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

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Appendix EReport No.017/WPA-Report/2007Page 9.- Sertifikat Hak Milik Atas Satuan Rumah Susun(Freehold Unit Title in a Multi-Storey Building)No. 442/III/S/Petojo Utara dated 3 June 2002.• Unit No. SO2-O1A, Level 2, Block S.• Unit Area: 4,918.6 square meters.Land Zoning : Commercial use.Type of Development : Shopping center.No. of Building Block : 1 block of shopping center and annexed multi-storey parking building.Building Level : - Shopping center (7 floors and 1 basement level).- Parking building (8 floors).Initial Opening Year : 1982.Gross Floor Area : 66,160 square meters.Lettable Floor Area : 34,278 square meters.Occupancy Level : 89.1%.Tenancy Details : As at 30 June 2007, anchor and major tenants occupied about 55.9%of the total occupied retail space. Millenium Executive Club is thelargest tenant which constituted about 18.3% of the total occupiedretail spaces, Hypermart is the second largest tenant by 16.4%, RimoDept. Store is the third largest tenant by 9.1%, Eva Bun is the fourthlargest tenant by 6.6%, and GM 21 Cineplex is the fifth largest by5.5%.Millenium Executive Club has a 15-year lease term expiring in29 October 2014, Hypermart has a 10-year lease term expiring in2 February 2015, Rimo Dept. Store has a 2-year lease term expiring in30 June 2008, Eva Bun has a 10-year lease term expiring in 2015, andGM 21 Cineplex has a 10-year lease term expiring in 2013. About27.6% of the specialty shops including food outlets have a 5-yearlease term, about 21% have a 2-year lease term, about 20.6% have3-year lease term, about 14% have a 1-year or less lease term, about11.6% have a 11.4-year lease term, and the remaining 5.2% have a4-year or 20-year lease terms.The overall average base rental rate is about Rp. 71,523/squaremeter/month. The average base rental rate for the anchor tenants,Semi Ground Floor, Ground Floor, 1st Floor, 2nd Floor, 3rd Floor,3rd Floor (computer shops), 3A Floor (food court and restaurantlevel), and 7 Floor respectively are about Rp. 35,166, Rp. 150,000,Rp. 202,317, Rp. 181,980, Rp. 150,670, Rp. 147,775, Rp. 68,449,Rp. 249,707, Rp. 24,767/square meter/month.E-10Continue to page 10.
Appendix EReport No.017/WPA-Report/2007Page 10.3. Cibubur JunctionBrief DescriptionCibubur Junction is a 5-storey with 1 basement level and partial roof top level shopping center with atotal lettable retail floor area of about 34,139 square meters. It offers a wide range of shopping, dining,and leisure activities. The building accommodates a hypermarket, a department store, retail units,restaurants, food outlets, a book store, a fitness center, and a cineplex. Major tenants includeHypermart, Matahari Department Store, Timezone Amusement Center, Karisma Book Store, SportWarehouse, Fitness First, and 21 Cineplex.ParticularsAddress : Jalan Jambore No. 1Sub-District of Cibubur, District of Ciracas,Regency of East Jakarta,Jakarta—<strong>Indonesia</strong>.Land Area : 31,987 square meters.Land Owner : Perusahaan Daerah Pembangunan Sarana Jaya DKI Jakarta.Land Title : Hak Guna Bangunan No. 01210/Cibubur dated 24 December 2001.BOT Agreement : - Perjanjian Kerjasama Tentang Pendayagunaan Lahan UntukPembangunan dan Pengembangan Gedung Pusat Perbelanjaandi Areal Lahan Terletak di Cibubur—Jakarta Timur (Deed ofCooperation Agreement on Land Utilization for Construction andDevelopment of a Shopping Centre Located at Cibubur—EastJakarta) No. 68 dated 28 July 2003.- Addendum I dated 25 November 2004.- Addendum II dated 26 November 2004.BOT Right Holder : PT. Cibubur Utama.BOT Term : 20 (twenty) years from 28 July 2005 up to 28 July 2025.Or a remaining BOT term of 13.09 years from the date of valuation.Land Zoning : Commercial use.Type of Development : Shopping center.No. of Building Block : 1 block.Building Level : 5 floors with 1 basement level.Initial Opening Year : 2005.Continue to page 11.E-11
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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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GlossaryRetail Space Singapore SPCs
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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
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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
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Page 377 and 378: Appendix ERef. No: V/2006/PKG/3819
Page 379 and 380: Appendix EVALUATION CERTIFICATEProp
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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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