionyea
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Retail Market Overview2.7.5 Carrefo
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Retail Market OverviewIn view of th
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Overview of PortfolioAs the adminis
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Overview of PortfolioFigure 3.1.4:
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Overview of PortfolioFigure 3.2.2 B
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Overview of PortfolioFigure 3.2.4 S
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Overview of PortfolioFigure 3.2.6 M
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Overview of PortfolioFigure 3.3.1 L
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Overview of PortfolioMall WTC Matah
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Leased MallsFigure 4.1.1 Cibubur Ju
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Leased MallsTable 4.1.3 Major tenan
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Leased MallsTable 4.1.4 Cibubur Jun
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Leased Malls4.1.7 SWOT analysisTabl
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Leased Malls4.2 Plaza Semanggi4.2.1
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Leased Mallsnumber of international
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Leased MallsTaking the survey and t
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Leased Malls• There are two major
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Leased Mallsterms of its very promi
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Leased MallsFigure 4.3.2 Bandung In
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Leased Malls• In terms of reasons
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Leased Mallsand approximately 38,00
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Leased MallsWhile BIP is likely to
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Leased MallsFigure 4.4.2 Istana Pla
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Leased Malls• The main reason sta
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Leased Malls• Cihampelas Walk is
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Leased MallsFigure 4.4.4: Istana Pl
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Leased MallsOn the completion of th
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Leased MallsThe target market for M
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Leased MallsThe current Hypermart e
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Leased MallsFigure 4.6.2 Gajah Mada
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Leased Malls• Of all the malls in
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Leased Mallshypermart. The centre a
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Leased MallsTable 4.6.7: Rental pos
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Leased Malls4.7.3 Tenant mixThe cur
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Leased Mallsprimarily the city of B
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Leased MallsTable 4.7.5: Main compe
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Retail Spaces Malls5. RETAIL SPACES
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Retail Spaces MallsIn addition, loc
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Retail Spaces MallsThe store target
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Retail Spaces MallsTable 5.3.1: Cen
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Retail Spaces MallsFigure 5.3.3: Gr
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Retail Spaces MallsThis relatively
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Retail Spaces MallsStrata title sho
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Retail Spaces MallsMadiun are locat
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Retail Spaces MallsFigure 5.6.3 Pla
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Retail Spaces MallsThe centre has t
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Appendix GTERMS, CONDITIONS AND PRO
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Appendix G(15) The Manager reserves
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Appendix GAdditional Terms and Cond
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Appendix G(10) By completing and de
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Appendix GAdditional Terms and Cond
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Appendix GWhere your Electronic App
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Appendix GApplication to the Manage
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Appendix GTerms and Conditions for
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Appendix HLIST OF PRESENT AND PAST
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Appendix H(6) Mr Tan Boon LeongCurr
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Appendix HCurrent DirectorshipsMapl
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Appendix HCurrent DirectorshipsMapl
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LIPPO-MAPLETREE INDONESIA RETAIL TR
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