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

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GlossaryBase AmountBase FeeBase RentBasic Agrarian LawBNPBoardBOTBOT Agreement or CooperationAgreementBOT GranteeBOT GrantorBOT LandBOT SchemesBPNBSD CityBusiness DayCBDCDPCGICIS CodeKerjasama Pemugaran Pembangunan dan Pengelolaan HotelPakunegara) between Perusahaan Daerah Jasa DanKepariwisataan Propinsi Jawa Barat, and formerly known asPerusahaan Daerah Kerta Wisata Jawa Barat) and PTBhuwanatala Indah Permai Tbk (formerly known as PTBandung Indah Plaza Permai)The minimum purchase consideration payable to the respectiveVendor in respect of each Property0.25% per annum of the value of the Deposited Property payableto the Manager under the Trust DeedRental income derived from the Retail Spaces and Retail Mallspursuant to tenant leasesThe Basic Agrarian Law (Law No. 5 of 1960) of IndonesiaBNP Paribas Capital (Singapore) Ltd.Board of directors of the ManagerBuild, Operate and TransferAn agreement entered into by the BOT Grantor and the BOTGrantee in relation to the construction of a structure of some ofthe Retail Malls, i.e. a building and fixturesThe party which owns the land property and grants a right by theBOT Grantor to build and operate a building on the BOTGrantor’s land for a particular period of time, at the BOTGrantee’s cost, pursuant to a BOT SchemeThe land owner or the party that is appointed by the land owner,who grants a BOT Grantee a right to build and operate a buildingon the BOT Land for a particular period of time, at the BOTGrantee’s cost, pursuant to a BOT Scheme; and at the end of theBOT period for the BOT Grantee to transfer the building to theBOT GrantorThe land owned by the land owner, that is granted to the BOTGrantee based on a BOT AgreementBuild, Operate and Transfer schemes where the BOT Grantoragrees to grant the BOT Grantee a right to build and operate abuilding on the BOT Grantor’s land for a particular period of time,at the BOT Grantee’s costBadan Pertanahan Negara, or National Land Board of IndonesiaBumi Serpong Damai CityAny day (other than a Saturday, Sunday or gazetted publicholiday) on which commercial banks are open for business inSingapore and the SGX-ST is open for tradingCentral business districtThe Central Depository (Pte) LimitedConsultative Group on IndonesiaThe Code on Collective Investment Schemes (including theProperty Funds Guidelines) of Singapore issued by the MASCMREF 1 CIMB-Mapletree Real Estate Fund 1272
GlossaryColliersColliers International / PT Penilai, as Independent Valuer to theTrusteeCommitted Leases All current leases in respect of the Properties as at 30 June 2007and each, a “Committed Lease”Companies ActCornerstone InvestorsCornerstone SubscriptionAgreementsCornerstone UnitsCPFCPIHGDeeds of IndemnityDepok Town Square UnitsDeposited PropertyCompanies Act, Chapter 50 of SingaporeLippo Strategic and Mapletree LMEach of the subscription agreements (a) dated 18 October 2007entered into between Lippo Strategic and the Manager, pursuantto which Lippo Strategic subscribed for 287,695,000Cornerstone Units, and (b) dated 18 October 2007 enteredinto between Mapletree LM and the Manager, pursuant towhich Mapletree LM subscribed for 127,250,000 CornerstoneUnitsThe aggregate of 414,945,000 Units subscribed by all theCornerstone Investors pursuant to the CornerstoneSubscription AgreementsCentral Provident Fund of SingaporeCP Inlandsimmobilien Holding GmbhThe 14 Deeds of Indemnity dated 18 October 2007 entered intoby the Trustee and Lippo Capital Limited, pursuant to whichLippo Capital Limited will indemnify the Trustee against liabilitiesor damage suffered by the Trustee arising from any of the 14Singapore SPC Share Purchase Agreements, subject to certainconditionsFour strata units in Depok Town Square located at JalanMargonda Raya No. 1, Pondok Cina Beji, Depok, GreaterJakarta (See “Business and Properties—Depok Town SquareUnits—Relevant information relating to the Depok Town SquareUnits”)All the assets of LMIR Trust, including the Properties and all theAuthorised Investments of LMIR Trust for the time being held ordeemed to be held upon the trusts under the Trust DeedDepository Services Agreement The depository services agreement dated 10 August 2007entered into between CDP, the Manager and the Trusteerelating to the deposit of the Units in CDPDirectorDistributable IncomeElectronic ApplicationsERISAExisting Property ManagementAgreementsDirector of the ManagerIncome of LMIR Trust distributable to Unitholders, as defined in“Profit Forecast and Profit Projection—Assumptions—(IX)Distributable Income”The application for the Units offered in the Offering by way ofATMs of the Participating BanksThe U.S. Employee Retirement Income Security Act of 1974, asamendedThe property management agreements entered into betweeneach of the Retail Mall Indonesian SPCs and the PropertyManager in respect of the Retail Malls and “ExistingProperty Management Agreement” means any one of them273
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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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Business and propertiesThe largest
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Business and properties“Overview
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Business and properties200 sq m and
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Business and properties• Mal Cima
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Business and propertiesTHE PLAZA SE
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Business and propertiesThe table be
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Business and properties• Epicentr
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Business and propertiesMAL LIPPO CI
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Business and propertiesPercentage o
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Business and propertiesfloor. The o
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Business and properties• Pangrang
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Business and propertiesBANDUNG INDA
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Business and propertiesAmendment to
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Business and propertiesISTANA PLAZA
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Business and propertiesThe Istana P
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Business and propertiesRelevant inf
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Business and propertiesAppraised va
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Business and propertiesDescriptionP
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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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Page 237 and 238: The formation and structure of LMIR
Page 239 and 240: Certain agreements relating to LMIR
Page 257 and 258: Overview of relevant laws and regul
Page 265 and 266: TaxationSINGAPORE TAX IMPLICATIONST
Page 267 and 268: Taxationbe applied to reduce the co
Page 269 and 270: TaxationOn the rental payments to t
Page 271 and 272: Plan of distributionThe Manager is
Page 273 and 274: Plan of distributionThe restriction
Page 275 and 276: Plan of distributionNote:(1) Includ
Page 277 and 278: Plan of distributionArticle 31, sec
Page 279 and 280: Plan of distributionUnited States o
Page 281 and 282: Clearance and settlementINTRODUCTIO
Page 283 and 284: General information(1) The profit f
Page 285 and 286: General information(f)(g)(h)Rule 74
Page 287: Glossary% Per centum or percentageA
Page 291 and 292: GlossaryIndonesian SPCsInterested P
Page 293 and 294: GlossaryNPIOCBC BankNet property in
Page 295 and 296: GlossaryRetail Space Singapore SPCs
Page 297 and 298: GlossaryUnit Lending AgreementUnit
Page 299 and 300: Appendix AINDEPENDENT ACCOUNTANTS
Page 301 and 302: Appendix BINDEPENDENT ACCOUNTANTS
Page 303 and 304: Appendix BLIPPO-MAPLETREE INDONESIA
Page 305 and 306: Appendix BPro Forma Consolidated Ba
Page 307 and 308: Appendix B(D)Pro Forma Consolidated
Page 309 and 310: Appendix B(x)(xi)(xii)(xiii)(xiv)S$
Page 311 and 312: Appendix BCash and cash equivalents
Page 313 and 314: Appendix BLeased assets—Leases in
Page 315 and 316: Appendix Btemporary difference; and
Page 317 and 318: Appendix B• The Trustee, the Mana
Page 319 and 320: Appendix BDeferred income represent
Page 321 and 322: Appendix Bfinancial year exceeds th
Page 323 and 324: Appendix Bprice is to be negotiated
Page 325 and 326: Appendix B4. Bandung Indah PlazaPT
Page 327 and 328: Appendix CINDEPENDENT SINGAPORE TAX
Page 329 and 330: Appendix CGains on disposal of shar
Page 331 and 332: Appendix CDisposal of UnitsSingapor
Page 333 and 334: Appendix DINDEPENDENT INDONESIAN TA
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Page 337 and 338: 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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