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Leased MallsTable 4.2.5 Main competition, The Plaza SemanggiCentre nameDistancefromPlazaSemanggiTypeNLA(sq.m)YearopenedAnchor tenantsMal Kelapa Gading . . . . . . . . . . 10 km Lease 130,000 1990 Sogo, Diamon, Cinema 21Pondok Indah Mall 1 & 2 . . . . . . 6 km Lease 100,000 1991 Giant, Sogo, Metro, Zara,Cinema 21Mal Taman Anggrek . . . . . . . . . 5 km Lease 97,000 1996 Galleria, Hero, Metro,Cinema 21Senayan City . . . . . . . . . . . . . . . 2 km Lease 80,000 2006 Debenhams, The FoodHall, Cinema 21Plaza Senayan . . . . . . . . . . . . . 2 km Lease 76,000 1995 Hero, Metro, Sogo,Cinema 21Mal Ciputra . . . . . . . . . . . . . . . . 6 km Lease 51,000 1993 Batik Keris, Hero,Matahari, Cinema 21Jakarta City Centre . . . . . . . . . . 3 km Strata 50,000 2006 HypermartPlaza Indonesia . . . . . . . . . . . . 3 km Lease 42,000 1990 Debenhams, Food HallPasaraya Grande . . . . . . . . . . . 3 km Lease 42,000 1995 Pasaraya, Hero, MPXCinemaBlok M Plaza. . . . . . . . . . . . . . . 3 km Lease 32,000 1990 Matahari, Hero, Cinema 21Grand ITC Permata Hijau . . . . . 3 km Strata 30,000 2004 CarrefourMal Ambassador . . . . . . . . . . . . 1 km Strata 30,000 1997 Matahari, Office OneFuture CompetitionPacific Place . . . . . . . . . . . . . . . 0.6 km Lease 75,000 2007 Metro, KidzaniaGrand Indonesia . . . . . . . . . . . . 3 km Lease 108,000 2007 Seibu, Harvey Nichols,Blitz MegaplexCitywalk Sudirman @ Cityloft. . . 1.5 km Lease 17,300 2007 NAMain Street Gandaria . . . . . . . . 4.5 km Lease 94,000 2008 Metro, Fitness First,Studio 21, Amazone,Electronic SolutionsPlaza Indonesia Extension . . . . 3 km Lease 25,386 2008 NAKota Kasablanca . . . . . . . . . . . . 3.2 km Lease 62,000 2008 Sogo, Fitness FirstKemang Village . . . . . . . . . . . . . 4.5 km Lease 65,000 2009 NASudirman Place. . . . . . . . . . . . . 1.3 km Lease 31,000 NA NAEpicentrum Walk . . . . . . . . . . . . 2.3 km Lease 26,200 2009 NASource: Jones Lang LaSalle Research and ConsultingF-64
Leased Malls4.2.7 SWOT analysisTable 4.2.6 provides a summary of the strengths, weaknesses, opportunities and threats for The PlazaSemanggi.Table 4.2.6 SWOT analysis, The Plaza SemanggiStrengthsThe PS is prominently located in the heart of theJakarta CBD, with good accessibility by privateand public transport from all surrounding areasThe centre has a diverse range of visitors,including local residents within the centre’s targetmarket, the CBD workforce, students and othercommutersThe PS has a unique tenant mix, combining atraditional mall concept with long lease tenants.This allows the centre to cater for a wider rangeof customer segments and also diversifies thecentre’s income streamThe Centro department store is exclusive toThe PS in JakartaThe lifestyle offering is extensive, in particular theselection of food and beverage retailers and thequality of the fitness centreLow rent arrears indicate good cash flowunderpinned by strong trading performanceOpportunitiesIntroduction of an open air retail concept, Plangi onthe Sky—POTS, would further add to the uniquerange of retail concept offerings at The PS, andincrease centre incomeThe opening of a busway interchange bridge to linkThe PS with the busway interchange could improveoccupancy levels on the second and third levels.Similar linkages to other adjoining facilities(i.e. university) would further improve accessibility,pedestrian flows and total centre incomeFurther capitalising on The PS’s central location byreinforcing ‘The Best Meeting Point’ slogan couldfurther increase shopper traffic and centre salesFurther capitalising on the presence of Centro byincreasing the prominence and interaction of Centroentrances with the rest of the mallReacquiring long lease tenancies will assist intighter adherence to tenant mix strategyCasual mall leasing can be more effectively utilisedto integrate the offering with the rest of the centreWeaknessesSimilar to many Indonesian shopping centres,there is a shortage of parking space at peaktimesThe centre can be difficult to navigate which mayrestrict optimal pedestrian flowsThe long lease precincts (particularly on leveltwo) are underperforming relative to the rest ofthe centre and are negatively impacting on theintegrity of the centre’s tenancy mixThe centre is located in the ‘3 in 1’ CBD area(enforced car pooling precinct) which could detervisitation by individuals travelling by private carduring peak hours on weekday afternoonsThreatsFuture shopping centre development in CentralJakarta remains strong which will inevitably dilutethe potential of some centres to maintain currentmarket shareLong lease tenancies may impact on the integrity ofthe centre’s tenancy mix and target market position.Source: Jones Lang LaSalle Research and ConsultingF-65
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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
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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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Overview of Indonesia and its Econo
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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
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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: Leased Malls4.6.7 SWOT analysisTabl
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
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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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