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

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Appendix EReport No.017/WPA-Report/2007Page 5.- Addendum Perjanjian Revitalisasi, Pembangunan, Pengolahandan Pengalihan (Deed of Addendum for the Deed ofRevitalization, Development, Management and Transfer) Nos. 25and 26 dated 26 May 2000.- Addendum Perjanjian Revitalisasi, Pembangunan, Pengolahandan Pengalihan (Deed of Addendum for the Deed ofRevitalization, Development, Management and Transfer) dated29 January 2002.BOT Right Holder : PT. Primatama Nusa Indah.BOT Term : - Initial term of 30 (thirty) years from 8 July 2004 to 8 July 2034.- Extension term of 20 (twenty) years from 8 July 2034 to 8 July2054.In total, a remaining BOT term of 47.05 years from the date ofvaluation.Land Zoning : Commercial use.Type of Development : Shopping center and office building.No. of Building Block : 2 blocks.Building Level : - Shopping center (7 floors and 2 basement levels).- Office Building (13 floors, including Level 11, the rent-free officefloor entitled to the land owner)- Parking (7 floors starting from level 5)Initial Opening Year : 2004.Gross Floor Area : 91,232 square meters.Lettable Floor Area : - <strong>Retail</strong> spaces of The Plaza Semanggi : 46,724 square meters.- Office spaces of Gedung Veteran(including Level 11, a 970-squaremeter rent-free office floor entitled tothe land owner).: 11,961 square metersCurrent Total- “Plangi on the Sky”, a proposeddining-cum-entertainment facilityscheduled for completion andoperation by middle of 2007).Future TotalOccupancy Level : 96.4%, based on current total lettablefloor area of 58,685 square meters.: 58,685 square meters.: 3,000 square meters.: 61,685 square meters.E-6Continue to page 6.
Appendix EReport No.017/WPA-Report/2007Page 6.Tenancy Details : As at 30 June 2007, anchor and major tenants occupied about53.6% of the total occupied retail space within the shopping center.Centro Department Store is the largest tenant which constitutedabout 17.2% of the total occupied retail space, Giant Superstore isthe second largest tenant by 13.7%, Electronic Solution is the thirdlargest tenant by 9.3%, Fitness First is the fourth largest tenant by4.6%, Gramedia is the fifth largest tenant by 3.5%, 21 Cineplex isthe sixth largest by 3.1%, and the remaining 2.2% goes to GilliansBilliard.Centro Department Store has a 10-year lease term expiring in4 November 2013, Giant has a 12-year lease term expiring in14 February 2019, Electronic Solution and 21 Cineplex have 5-yearlease term expiring in 2011 and 2014, Fitness First has a 15-yearlease term expiring in 2020, whilst Gillian’s Billiard, and Gramediahave 5-year lease terms expiring in 2009, 2010 respectively. About44.4% of the specialty shops including food outlets have a 5-yearlease term, about 22.3% have a 30-year lease term, about 10.8%have a 3-year lease term, about 15.9.2% have a 10-year leaseterm, and the remaining 6.6% have variable lease terms.The shopping center has an overall average base rental rate ofabout Rp. 92,598/square meter/month. The average base rentalrate for the anchor and major tenants, Ground Floor, UpperGround Floor, 1st Floor, 2nd Floor, 3rd Floor, 3A Floor (food courtand restaurant level) respectively are about Rp. 58,402,Rp. 174,200, Rp. 256,176, Rp. 220,151, Rp. 101,055, Rp. 79,896,Rp. 425,581/square meter/month.As at 30 June 2007, MAA Assurance was the largest tenant in theoffice building occupying about 17.18% of the total occupiedspaces, and X Lounge was the second largest tenant by about17.22%.About 46% of the existing tenants in the office building have a5-year lease term expiring in 2009 and 2010, about 24.2% have a3-year lease term expiring in 2008, about 18.2% have a 2-yearlease term expiring in 2007, and the remaining 11.6% are under a30-year lease term expiring in 2034.The office building has an average base rental rate of aboutRp. 42,388/square meter/month. The base rental rate for its typicalfloor is about Rp. 34,120/square meter/month, and for its groundfloor is about Rp. 206,459/square meter/month.Continue to page 7.E-7
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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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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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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
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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 341 and 342: Appendix EINDEPENDENT PROPERTY VALU
Page 343 and 344: Appendix EReport No.017/WPA-Report/
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Page 377 and 378: 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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