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Leased MallsTable 4.6.5: Main competition, Gajah Mada PlazaCentre nameDistancefrom GMPTypeNLA(sq.m)YearopenedAnchor tenantsMal Taman Anggrek . . . . . . . . . . 3 km Lease 97,000 1996 Galleria, Hero, Metro,Cinema 21Megamal Pluit . . . . . . . . . . . . . . . 6 km Lease 84,000 1996 Matahari, CarrefourMangga Dua Square . . . . . . . . . . 3 km Strata 60,000 2005 1st Computer SquareMal Ciputra . . . . . . . . . . . . . . . . . 3 km Lease 51,000 1993 Batik Keris, Hero,Matahari, WatsonMega Glodok Kemayoran . . . . . . 3 km Strata 47,000 2005 Indonesia Marine Center,Home CientroWTC Mangga Dua. . . . . . . . . . . . 3 km Strata 45,000 2003 Electronic World,Life Spa FitnessITC Mangga Dua . . . . . . . . . . . . . 3 km Strata 44,000 1992 N/APlaza Indonesia. . . . . . . . . . . . . . 3 km Lease 42,000 1990 Debenhams, Food HallJaCC (Jakarta City Centre) . . . . . 3 km Strata 38,000 2006 HypermartMal Mangga Dua. . . . . . . . . . . . . 3 km Strata 35,000 1995 YogyaPlaza Atrium . . . . . . . . . . . . . . . . 3 km Lease 34,000 1992 Matahari, Cinema 21Lindeteves Trade Centre . . . . . . . 2 km Strata 30,000 2006 Giant, Ace HardwareGlodok Plaza. . . . . . . . . . . . . . . . 2 km Lease 26,000 2001 Golden CrownEntertainmentFuture CompetitionGajah Mada Square . . . . . . . . . . 1 km Lease 35,000 2007 NAPluit Junction. . . . . . . . . . . . . . . . 5 km Lease 23,000 2007 Studio 21, TimezoneSeason’s City . . . . . . . . . . . . . . . 3 km Strata 40,000 2008 CarrefourGaleria Glodok . . . . . . . . . . . . . . 2 km Lease 19,800 2009 NAEmporium (CBD Pluit) . . . . . . . . . 5 km Lease 63,000 2009 NASource: Jones Lang LaSalle Research and ConsultingF-96
Leased Malls4.6.7 SWOT analysisTable 4.6.6 provides a summary of the strengths, weaknesses, opportunities and threats for GMP.Table 4.6.6: SWOT analysis, Gajah Mada PlazaStrengthsGMP is a well established, prominently locatedcentre located near Chinatown, an area with alarge number of middle and middle uppersegment residents, with an above averageproportion of Chinese residentsGMP effectively caters for its target market(i.e. middle and middle to upper income segmentwith Chinese skew) as a one stop destination forshopping and leisure needsThe centre is unique as it offers value for moneyretailing without compromising its target market’srequirements for quality and ambienceThe centre benefits from a number of non-retailuses which generate income outside of normalshopping hoursOpportunitiesWeaknessesThe Rimo department store is poorly presentedand appears to be in need of more spaceThe centre is relatively old, hence it faces greaterchallenges in terms of competing with recentlyconstructed centres (e.g. building services,ambience, etc.)The 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 afternoonsThreatsReconfigure level 3 in conjunction with arefurbishment and expansion of the Rimodepartment storeFurther cement zoning strategy by fine tuningtenant mix throughout the centre (jewellery isconcentrated around levels 1 and 2, there arejewellersThe mobile phone precinct proposed for thebasement level should reduce vacancy in thisarea and add further credence to GMP’s profileas a comparison shopping centre destination(e.g. pets, jewellery, IT)Expand customer profile by capturing a highershare of the growing middle class marketDevise strategies to increase average visitduration and average spending levelsThere is an opportunity to further enhance thetenancy mix by branding and minor refurbishmentworks such as lighting finishes and main entrancewhich enhance the ambienceSource: Jones Lang LaSalle Research and Consulting4.6.8 Future outlookFuture shopping centre development in GMP’strade area remains strong which will inevitablydilute the potential of some centres in the area tomaintain current market shareThe centre should avoid moving to an highermarket position in line with its existing and newcompetitors as it would risk alienating corecustomers and jeopardise a point of difference forthe centreDespite the threat of new competitors, the centre has a well established position in the market which shouldremain intact. GMP also has a number of opportunities to counteract new competition and consolidate itsposition as a leading destination offering value for middle to middle-upper income residents (particularlyChinese residents) in its trade area.F-97
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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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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
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: Leased Malls4.2.7 SWOT analysisTabl
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: Leased Mallshypermart. The centre a
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
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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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