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

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Business and propertiesDescriptionPuri “Paragon City” will be the first of its kind in West Jakarta, offering a mixed-used developmentcomprising a retail mall, residential apartments, a school, and a hotel. It is located along Puri Indah RayaStreet with access from Tomang, Tangerang, and Daan Mogot. A major benefit will be its direct access tothe major toll road linking Jakarta to West Jakarta and Tangerang.POTENTIAL ACQUISITION OF PROPERTIES FROM THIRD PARTY VENDORSAs at the Latest Practicable Date, the Manager has entered into a non-binding memorandum ofunderstanding with:(i)(ii)(iii)PT. Multi Pratama Gemilang Perkasa (Pikko Group) in respect of the potential acquisition by LMIRTrust of Cosmopolitan Mall Pluit, a retail mall located in North Jakarta;Zellwager Enterprise Limited in respect of the potential acquisition by LMIR Trust of Sun Plaza, aretail mall located in Medan, North Sumatra; andPT. Pakuwon Permai in respect of the potential acquisition by LMIR Trust of Supermal PakuwonIndah and Pakuwon Trade Center, a retail mall located in West Surabaya, East Java.(See “Certain Agreements relating to LMIRT and the Properties—Description of Non-BindingMemorandum of Understanding”.) The Manager understands that Cosmopolitan Mall Pluit is currentlyundergoing asset enhancement works, with such works scheduled for completion in the second half of2008.Cosmopolitan Mall PluitPluit, North JakartaExpected completion date of renovation . . . . . . .EstimatedGFA ..........................EstimatedNLA ..........................Target segment . . . . . . . . . . . . . . . . . . . . . . . . . .District/Area . . . . . . . . . . . . . . . . . . . . . . . . . . . .Estimated acquisition price . . . . . . . . . . . . . . . . .Second half of 2008131,013 sq m88,040 sq mMiddle to upper income residents of NorthJakartaNorth JakartaTo be negotiated and agreed in good faithbetween the parties, provided that suchacquisition price shall not be more than theappraised value of Cosmopolitan Mall Pluit asdetermined by an independent property valuer tobe appointed by the Trustee before the signing ofthe conditional sale and purchase agreement.DescriptionLocated in the heart of the affluent Pluit residential district of North Jakarta, Cosmopolitan Mall Pluit offersan exciting cultural and retail experience, with urban sculptures along the waterfront, blendingharmoniously with a variety of lifestyle and cuisines outlets.186
Business and propertiesSun PlazaMedan, North SumatraEstimatedGFA ..........................EstimatedNLA ..........................Target segment . . . . . . . . . . . . . . . . . . . . . . . . . .District/Area . . . . . . . . . . . . . . . . . . . . . . . . . . . .Estimated acquisition price . . . . . . . . . . . . . . . . .73,871 sq m61,348 sq mMiddle to upper income residents of MedanMedanTo be negotiated and agreed in good faithbetween the parties, provided that suchacquisition price shall not be more than theappraised value of Sun Plaza as determined byan independent property valuer to be appointedby the Trustee before the signing of theconditional sale and purchase agreement.DescriptionSun Plaza is a six-level retail mall located in the Indonesian city of Medan, the third most populous city inIndonesia after Jakarta and Surabaya. Sun Plaza is surrounded by government and business offices andis accessible from all parts of Medan City.The titanium façade of Sun Plaza resembles a sculpture and offers visitors an experience of luxury andelegance.Supermal Pakuwon Indah and Pakuwon Trade CenterWest Surabaya, East JavaEstimatedGFA ..........................EstimatedNLA ..........................Target segment . . . . . . . . . . . . . . . . . . . . . . . . . .District/Area . . . . . . . . . . . . . . . . . . . . . . . . . . . .Estimated acquisition price . . . . . . . . . . . . . . . . .289,563 sq m114,834 sq mMiddle to upper income residents of WestSurabayaWest SurabayaTo be negotiated and agreed in good faithbetween the parties, provided that suchacquisition price shall not be more than theappraised value of Supermal Pakuwon Indah andPakuwon Trade Center as determined by anindependent property valuer to be appointed bythe Trustee and the appraised value is agreed bythe Vendor before the signing of the conditionalsale and purchase agreement.DescriptionSupermal Pakuwon Indah and Pakuwon Trade Center is strategically located in the heart of WestSurabaya’s affluent residential district. The tenants of Supermal Pakuwon Indah and Pakuwon TradeCenter provide a variety of shopping, dining and entertainment options to shoppers. Together with theconvention centre facilities, the retail mall aims to deliver a memorable and exciting retail experience.In the future, the Manager will identify other potential acquisitions and will enter into negotiations and nonbindingmemoranda of understanding with regard to these potential acquisitions.187
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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,
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Business and propertiestheir daily
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Business and propertiesValuationEac
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Business and propertiesThe followin
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Business and propertiesINFORMATION
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Business and propertiesother strata
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Business and propertiesBecause of t
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Business and propertieswell-known c
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Page 153 and 154: Business and properties“Overview
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Page 157 and 158: Business and properties• Mal Cima
Page 159 and 160: Business and propertiesTHE PLAZA SE
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Page 165 and 166: Business and propertiesMAL LIPPO CI
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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 and 188: Business and propertiesRelevant inf
Page 193 and 194: Business and propertiesAppraised va
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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
Page 239 and 240: Certain agreements relating to LMIR
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Certain agreements relating to 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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