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

More documents

Recommendations

Info

16(This page intentionally left blank)
INFORMATION ON THE PROPERTIESThe Retail MallsThe Retail Malls are all located in Indonesia and have a total NLA of 219,382 sq m as at 30 June 2007. TheRetail Malls are strategically located within Greater Jakarta and Bandung and are centrally located withintheir respective trade areas, with a total population catchment ranging between 0.8 million and 3.7 million.(See “Business and Properties”.)A summary of the key features of each Retail Mall is as follows:Gajah Mada PlazaJaIan Gajah Mada 19-26, Central JakartaBrief description . . . . . . . . . . . . . . . .Population catchment . . . . . . . . . . . . 429,298 households (1)Gajah Mada Plaza is a seven storey with one basement levelshopping centre and a carpark comprising 885 parking lots. Themall is located prominently in the heart of Jakarta’s Chinatown,an established and well-known commercial area in the city.Situated along Jalan Gajah Mada, one of the main roads inJakarta, Gajah Mada Plaza is positioned as a one-stopshopping, dining and entertainment destination for middle toupper income families as well as professional executives andstudents from the offices and schools within its vicinity. The 222tenancies in the mall provide a diverse and complementarytenant mix anchored by Hypermart and Rimo DepartmentStore. The mall’s strong leisure and entertainmentcomponent, which includes a cinema, restaurants, familykaraoke outlets, a discotheque, video game centres, a fitnesscentre and a swimming pool, adds to the overall attractiveness ofGajah Mada Plaza.Title . . . . . . . . . . . . . . . . . . . . . . . . . . Strata Titles as evidenced by certificates :• No. 438/I/S Kel Petojo Utara, registered under the name ofPT Graha Baru Raya;• No. 440/II/S Kel Petojo Utara, registered under the name ofPT Graha Baru Raya;• No. 442/III/S Kel Petojo Utara, registered under the name ofPT Graha Baru Raya;• No. 325/-I/S Kel Petojo Utara, registered under the name ofPT Graha Baru Raya;• No. 326/-I/S Kel Petojo Utara, registered under the name ofPT Graha Baru Raya;• No. 328/I/S Kel Petojo Utara, registered under the name ofPT Graha Baru Raya;• No. 330/II/S Kel Petojo Utara, registered under the name ofPT Graha Baru Raya;• No. 332/III/S Kel Petojo Utara, registered under the name ofPT Graha Baru Raya;• No. 333/IV/S Kel Petojo Utara, registered under the name ofPT Graha Baru Raya;• No. 334/V/S Kel Petojo Utara, registered under the name ofPT Graha Baru Raya;17
Page 1 and 2: LIPPO-MAPLETREEINDONESIA RETAIL TRU
Page 3 and 4: Metropolis Town SquareMall WTC Mata
Page 5 and 6: KeyInvestmentHighlightsStrong acqui
Page 7 and 8: Locked-in master leases with rental
Page 9 and 10: 1. Mall WTC Matahari UnitsRetail Sp
Page 11 and 12: Notice to investorsNo person is aut
Page 13 and 14: Forward-looking statementsCertain s
Page 15 and 16: Market and industry informationThis
Page 17 and 18: SummaryThe following summary is qua
Page 19 and 20: a right of first refusal (the “RO
Page 21 and 22: • The management of all the Retai
Page 23 and 24: information was extracted are based
Page 25 and 26: 2006. It is estimated that the urba
Page 27 and 28: Further, the Retail Malls are manag
Page 29 and 30: Key Information on the PropertiesA
Page 31: Location of the Properties in Indon
Page 35 and 36: Pictures of Gajah Mada Plaza19
Page 37 and 38: Percentage of contribution to LMIRT
Page 39 and 40: Number of tenants as at 30 June2007
Page 41 and 42: Car parking lots . . . . . . . . .
Page 43 and 44: Occupancy rate as at 30 June 2007.
Page 45 and 46: Year of building completion . . . .
Page 47 and 48: NLA as at 30 June 2007 . . . . . .
Page 49 and 50: Year of building completion . . . .
Page 51 and 52: Appraised value by Knight Frank as
Page 53 and 54: NPI for Forecast Period 2007,Projec
Page 55 and 56: Note:(1) Based on Strata Titles Own
Page 57 and 58: Note:(1) Based on Kiosks Sale and P
Page 59 and 60: Appraised value by Colliers as at30
Page 61 and 62: Percentage of contribution to LMIRT
Page 63 and 64: Notes:(1) These 14 Singapore SPCs (
Page 65 and 66: (See “Strategy—Capital and Risk
Page 67 and 68: Operating Companies: PT Multi Nusan
Page 69 and 70: Payable by LMIR Trust(c) Any other
Page 71 and 72: The offeringLMIR Trust . . . . . .
Page 73 and 74: Lock-ups . . . . . . . . . . . . .
Page 75 and 76: Listing and Trading . . . . . . . .
Page 77 and 78: Singapore are made in accordance wi
Page 79 and 80: Forecast Period2007Projection Year2
Page 81 and 82: Risk factorsProspective investors s
Page 83 and 84:
Risk factorssimilar tenancy terms.
Page 85 and 86:
Risk factors• losses arising from
Page 87 and 88:
Risk factorsacquisitions is limited
Page 89 and 90:
Risk factorsafter the proposed plan
Page 91 and 92:
Risk factorsIf the tenure of the un
Page 93 and 94:
Risk factorsThe Properties may be s
Page 95 and 96:
Risk factorsRenovation work or phys
Page 97 and 98:
Risk factorsSuch compulsory acquisi
Page 99 and 100:
Risk factorsthereby materially and
Page 101 and 102:
Risk factorsinterpretation by the I
Page 103 and 104:
Risk factors• broad market fluctu
Page 105 and 106:
Ownership of UnitsPRINCIPAL UNITHOL
Page 107 and 108:
DistributionsThe distributable inco
Page 109 and 110:
Exchange rates and exchange control
Page 111 and 112:
CapitalisationThe following table s
Page 113 and 114:
Unaudited pro forma consolidated ba
Page 115 and 116:
Profit forecast and profit projecti
Page 117 and 118:
Page 119 and 120:
Page 121 and 122:
Page 123 and 124:
Page 125 and 126:
Page 127 and 128:
Page 129 and 130:
StrategyDate, to the extent that LM
Page 131 and 132:
StrategyGiven that there is limited
Page 133 and 134:
Strategyterm funding in a more cost
Page 135 and 136:
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 167 and 168:
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 177 and 178:
Page 179 and 180:
Business and propertiesAmendment to
Page 181 and 182:
Business and propertiesISTANA PLAZA
Page 183 and 184:
Page 185 and 186:
Business and propertiesThe Istana P
Page 187 and 188:
Business and propertiesRelevant inf
Page 189 and 190:
Page 191 and 192:
Page 193 and 194:
Business and propertiesAppraised va
Page 195 and 196:
Page 197 and 198:
Page 199 and 200:
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 207 and 208:
Page 209 and 210:
Page 211 and 212:
Page 213 and 214:
Page 215 and 216:
Page 217 and 218:
Page 219 and 220:
Page 221 and 222:
Page 223 and 224:
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 233 and 234:
Page 235 and 236:
Page 237 and 238:
Page 239 and 240:
Certain agreements relating to LMIR
Page 241 and 242:
Page 243 and 244:
Page 245 and 246:
Page 247 and 248:
Page 249 and 250:
Page 251 and 252:
Page 253 and 254:
Page 255 and 256:
Page 257 and 258:
Overview of relevant laws and regul
Page 259 and 260:
Page 261 and 262:
Page 263 and 264:
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 and 288:
Glossary% Per centum or percentageA
Page 289 and 290:
GlossaryColliersColliers Internatio
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
Page 335 and 336:
Appendix DD-3
Page 337 and 338:
Appendix DD-5
Page 339 and 340:
Appendix DD-7
Page 341 and 342:
Appendix EINDEPENDENT PROPERTY VALU
Page 343 and 344:
Appendix EReport No.017/WPA-Report/
Page 345 and 346:
Page 347 and 348:
Page 349 and 350:
Page 351 and 352:
Page 353 and 354:
Page 355 and 356:
Page 357 and 358:
Page 359 and 360:
Page 361 and 362:
Page 363 and 364:
Page 365 and 366:
Page 367 and 368:
Page 369 and 370:
Page 371 and 372:
Page 373 and 374:
Page 375 and 376:
Page 377 and 378:
Appendix ERef. No: V/2006/PKG/3819
Page 379 and 380:
Appendix EVALUATION CERTIFICATEProp
Page 381 and 382:
Page 383 and 384:
Page 385 and 386:
Page 387 and 388:
Page 389 and 390:
Page 391 and 392:
Page 393 and 394:
Page 395 and 396:
Page 397 and 398:
Page 399 and 400:
Appendix EPropertiesLandarea (m 2 )
Page 401 and 402:
Appendix EADDENDUM—STATEMENT OF A
Page 403 and 404:
Appendix FINDEPENDENT REPORT ON THE
Page 405 and 406:
TABLE OF CONTENTSREPORT INSTRUCTION
Page 407 and 408:
Report instructionsAbout Jones Lang
Page 409 and 410:
Executive summaryIMPLICATIONS FOR R
Page 411 and 412:
Overview of Indonesia and its Econo
Page 413 and 414:
Page 415 and 416:
Page 417 and 418:
Page 419 and 420:
Page 421 and 422:
Page 423 and 424:
Page 425 and 426:
Retail Market OverviewTable 2.1.1 I
Page 427 and 428:
Retail Market Overview2.3 Changing
Page 429 and 430:
Retail Market Overviewretailers hav
Page 431 and 432:
Retail Market OverviewCompletionyea
Page 433 and 434:
Retail Market Overview2.7.5 Carrefo
Page 435 and 436:
Retail Market OverviewIn view of th
Page 437 and 438:
Overview of PortfolioAs the adminis
Page 439 and 440:
Overview of PortfolioFigure 3.1.4:
Page 441 and 442:
Overview of PortfolioFigure 3.2.2 B
Page 443 and 444:
Overview of PortfolioFigure 3.2.4 S
Page 445 and 446:
Overview of PortfolioFigure 3.2.6 M
Page 447 and 448:
Overview of PortfolioFigure 3.3.1 L
Page 449 and 450:
Overview of PortfolioMall WTC Matah
Page 451 and 452:
Leased MallsFigure 4.1.1 Cibubur Ju
Page 453 and 454:
Leased MallsTable 4.1.3 Major tenan
Page 455 and 456:
Leased MallsTable 4.1.4 Cibubur Jun
Page 457 and 458:
Leased Malls4.1.7 SWOT analysisTabl
Page 459 and 460:
Leased Malls4.2 Plaza Semanggi4.2.1
Page 461 and 462:
Leased Mallsnumber of international
Page 463 and 464:
Leased MallsTaking the survey and t
Page 465 and 466:
Leased Malls• There are two major
Page 467 and 468:
Page 469 and 470:
Leased Mallsterms of its very promi
Page 471 and 472:
Leased MallsFigure 4.3.2 Bandung In
Page 473 and 474:
Leased Malls• In terms of reasons
Page 475 and 476:
Leased Mallsand approximately 38,00
Page 477 and 478:
Leased MallsWhile BIP is likely to
Page 479 and 480:
Leased MallsFigure 4.4.2 Istana Pla
Page 481 and 482:
Leased Malls• The main reason sta
Page 483 and 484:
Leased Malls• Cihampelas Walk is
Page 485 and 486:
Leased MallsFigure 4.4.4: Istana Pl
Page 487 and 488:
Leased MallsOn the completion of th
Page 489 and 490:
Leased MallsThe target market for M
Page 491 and 492:
Leased MallsThe current Hypermart e
Page 493 and 494:
Leased MallsFigure 4.6.2 Gajah Mada
Page 495 and 496:
Leased Malls• Of all the malls in
Page 497 and 498:
Leased Mallshypermart. The centre a
Page 499 and 500:
Page 501 and 502:
Leased MallsTable 4.6.7: Rental pos
Page 503 and 504:
Leased Malls4.7.3 Tenant mixThe cur
Page 505 and 506:
Leased Mallsprimarily the city of B
Page 507 and 508:
Leased MallsTable 4.7.5: Main compe
Page 509 and 510:
Retail Spaces Malls5. RETAIL SPACES
Page 511 and 512:
Retail Spaces MallsIn addition, loc
Page 513 and 514:
Retail Spaces MallsThe store target
Page 515 and 516:
Retail Spaces MallsTable 5.3.1: Cen
Page 517 and 518:
Retail Spaces MallsFigure 5.3.3: Gr
Page 519 and 520:
Retail Spaces MallsThis relatively
Page 521 and 522:
Retail Spaces MallsStrata title sho
Page 523 and 524:
Retail Spaces MallsMadiun are locat
Page 525 and 526:
Retail Spaces MallsFigure 5.6.3 Pla
Page 527 and 528:
Retail Spaces MallsThe centre has t
Page 529 and 530:
Appendix GTERMS, CONDITIONS AND PRO
Page 531 and 532:
Appendix G(15) The Manager reserves
Page 533 and 534:
Appendix GAdditional Terms and Cond
Page 535 and 536:
Appendix G(10) By completing and de
Page 537 and 538:
Appendix GAdditional Terms and Cond
Page 539 and 540:
Appendix GWhere your Electronic App
Page 541 and 542:
Appendix GApplication to the Manage
Page 543 and 544:
Appendix GTerms and Conditions for
Page 545 and 546:
Appendix HLIST OF PRESENT AND PAST
Page 547 and 548:
Appendix H(6) Mr Tan Boon LeongCurr
Page 549 and 550:
Appendix HCurrent DirectorshipsMapl
Page 551 and 552:
Appendix HCurrent DirectorshipsMapl
Page 553 and 554:
(This page intentionally left blank
Page 555 and 556:
LIPPO-MAPLETREE INDONESIA RETAIL TR
show all

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

You also want an ePaper? Increase the reach of your titles

Delete template?

Save as template?