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Business and propertiesMETROPOLIS TOWN SQUARE UNITSJalan Hartono Raya, Modernland Cikokol, Tangerang, Banten, Greater JakartaDescriptionMetropolis Town Square is located in Tangerang city, Banten province, approximately 20 km west ofJakarta’s CBD. The CBD’s strategic location near the main road connecting the toll road to Tangerang cityprovides easy access to the Jakarta—Merak toll gate and surrounding residential areas in Tangerang.Tangerang is an industrial and manufacturing city in Greater Jakarta, home to seven industrial estates witha total area of approximately 1,700 ha. Due to its proximity to Jakarta, Tangerang is a popular residentiallocation for commuters who work in Jakarta. In recent years, residential estates and satellite cities (forexample, Lippo Karawaci, Bumi Serpong Damai, Kota Modern, Alam Sutra, Summarecon Serpong andBintaro Jaya) have been developed in Tangerang.Metropolis Town Square is located along Jalan Hartono Raya within the Kota Modern residential estate,about 2.6 km south of the city centre of Tangerang.Tangerang’s strategic location between Jakarta and the Soekarno-Hatta International Airport makes it apopular choice for offices and factories. The Indonesian government has continuously been improving thequality of infrastructure between the city and the nation’s capital to accommodate the ever increasing roadtraffic.Metropolis Town Square is a one-stop shopping mall located along one of the main roads in Tangerang.Hence, the mall has good accessibility to passing traffic. In addition, the mall is the only major retaildevelopment in the Tangerang Municipality. The mall is designed in an art deco style and is located withinthe Modernland development, a large middle to upper income housing complex.The Metropolis Town Square Units comprise three strata units on part of the ground floor, first floor andsecond floor of the building, aggregating a total NLA of 15,248 sq m and representing 25.1% of the totalNLA of Metropolis Town Square. The Metropolis Town Square Units are currently utilised as a departmentstore, hypermarket and entertainment and games centre.172
Business and propertiesRelevant information relating to the Metropolis Town Square UnitsThe following table sets out other relevant information relating to the Metropolis Town Square Units.NLA in respect of the Retail Space asat 30 June 2007 . . . . . . . . . . . . . . . .15,248 sq mNLA as a percentage of the NLA ofMetropolis Town Square as at 30 June2007 . . . . . . . . . . . . . . . . . . . . . . . . . 25.1%Percentage of contribution to LMIRTrust’s Gross Rent for Forecast Period2007 . . . . . . . . . . . . . . . . . . . . . . . . . 3.3%Appraised value by Knight Frank as at30 June 2007 . . . . . . . . . . . . . . . . . . S$33.5 millionAppraised value by Colliers as at30 June 2007 . . . . . . . . . . . . . . . . . . S$32.2 millionNPI contribution from the Retail Spacefor Forecast Period 2007, ProjectionYear 2008 and Projection Year 2009(S$’000) . . . . . . . . . . . . . . . . . . . . . . Forecast Period 2007—1,156Projection Year 2008—2,382Projection Year 2009—2,420Title . . . . . . . . . . . . . . . . . . . . . . . . . .Metropolis Town Square Units are currently held by Mataharipursuant to Kiosks Sale and Purchase Binding Agreement(i) No. 093/AGR/DM/MPP/IX/03, dated 10 September 2003,(ii) No. 054/AGR/DM/MPP/VI/03, dated 23 June 2003 and(iii) No. 084/AGR/DM/MPP/VIII/03, dated 25 August 2003, allbetween Matahari and Coldwell Banker Dwimustika Mas.These Kiosks Sale and Purchase Binding Agreements areevidence of the parties’ intention to effect the sale andpurchase of Strata Units, but do not have the effect oftransferring ownership. This is a common practice inIndonesia. (See “Risk Factors—Risks Relating to Investing inReal Estate—LMIR Trust is dependent on the quality of the titlesto the Properties”.)Relevant information relating to Metropolis Town SquareThe following table sets out other relevant information relating to Metropolis Town Square.Year of building completion . . . . . . . . 2004Land Area . . . . . . . . . . . . . . . . . . . . . 38,905 sq mNLA ......................... 60,734sqmCarparkLots................... 800Motorcycle Parking Lots . . . . . . . . . . 1,200173
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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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Exchange rates and exchange control
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CapitalisationThe following table s
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Unaudited pro forma consolidated ba
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Profit forecast and profit projecti
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StrategyDate, to the extent that LM
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StrategyGiven that there is limited
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Strategyterm funding in a more cost
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Business and propertiesIn addition,
Page 137 and 138: Business and propertiestheir daily
Page 139 and 140: Business and propertiesValuationEac
Page 141 and 142: Business and propertiesThe followin
Page 143 and 144: Business and propertiesINFORMATION
Page 145 and 146: Business and propertiesother strata
Page 147 and 148: Business and propertiesBecause of t
Page 149 and 150: Business and propertieswell-known c
Page 151 and 152: Business and propertiesThe largest
Page 153 and 154: Business and properties“Overview
Page 155 and 156: Business and properties200 sq m and
Page 157 and 158: Business and properties• Mal Cima
Page 159 and 160: Business and propertiesTHE PLAZA SE
Page 161 and 162: Business and propertiesThe table be
Page 163 and 164: Business and properties• Epicentr
Page 165 and 166: Business and propertiesMAL LIPPO CI
Page 169 and 170: Business and propertiesPercentage o
Page 171 and 172: Business and propertiesfloor. The o
Page 173 and 174: Business and properties• Pangrang
Page 175 and 176: Business and propertiesBANDUNG INDA
Page 179 and 180: Business and propertiesAmendment to
Page 181 and 182: Business and propertiesISTANA PLAZA
Page 185 and 186: Business and propertiesThe Istana P
Page 187: Business and propertiesRelevant inf
Page 191 and 192: Business and propertiesRelevant inf
Page 193 and 194: Business and propertiesAppraised va
Page 201 and 202: Business and propertiesDescriptionP
Page 203 and 204: Business and propertiesSun PlazaMed
Page 205 and 206: The Manager and corporate governanc
Page 225 and 226: The SponsorThe business structure o
Page 227 and 228: The Sponsorshopping, entertainment
Page 229 and 230: The SponsorKEY SHAREHOLDERS OF THE
Page 231 and 232: 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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