Sample report

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

VALUATION REPORT

11/122 John Street, Perth, WA 6000

I N S TR U C T ING CL I EN T

PRP

Reliant Party

PRP

Mortgagor/Borrower

PRP

Purpose of Valuation

First Mortgage Lending and for no other purpose

Date of Valuation

30/11/2017

Our Reference

706561

Client Reference

2721086

Panel Manager Reference

2721086

Instructions

A copy of our instructions is annexed hereto.

Refer to Appendices.

Preston Rowe Paterson Perth Pty Ltd

Directors

ABN 62 610 744 904

Cameron Sharp AAPI CPV 65371 WA Lic 44457 M 0438 069 103 E cameron.sharp@prp.com.au

6/29 Hood Street Subiaco WA 6008 Phone: (08) 92872121 Fax: (08) 92872387 Email: perth@prp.com.au Web: www.prp.com.au

Liability limited by a scheme approved under Professional Standards Legislation

Our Ref: 706561 Property Address: 11/120-122 Lake Street, Perth, WA 6000

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

TABLE OF CONTENTS EXECUTIVE SUMMARY ........................................................................................................................................................... 1 1.0

Instructions .................................................................................................................................................................... 8

2.0

Title Details .................................................................................................................................................................... 9

3.0

Land Description ...................................................................................................................................................... 10

4.0

Location ....................................................................................................................................................................... 11

5.0

Improvements ........................................................................................................................................................... 12

6.0

Photographic Imagery ........................................................................................................................................... 16

7.0

Planning and Land Use Details ........................................................................................................................... 17

8.0

Environmental Details ............................................................................................................................................ 18

9.0

Recent Sales History ............................................................................................................................................... 21

10.0 Occupancy Details ................................................................................................................................................... 21 11.0 Market Evidence ....................................................................................................................................................... 22 12.0 General Comments ................................................................................................................................................. 35 13.0 Valuation Approach and Conclusions ............................................................................................................. 36 14.0 Insurance Replacement Cost Estimate ............................................................................................................ 37 15.0 Goods and Services Tax ........................................................................................................................................ 37 16.0 Valuation Definitions .............................................................................................................................................. 38 17.0 Terms and Conditions ............................................................................................................................................ 38 18.0 Specific Assumptions, Terms and Conditions............................................................................................... 42 19.0 MARKET VALUE ........................................................................................................................................................ 43 20.0 FORCED SALE VALUE ............................................................................................................................................. 44 21.0 Valuation Compliance Statement...................................................................................................................... 44 22.0 Valuer Signatories.................................................................................................................................................... 44

Our Ref: 706561 Property Address: 11/120-122 Lake Street, Perth, WA 6000

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

EXECUTIVE SUMMARY This executive summary must be read in context of and in conjunction with the full valuation report of which this executive summary forms part. All comments, terms and conditions contained in the full valuation report relate directly to this Executive Summary.

Instructions Instructing Client

PRP

Special Instructions

Refer to our attached instructions for specific requests

Reliant Party

PRP

Mortgagor/Borrower

PRP

Purpose of Valuation

First Mortgage Lending and for no other purpose

Basis for Assessment

Market Value subject to Vacant Possession - As Is

Our Reference

706561

Client Reference

2721086

Panel Manager Reference

2721086

Property & Site Details Address of Property to be Valued

11/122 John Street, Perth, WA 6000

Property Type

Commercial

Title Type

Strata

Title Details Title #

Title Type

Lot/Unit Type

Lot / Unit #

Plan Type

Plan #

Volume

Folio

1

Strata

Lot

666

Strata

2727

2555

55

Title Proprietorship Title #

Registered Proprietor

Proprietorship Type

Date of Proprietorship

1

Gordon Andrew & Vivian Elaine Poulton

Joint proprietors

21/11/1995

Easements, Encumbrances & Other Interests Noted on Title

Date: 30/11/2017

Our Ref: 706561

Page 1 of 1

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Title #

Type of Interest

Instrument No

Description

Date Registered

Effect on Value

1

Agreement

N/A

Strata Notification – Change of ByLaw

N/A

1

Mortgage

H365754

Mortgage to NAB

18/08/2000

Considered to have no detrimental effect on the property, under the assumption there are no outstanding body corporate liabilities or onerous restrictions.

Considered to have no detrimental effect on the valuation. Our valuation assumes this mortgage would be lifted.

The parent site comprises a regular shaped lot that is generally level with the road grade.

The development is in an inner metropolitan suburb and in walking distance to Northbridge and the Perth CBD with café’s and retail facilities near.

Surrounding development includes established residential apartments and commercial/office developments. A vehicle service centre is located immediately adjoining the north of the parent development.

The subject property comprises a 79m² first floor commercial unit situated in a 3 level 44-unit mixed use development comprising Commercial units and Residential Apartments. The development is known as “Parklane Northbridge”.

Brief Description of land

Location

Brief Description of Improvements

Strata Area

79m²

Building #

Level #

Main Usage

Lettable Area(sqm)

1

First

Office

79

TOTAL

79

Method of Building Area Measurement

Strata Plan

Zoning

Residential Commercial 80 (RC80)

Planning Scheme

1

Existing Use

Planning Permits/Development Approvals/Consents

Highest and Best Use

Environmental Comment

Date: 30/11/2017

Conforms with the Local Government Area Planning Scheme zoning We have not been provided with a copy of any planning permits for the subject property; however we have assumed that all necessary permits have been obtained.

Existing use considered to represent the highest and best use of this property Based on our enquiries, investigations and physical inspection, we did not identify any significant

Our Ref: 706561

Page 2 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

environmental hazards, site contamination or asbestos issues that were considered to have a negative effect on the marketability or market value of this property.

Should our instructing client and or any reliant party have a concern about the possibility or extent of environmental hazards, site contamination or asbestos issues, it may be prudent to commission an environmental audit report from an appropriately qualified person, referring this valuation report and opinion of market value back to the valuer for review if environmental hazards, site contamination or asbestos issues are revealed.

In the interim, our valuation report and opinion has been made on the basis of no environmental hazards, site contamination or asbestos issues.

Occupancy Details Occupancy Type

Owner occupied

Lease Terms and Conditions

Not applicable - Owner occupied

Gross or Net Rental

Not applicable - Owner occupied

Current Rental Per Annum

Not applicable - Owner occupied

Assessed Market Rental Per Annum

Not applicable - Owner occupied

Current vs Assessed Market Rental

Not applicable - Owner occupied

WALE

Not applicable - Owner occupied

Recent Sales History Last Recorded Sale Price

$137,500

Last Recorded Sale Date

30/03/1995

Is Property Under Offer of a Contract of Sale?

No

Critical Assumptions Documents relied on and provided by Mortgagee/Mortgagor/Instructing Client/Reliant Party/Other Recommended Documents to Sight Verifiable Assumptions

Date: 30/11/2017

Certificate of Title Body Corporate Statement (incl. Minutes and Financial Reports)  That the property is not subject to any encroachments or onerous restrictions on use or enjoyment, which are not listed on the title;

Our Ref: 706561

Page 3 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Assumptions Requiring Further Consultancy Other Specific Assumptions Terms & Conditions



That we have been provided with all information about the property known to the client, which might reasonably be expected to affect its valuation.



In the course of this valuation we have relied upon third party provided information which we have assumed to be correct.



We have not conducted a search of the Body Corporate records and our valuation assumes there are no outstanding requisitions or legal liabilities. We recommend the Introducer/Funder conduct a search of the Body Corporate records prior to the advancement of mortgage funds should they deem this necessary.



Not Applicable



Not Applicable

Valuation Approach Primary Approach

Direct Comparison Approach

Secondary Approach

Investment Income Capitalisation Approach

Basis for Assessment

Primary Approach

Secondary Approach

Market Value subject to Vacant Possession - As Is

Direct Comparison Approach

Investment Income Capitalisation Approach

Valuation Summary Interest Valued

Freehold

Date of Inspection

30/11/2017

Date of Valuation

30/11/2017

Date of Submission

28/12/2017

Valuation (Exclusive of GST)

Market Value subject to Vacant Possession - As Is $50,000 (Fifty Thousand Dollars)

Valuation Considerations Explanation

Refer to Terms & Conditions, Explanation

Definitions

Refer to Terms & Conditions, Definitions

Quotation

Refer to Terms & Conditions, Quotation

Date: 30/11/2017

Our Ref: 706561

Page 4 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Your Obligations

Refer to Terms & Conditions, Your Obligations

Intellectual Property

Refer to Terms & Conditions, Intellectual Property

Length of Time Our Valuation or Valuation Services can be relied upon Obligation for Prudent Lending Practises – Lender Client Assignment of Valuation or Valuation Services Property or Valuation Circumstance Specific Qualifications, Assumptions and Conditions Precedent within our reports

Refer to Terms & Conditions, Valuation only for First Mortgage Security Refer to Terms & Conditions, Length of Time Our Valuation or Valuation Services can be relied upon Refer to Terms & Conditions, Obligation for Prudent Lending Practises – Lender Client Refer to Terms & Conditions, Assignment of Valuation or Valuation Services Refer to Terms & Conditions, Property or Valuation Circumstance Specific Qualifications, Assumptions and Conditions Precedent within our reports

Pecuniary Interest

Refer to Terms & Conditions, Pecuniary Interest

Undertaking and Statement by the Valuer

Refer to Terms & Conditions, Undertaking and Statement by the Valuer

Executive Summary

Refer to Terms & Conditions, Executive Summary

Expert Witness Services for Litigation

Refer to Terms & Conditions, Expert Witness Services for litigation

Valuation only for First Mortgage Security

Valuation Compliance Statement Preston Rowe Paterson Perth Pty Ltd confirms that:         

The statements of fact presented in this report are correct to the best of the Valuer’s knowledge The analyses and conclusions are limited only by the reported assumptions, terms and conditions.

The Valuer has no interest in the subject property.

The Valuer’s fee is not contingent upon any aspect of the report.

The valuation was performed in accordance with an ethical code and performance standards.

The Valuer has satisfied professional education requirements.

The Valuer has experience in the location and category of the property being valued.

The Valuer has made a personal inspection of the property.

No one, except those specified in this report, has provided professional assistance in preparing the report.



We confirm that neither Preston Rowe Paterson Perth Pty Ltd nor any of its Directors or employees has any pecuniary interest that could conflict with the proper valuation of this property.

Report Prepared By Inspecting Valuer Signature of Valuer/ Director on behalf of Reliance on this report should only be taken upon sighting the original document that has been signed by the Inspecting Valuer who has undertaken this valuation.

Risk Profile The risk ratings profile herein is provided as a guide to alert the reader of the report to issues which impact upon the value of the property. Each risk rating profile and feature should be considered in the context of the

Date: 30/11/2017

Our Ref: 706561

Page 5 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

comments, terms and conditions contained within this report. We have, in some instances, estimated risk rating profiles based on matters identified at the time of inspection or upon review of documentation available. Should there be matters that impact upon the valuation and risk ratings assessment herein that we are not aware of, we reserve the right to reconsider the risk rating profiles and valuation herein.

Asset

Low

Low-Medium

Title

Site

Location

Planning & Land Use

Medium

Medium-High

High

Strata title with no significant restrictive encumbrances or easements.

The parent title is positioned next to a car service centre which is out of character for the location, and is only considered marginally detrimental. The parent title has good proximity and walking distance to Northbridge amenities and cafes.

Perth CBD fringe location that has undergone significant redevelopment and revitalisation in the last 10-15-year period near the Northbridge border.

Based on our enquiries and investigations, we did not identify any significant or detrimental planning or land use issues that were considered to have a negative effect on the marketability or market value of this property.

Based on our enquiries, investigations and physical inspection, we did not identify any significant environmental hazards, site contamination or asbestos issues that were considered to have a negative effect on the marketability or market value of this property.

Should our instructing client and or any reliant party have a concern about the possibility or extent of environmental hazards, site contamination or asbestos issues, it may be prudent to commission an environmental audit report from an appropriately qualified person, referring this valuation report and opinion of market value back to the valuer for review if environmental hazards, site contamination or asbestos issues are revealed. In the interim, our valuation report and opinion has been made on the basis of no environmental hazards, site contamination or asbestos issues.

Environmental

Improvements

Adequately maintained

Asset Comment

Strata title unit with no significant restrictive encumbrances or easements. Basic but neat fit out internally. Single covered car bay.

Cash Flow

Low

Low-Medium

Medium

Medium-High

Occupancy Type

Owner occupied

Capital Expenditure Requirements

None considered essential

Date: 30/11/2017

Our Ref: 706561

High

Page 6 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Vacancy

Potential short to medium term vacancy i.e. 3 - 6 months should the property be vacated.

Tenancy Supply

Oversupply in general for this type of property

Tenancy Demand

Limited leasing activity in general for this type of property

Management

Low

Low-Medium

Medium

Medium-High

High

Asset Complexity

Standard

Asset Management Experience

Not Applicable Owner Occupied

Asset Management Comment

Entry level asset, requiring low level management experience.

Market Segment

Low

Low-Medium

Medium

Medium-High

High

Asset Supply

Over supply at this price point, with an oversupply of properties available for sale through several Perth CBD fringe locations including West Perth, Subiaco, East Perth & Northbridge.

Asset Demand

Low demand in this market sector.

Volume of Sales

Modest levels of sales activity at this price point

Recent Market Direction

Low declining prices - known sale prices within this market sector have declined however early signs of the market stabilising

Marketability

Average

Selling Period

3 - 6 months

Volatility

Historically moderate levels of market volatility

Market Segment Comment

Affordable price point, primarily appealing to the owneroccupied sector.

SWOT Analysis Set out below is our analysis of the strengths, weaknesses, opportunities and threats (SWOT Analysis) for the subject propertyStrengths

Date: 30/11/2017

    

Reasonable location for existing use Good proximity to public transport services Average proximity to road transport linkages Good proximity to cafes and retail facilities Affordable price point to a range of purchasers

Our Ref: 706561

Page 7 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Weaknesses

   

Limited demand to lease this type of property Limited car parking Adjacent to a vehicle service centre No disability access and first floor walk-up configuration

Opportunities



Improved tenant demand and rental growth, having a positive effect on the property’s value General improvement in market conditions

 Threats

  

1.0

Broader economic environment further impacting demand and property prices Increase in supply of competing assets Poor management of the body corporate, resulting in rundown communal facilities and areas.

INSTRUCTIONS

Date of Instruction

28/11/2017

Instructing Client

PRP

Reliant Party

PRP

Instructing Client Address

Level 16, 535 Bourke Street, Melbourne, VIC 3000

Instructing Client Telephone

03 8635 8888

Instructed by

PRP

Instructed by Email

PRP

Instructing Client Special Instructions

Refer to our attached instructions for specific requests

Mortgagor/Borrower

PRP

Purpose of Valuation

First Mortgage Lending and for no other purpose and for no other purpose.

Basis for Assessment

Market Value subject to Vacant Possession - As Is

Our Reference

706561

Client Reference

2721086

Panel Manager Reference

2721086

Instructions

A copy of our instructions is annexed hereto.

Refer to Appendices.

Date: 30/11/2017

Our Ref: 706561

Page 8 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

2.0

TITLE DETAILS

Title Verification Title Search Date

22/11/2017

Title Survey Plan Search Date

04/12/2017

Owners Corporation Search Date

Not Provided

Title #

Title Search Date

Plan Search Date

1

22/11/2017

04/12/2017

Owners Corporation Search Date Not Provided

Verification Title sighted and supplied by instructing client with instructions

Title Particulars Title Details Title #

Title Type

1

Strata

Lot/Unit Type Lot

Lot / Unit #

Plan Type

Plan #

Volume

Folio

15

Strata

532532

4543

66

Title Proprietorship Title #

Registered Proprietor

Proprietorship Type

Date of Proprietorship

1

Gordon Andrew & Vivian Elaine Poulton

Joint proprietors

21/11/1995

Easements, Encumbrances and Other Interests Noted on Title Title #

Type of Interest

Instrument No

Description

1

Agreement

N/A

Strata Notification Change of Law

1

Mortgage

H3754

Mortgage to NAB

Units Within Development

44

Unit Entitlement

25/1000

Date: 30/11/2017

Our Ref: 706561

Date Registered

Effect on Value

N/A

Considered to have no detrimental effect on the property, under the assumption there are no outstanding body corporate liabilities or onerous restrictions.

Considered to have no detrimental effect on the valuation. Our valuation assumes this mortgage would be lifted.

– By-

18/08/2000

Page 9 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Title Details Comment Comments

Strata title with no significant restrictive encumbrances or easements.

Title / Survey Plan / Owners Corporation below A copy of Title is annexed hereto. Refer to Appendices.

A copy of the Strata Plan is annexed hereto. Refer to Appendices.

We have not been provided with copies of reports from the Owners Corporation

Title Statement Title & Easements We have relied on a copy of the Certificate of Title which was searched on 22/11/2017. Should any notations have been placed on title since the date of search which defect the Valuation or Valuation Services We reserve the right to reconsider our valuation findings herein.

3.0

LAND DESCRIPTION

Site Identification and Measurements Site Verification

We have positively identified the site with reference to an internet sourced plan, Strata Plan, and physical inspection.

Site Description Shape

The parent site comprises a rectangular shaped site

Topography

Generally, Level

Aspect

Aspect towards the north is across a vehicle service centre.

Aspect across the road is to residential apartment development.

Services Available to Land

Electricity, Mains gas, Mains water, Sewerage, Telephone

Services Connected to Land

Electricity, Mains gas, Mains water, Sewerage, Telephone

Road Access

Via a concrete crossover

Road Systems

Fully constructed kerbs and street drainage

Road Resumption and Acquisition Plan

We have not completed a recent search with the relevant local road authority to confirm the existence of a previous or current road widening resumption notice or requirement for the subject property

Date: 30/11/2017

Our Ref: 706561

Page 10 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Land Description Comment

Comments

The parent site comprises a regular shaped lot that is generally level with the road grade. The subject has good proximity and walking distance to Northbridge amenities and cafes.

Site Identification Statement Land Area - Strata Plan We advise the valuer is not a Licensed Surveyor. Land measurements denoted herein have been based on the Strata Plan Area as noted in the herein described Strata Plan. If land measurements of the Licensed Surveyor for this Strata Plan are incorrect, then this could have a negative impact on the value of this property and we reserve the right to reassess our valuation report and opinion of market value herein.

4.0

LOCATION

Physical Location Side of Street

East

Nearest Intersection

Located north of Newcastle Street

Immediate Surrounds

Established residential apartments and commercial/office developments and a mechanics vehicle service workshop to the north.

Suburb Type

Inner metropolitan suburb

Nearest Commercial Activities District

Perth Central Business District

Surrounding Neighbourhood Land Uses Businesses

Comprises a mixture of Residential, Commercial, and Retail uses.

Include the following amongst others; Small to medium business enterprises and private corporate enterprises, and Sole trader enterprises

General Features and Trends within the Surrounding Neighbourhood Positive Features

Negative Features

Positive Trends

Date: 30/11/2017

Good access to public transport links and the Perth CBD. Broad range of food and shopping facilities.

Northbridge has a range of pubs and nightclubs and is considered a significant entertainment precinct for the Perth city. This can result in anti-social behaviour at times, particularly in the evenings.

Redevelopment of older buildings making way for more modern constructions.

Improved retail amenity.

Extensive redevelopment between the Perth CBD and

Our Ref: 706561

Page 11 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Northbridge, providing the subject with good access to the city Negative Trends

None obvious within the immediate vicinity

Proximity to Nearby Amenities, Facilities and Services Type

Name

Distance

Description

Regional Shops

Perth CBD

1000m

Strong variety of retail outlets

Public Transport

Bus Stop

250m

Bus Stop

Road Linkages

Graham Farmer Freeway

580m

Freeway

Location Comment Perth CBD fringe location that has undergone significant redevelopment and revitalisation in the last 10-15-year period near the Northbridge border.

Comments

This is an inner-city location within the Capital city of Perth, with the subject within 2km of the Perth Central Business District. Perth is the capital and largest city of the Australian state of Western Australia. It is the fourth-most populous city in Australia, with an estimated population of 2.02 million (as of 30 June 2014).

Perth is part of the South West Land Division of Western Australia, with the majority of the metropolitan area of Perth located on the Swan Coastal Plain, a narrow strip between the Indian Ocean and the Darling Scarp, a low coastal escarpment.

Location Plan Location Plan images are annexed hereto. Refer to Appendices.

5.0

IMPROVEMENTS

Overview Property Type

Commercial

Space Use

Strata

Brief Description of Improvements

The subject property comprises a 79m² first floor commercial unit situated in a 3 level 44-unit mixed use development comprising Commercial units and Residential Apartments. The subject has a north west facing orientation with an aspect towards the street. The development is known as “Parklane Northbridge”.

Date: 30/11/2017

Our Ref: 706561

Page 12 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Building Areas Building Area Verification

Strata Plan

Building Area Supplied by

Licensed Survey

Adopted Building Area Measurement Standard

Property Council of Australia’s Method of Measurement

Method of Building Area Measurement

Net Lettable Area

Building Areas Building #

Level #

Main Usage

Lettable Area(sqm)

1

First

Office

79

TOTAL

79

Buildings

Building Description

The development comprises 44 units spread over 3 levels with vehicle access gained via automatic security gate and bitumen common driveway. Car parking is situated to the ground floor.

Building Construction Foundations

Strip

Floors

Concrete

External Walls

Brick

Roof

Metal deck

Window Frames

Aluminium

Building Height

Three level

Floor within Building

First

Year of Construction - Circa

1994

Year of Most Recent Refurbishment - Circa

N/A

Year of Most Recent Extension - Circa

N/A

Building Construction Comment

The development is of a typical design for the locality.

Building Services Cooling / Heating

Split system air-conditioner

Emergency Lighting

Appeared to be compliant and at all building exit points

Elevators / Lifts

No elevators or lifts applicable.

Date: 30/11/2017

Our Ref: 706561

Page 13 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Escalators

Not applicable to the subject property

Fire Services

Fire alarm system

Security

Alarm, Intercom

Smart Electronics

Broadband / NBN, Security

Disabled Persons Access

First floor position lacks any utility for disabled access with no elevators / lifts

Building Services Comment

Adequately maintained

Internal Finishes Walls

Hardplaster walls

Ceilings

Plasterboard

Floor Coverings

Carpet

Light Fittings

Traditional light fittings

Internal Finishes Comment

Adequately maintained

Accommodation and Amenities

Description

Typical small strata suite with two structural columns noted in the middle of the unit limiting functionality for fit out. The kitchenette has recently been refurbished and presents to a good standard.

Fitout Lessor or Lessee Owned Fitout

Lessor

Description

Subject property currently owner occupied.

Building Design, Features, State of Repair and Suitability of Use Design

Standard

Specialised or Unique Design Features

No

Floor Plan

Functional

Internal Repair & Condition

Adequately maintained

External Repair & Condition

Adequately maintained

Economic Obsolescence of Existing Improvements Functional Obsolescence of Existing Improvements

Not applicable in this instance given relatively modern building Not applicable in this instance given relatively modern building

Capital Expenditure Requirements

None considered essential

Date: 30/11/2017

Our Ref: 706561

Page 14 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Cost of Capital Expenditure Requirements Verification of Capital Expenditure Requirements Design, Condition and Suitability of Use Comment

Not Applicable Not Applicable Adequately maintained

Other Main Improvements Car Parking Type of Car Parking

Ground

Car Parking Description

Secure single covered car bay

Number of Car Parking Spaces

1

Car Parking Area

16 sqm

Car Parking Condition

Adequately maintained

Fencing Type of Fencing

Mixed boundary fencing

Fencing Description

Reasonable condition with security gate access

Fencing Condition

Reasonable

Landscaping Type of Landscaping

Front garden to streetscape

Landscaping Description

Standard

Landscaping Condition

Adequately maintained

Other Outbuildings and Site Improvements Comment Other Site Improvements

Common bitumen driveway with security gate access. Tiled balcony with steel balustrade.

Certificates and Compliance Building Permits and Approvals

Not verified

Building Certificates of Classification

Not verified

Building Certificates of Occupation

Not verified

Essential Health and Safety Certificates

Not verified

Pest Certificates

Not verified

Date: 30/11/2017

Our Ref: 706561

Page 15 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Quantity Surveyor Certificates

Not verified

Certificates and Compliance Comment

Not verified

Improvements Statement Building Compliance It has been assumed that all improvements to the property comply with the Terms and Conditions of all relevant statutory and other authorities except as detailed herein. No certification of compliance has been obtained.

6.0

PHOTOGRAPHIC IMAGERY

Lake Street Entry

Internal

Car Parking

Kitchenette

Internal

Front

Date: 30/11/2017

Our Ref: 706561

Page 16 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Balcony

7.0

View from street

PLANNING AND LAND USE DETAILS

Planning and Land Use Verification

Based on our enquiries and investigations, we did not identify any significant or detrimental planning or land use issues that were considered to have a negative effect on the marketability or market value of this property.

Local Government Area

City of Vincent

Planning Scheme

1

Zoning

Residential Commercial 80

Overlays

Overlay controls of the Local Government Area Planning Scheme impacting upon this property are standard for the surrounding area and are not considered to have a detrimental effect on the marketability or market value of this property

Existing Use

Conforms with the Local Government Area Planning Scheme zoning

Highest and Best Use

Existing use considered to represent the highest and best use of this property

Permissible Land Uses Without Consent With Consent Prohibited Land Uses Planning Permits/Development Approvals/Consents Planning/Development Constraints

Single house, caretaker’s residence, aged or dependent persons dwellings, attached house, grouped dwelling, multiple dwelling, home occupations.

Lodging House, Consulting Rooms, Shop, Office Building, Warehouse, Showrooms Light industry, General industry, Hazardous or noxious industry We have not been provided with a copy of any planning permits for the subject property; however we have assumed that all necessary permits have been obtained.

The valuer is not aware of any significant or onerous planning or development constraints that would negatively affect the marketability or market value of this property

Heritage Issues

Is not listed on any heritage registers known to us.

Native Title

Our visual site inspection has not revealed any obvious presence of native title. Nevertheless, we are not experts in native title or the property rights derived there from and have not been supplied with appropriate advice. Therefore, this property valuation and assessment is made subject to there being no actual or potential native title effecting the marketability or market value of the property and or the site.

Date: 30/11/2017

Our Ref: 706561

Page 17 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Proposed Planning Amendments

Planning and Land Use Comment

Verification that the subject property is not subject to coexisting native title interests should be obtained from a suitably qualified expert. Should the existence of native title be discovered we reserve the right to review our report and valuation of the property.

Our enquiries and investigations did not identify any proposed planning amendments likely to affect the marketability or market value of this property Based on our enquiries and investigations, we did not identify any significant or detrimental planning or land use issues that were considered to have a negative effect on the marketability or market value of this property.

Planning and Land Use Statement Town Planning You acknowledge that information has been obtained verbally from representatives of the City of Vincent or the Council’s web site and this valuation is issued on the understanding that such information is correct. The Town Planning information should be checked by You by the obtaining of the relevant certificate from the Planning Consent Authority. We will not assume any liability or negligence for our reliance on the Local Authority's verbal advice or information obtained from its web site.

8.0

ENVIRONMENTAL DETAILS

Environmental Hazards Bushfire Drainage Erosion Flooding / Inundation Landfill Landslip Mine Subsidence Earth Quake

Environmental Hazards Comment

None apparent based physical inspection None apparent based physical inspection.

None apparent based physical inspection None apparent based physical inspection None apparent based physical inspection None apparent based physical inspection None apparent based physical inspection None apparent based physical inspection

upon our enquiries, investigations and upon our enquiries, investigations and upon our enquiries, investigations and upon our enquiries, investigations and upon our enquiries, investigations and upon our enquiries, investigations and upon our enquiries, investigations and upon our enquiries, investigations and

Based on our enquiries, investigations and physical inspection, we did not identify any significant environmental hazard risk issues considered to negatively affect the marketability or market value of this property. With that said, industrial / mechanic land use is situated on the adjacent property which presents an elevated risk.

Should our instructing client and or any reliant party have a concern about the possibility or extent of environmental hazard issues negatively impacting on the marketability or

Date: 30/11/2017

Our Ref: 706561

Page 18 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

market value of the subject property, then we recommend same commission an independent environmental hazard report from a suitably qualified professional and to refer this valuation report and opinion of market value back to the valuer for review if environmental hazard issues are identified in this independent report.

In the interim, our valuation report and opinion of market value has been issued on the basis there are no hazardous environmental issues that negatively affect the marketability or market value of this property.

Site Contamination

Current Use

Historical Use

Underground Storage Neighbouring Land Use

Registers, Notices and Orders

Environmental Audit Report

Environmental Licensing

Planning Controls

Adjoining Planning Controls

Site Contamination Comment

Date: 30/11/2017

Our enquiries, investigations and physical inspection did not identify any current onsite industrial processes that involved the use of chemicals or hazardous materials Our enquiries, investigations and physical inspection did not identify any previous noxious or potentially contaminating use of the property Our enquiries, investigations and physical inspection did not identify any past or present underground storage of fuels, chemicals or hazardous materials at the property Car Service Centre adjacent, which presents an elevated contamination risk.

Our enquiries and investigations did not identify this property to be included on any known current public registers of contaminated sites or being the subject of a contaminated land audit as indicated on public registers Our enquiries, investigations and physical inspection did not identify the need for an Environmental Audit Report for this property Our enquiries, investigations and physical inspection did not identify any activities or operations on the property that would be subject to an Environmental license, resource consent or equivalent requirement Our enquiries and investigations did not identify this property to be subject to an environmental planning control or overlay that could constrain land use and development Our enquiries, investigations and physical inspection did not identify adjoining sites or neighbouring land to have any current, past or known noxious or potentially contaminating uses Based on our enquiries, investigations and physical inspection, we did not identify any significant environmental contamination issues that were considered to have a negative effect on the marketability or market value of this property.

Should our instructing client and or any reliant party have a concern about the possibility or extent of environmental contamination issues, it may be prudent to commission an environmental contamination audit report from an appropriately qualified person, referring this valuation report and opinion of market value back to the valuer for review if environmental contamination issues are revealed.

Our Ref: 706561

Page 19 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

In the interim, our valuation report and opinion of market value has been made on the basis of no environmental contamination issues.

Asbestos Were Asbestos Materials Identified at Inspection?

Is Asbestos Known to be Present?

Could Improvements Pre-Date 1990?

Observed Failure of Statutory Requirements

Asbestos Management Register

Asbestos Management Plan

Asbestos Comment

Our physical inspection did not identify any asbestos containing materials on site.

Our enquiries and physical inspection did not confirm the presence of any known asbestos containing materials on site.

Our enquiries and physical inspection identified improvements constructed post 1st January 1990 and same are unlikely to have any asbestos containing materials Our enquiries, investigations and physical inspection did not identify any obvious failure to comply with Statutory requirements related to asbestos issues associated with this workplace and property Our enquiries, investigations and physical inspection identified improvements that were constructed post 1st January 1990.

An asbestos management plan does not appear warranted for this workplace and property Our enquiries, investigations and physical inspection identified improvements that were constructed post 1st January 1990.

An asbestos management plan does not appear warranted for this workplace and property Based on our enquiries, investigations and physical inspection, we did not identify any significant asbestos risk issues considered to negatively affect the marketability or market value of this property.

Should our instructing client and or any reliant party have a concern about the possibility or extent of asbestos issues negatively impacting on the marketability or market value of the subject property, then we recommend same commission an independent asbestos report from a suitably qualified professional and to refer this valuation report and opinion of market value back to the valuer for review if asbestos issues are identified in this independent report.

In the interim, our valuation report and opinion of market value has been issued on the basis there are no asbestos issues that negatively affect the marketability or market value of this property.

Environmental Comment Based on our enquiries, investigations and physical inspection, we did not identify any significant environmental hazards, site contamination or asbestos issues that were considered to have a negative effect on the marketability or market value of this property.

Should our instructing client and or any reliant party have a concern about the possibility or extent of environmental hazards, site contamination or asbestos issues, it may be prudent to commission an

Date: 30/11/2017

Our Ref: 706561

Page 20 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

environmental audit report from an appropriately qualified person, referring this valuation report and opinion of market value back to the valuer for review if environmental hazards, site contamination or asbestos issues are revealed. In the interim, our valuation report and opinion has been made on the basis of no environmental hazards, site contamination or asbestos issues.

Environmental Statement Site Description - Environmental Risks You acknowledge that We have endeavoured to comment on all areas of Environmental concern based on Our superficial inspection of the property. An actual environmental audit may reveal matters that affect Our valuation herein that were not readily discernible at the time of inspection. In such an event, We reserve the right to reconsider our Valuation figure herein;

You acknowledge and recognise that We are not expert in identifying environmental hazards and compliance requirements affecting properties. We have, however, endeavoured to superficially identify all matters of environmental concern and the effect they might have on the value of the property. However, We will not be held liable nor responsible for any failure to identify all such matters of environmental concern and the impact, which any environmental related issue has on the property and its value including loss arising from site contamination; or the non-compliance with any environmental laws; or costs associated with the clean-up of a property in which an environmental hazard has been recognised, including action by the relevant Environmental Protection Authority to recover clean-up costs pursuant to the relevant Environmental Protection Act.

9.0

RECENT SALES HISTORY

Last Recorded Sale Price

$137,500

Last Recorded Sale Date

30/03/1995

Recent Sales History Comment

Previous sale not considered relevant in the current market

10.0

OCCUPANCY DETAILS

Occupancy Overview Occupancy Type

Owner occupied

Outgoings Outgoings Verification

Date: 30/11/2017

Provided by the borrower

Our Ref: 706561

Page 21 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Itemised Outgoings and Analysis

Outgoings equate to $77/m², which is generally in line with market rates for this type of property

Outgoings Comment

11.0

MARKET EVIDENCE

Rental Evidence In support of our opinion of the assessed annual market rental value for the subject property, we have had regard to the following rental evidence amongst others: -

Rental Evidence Summary Address

Broad Use

Space Use

Lease Date

1/102 Beaufort Street, Perth

Commercial

Strata

97/33 Newcastle Street, Perth

Commercial

11/440 William Street, Perth

12/17 Prowse Street, West Perth

Date: 30/11/2017

01/09/2017

Lease Term 3.0

Lease Option 6.00

Strata

11/07/2017

3.0

3.00

Commercial

Strata

01/07/2017

5.0

5.00

Commercial

Strata

01/10/2017

1.0

0.00

Our Ref: 706561

Comparison Larger lettable area. Better exposure however more dated building. Lack of dedicated parking. A higher rate per square metre will apply to the subject.

Larger lettable area.

Modern building. Superior location. Overall, a lower rate per square metre will apply to the subject.

Larger lettable area in a modern building with greater exposure. Overall a superior property with a stronger lease in place. A similar rate per square metre will apply to the subject.

West Perth is considered a broadly comparable location. This unit offers a much smaller lettable area to the subject. Lease covenant is relatively weak which is reflected in the higher lettable area rate.

Overall, an inferior property with a much lower rate per

Page 22 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

15/4 Ventnor Avenue, West Perth

Commercial

Strata

20/02/2017

2.0

0.00

square metre will apply to the subject.

Smaller lettable area. Dated buildings. Broadly comparable location.

Overall, an inferior property. A similar rate per square metre will apply to the subject.

Following is a graphical interpretation of our rental evidence;

Rental Evidence Detail A more detailed review of the most comparable rental evidence from the above table is as follows;

Date: 30/11/2017

Our Ref: 706561

Page 23 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd 1/102 Beaufort Street, Perth, WA 6000 Tenant Name:

Unknown

Lettable Area m2 / Rate pm2:

85 / $150

Annual Rental:

$12,750

Lease Commencement:

1-Sep-2017

Lease Term:

3

Lease Expiry:

31-Aug-2020

Lease Option:

6

Rent Reviews:

Annual CPI/ Market Expiry

Outgoings Basis:

Net

Incentive Comment:

No incentives

Description: This comprises a centrally located, ground floor office fronting a busy road giving good exposure and close to restaurants and cafes. The property features two open plan office spaces which can easily be configured, communal toilets. Car accommodation is not included in the lease.

Comparison to Subject Property: Larger lettable area. Better exposure however more dated building. Lack of dedicated parking. A higher rate per square metre will apply to the subject.

Date: 30/11/2017

Our Ref: 706561

Page 24 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd 97/33 Newcastle Street, Perth, WA 6000 Tenant Name:

Unknown

Lettable Area m2 / Rate pm2:

97 / $309

Annual Rental:

$30,000

Lease Commencement:

11-Jul-2017

Lease Term:

3

Lease Expiry:

10-Jul-2020

Lease Option:

3

Rent Reviews:

Annual Fixed 3%/ Market Expiry

Outgoings Basis:

Net

Incentive Comment:

3 months’ rent free.

1ecure car bay at no additional charge. Net effective rent $252 per sqm.

Description: The property comprises a ground floor, street front office suite in a newly finished 96 apartment complex on a busy road that has great exposure and close to cafes and restaurants. The space features reverse cycle a/c, internal toilet, open plan layout and a secure undercover car bay.

Comparison to Subject Property: Larger lettable area. Modern building. Superior location. Overall, a lower rate per square metre will apply to the subject.

Date: 30/11/2017

Our Ref: 706561

Page 25 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd 11/440 William Street, Perth, WA 6000 Tenant Name:

Unknown

Lettable Area m2 / Rate pm2:

189 / $200

Annual Rental:

$37,800

Lease Commencement:

1-Jul-2017

Lease Term:

5

Lease Expiry:

30-Jun-2022

Lease Option:

5

Rent Reviews:

Other

Outgoings Basis:

Net

Incentive Comment:

2 months’ rent free reflecting a net effective rent of $193/m². 2 secure car stacker bays @ $250 per month each.

Description: The property comprises a large second floor office suite in a brand new 3-level building located on the busy road of William Street with great street exposure providing easy access to the CBD and Freeways. The office features male, female and disabled WC's with an open plan office and two secure car stacker bays. The building complex has a common courtyard, atrium and end of trip facilities including showers, change rooms and lockers.

Comparison to Subject Property: Larger lettable area in a modern building with greater exposure and car accommodation. Overall a superior property. A similar rate per square metre will apply to the subject given economies of scale.

Date: 30/11/2017

Our Ref: 706561

Page 26 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd 12/17 Prowse Street, West Perth, WA 6005 Tenant Name:

Unknown

Lettable Area m2 / Rate pm2:

32 / $299

Annual Rental:

$9,564

Lease Commencement:

1-Oct-2017

Lease Term:

1

Lease Expiry:

30-Sep-2018

Lease Option:

0

Rent Reviews:

Unknown

Outgoings Basis:

Gross

Incentive Comment:

Nil

Description: This office is positioned on level two, with access from ground floor lobby by elevator. Open floor plan, air conditioned and a short walk from City West Train Station and CAT bus service route. Common facilities (in addition the 32 sqm area) include kitchenette, male and female bathrooms. Single undercover cay bay at no extra rent.

The premises are leased for 12 months from 1st October 2017 at $9,563.9.00 p.a. gross plus GST. Comparison to Subject Property: West Perth is considered a broadly comparable location. This unit offers a much smaller lettable area to the subject. Lease covenant is relatively weak which is reflected in the higher lettable area rate. Overall, an inferior property with a much lower rate per square metre will apply to the subject. We are mindful of the gross lease negotiation.

Date: 30/11/2017

Our Ref: 706561

Page 27 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd 15/4 Ventnor Avenue, West Perth, WA 6005 Tenant Name:

Confidential

Lettable Area m2 / Rate pm2:

58 / $172

Annual Rental:

$10,000

Lease Commencement:

20-Feb-2017

Lease Term:

2

Lease Expiry:

19-Feb-2019

Lease Option:

Nil

Rent Reviews:

Annual Fixed 4%/ Market Expiry

Outgoings Basis:

Net

Incentive Comment:

After considering the car bay at $130pbpcm, this equates to a net effective rent of $146 per square

Description: This property comprises an office suite positioned to the first floor of 3 level development. The unit provides a front reception / open plan area, two offices, kitchenette, carpet floor coverings and air-conditioning. The property is accessible by elevator and internal stair access and has use of a single car bay. The lease commenced 20/02/17 with a lease term of 2 years. Current passing rent is $10,000 per annum. Outgoings are $12,500 annually.

After considering the car bay at $130pbpcm, this equates to a net effective rent of $146 per square metre.

Comparison to Subject Property: Smaller lettable area. Dated buildings. Broadly comparable location. Overall, an inferior property. A similar rate per square metre will apply to the subject.

Rental Evidence Conclusions Factors Taken into Account for Comparison with Subject

Location, Net lettable area, Condition and quality of improvements, Lease terms and conditions, Type of asset and price point, Market sentiment at date of transaction

Unit of Comparison

$ per m2 per annum of net lettable area

Gross or Net Rental

Net

Value Range - Summary

$150 to $309

Value Range - Detail - Most Comparable

$160 to $200

Assessed Market Rental/Unit of Comparison

$170

Market Rental per Annum

$13,430

Plus Car Bays

1 x bay @ $250 per bay per month ($3,000 per annum)

Total Assessed Market Rental

$16,430

Adopt (rounded)

$16,400 per annum, net of GST & outgoings

Date: 30/11/2017

Our Ref: 706561

Page 28 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Rental Evidence Comments Market Value Rental Rate per m2 per annum Analysis: The comparable rental evidence herein indicates a market value rental rate per m2 per annum within the range of $150 to $309 with the upper end of the range generally being for properties with a high standard of contemporary style accommodation with on-site car parking and or strong lease covenants. The lower end of the range is typically for properties with a lower standard of older accommodation with limited on-site car parking.

Having regard to the rental evidence, current market conditions and other pertinent matters previously mentioned herein, we are of the opinion that a realistic net market value rental rate per m2 per annum applicable to the subject property would be within the range of $160 to $200.

Rental Evidence Comment

It is our conclusion that a rental rate per m2 per annum applicable for the subject property would be towards the midpoint of this range given its inherent characteristics and for the purpose of this valuation opinion, we have assessed a net market value rental rate per m2 per annum of $170.

We have also adopted a rate of $250 per month for the single covered car bay.

Sales Evidence In support of our assessment of the market value for the subject property, we have had regard to the following sales evidence amongst others: -

Sales Evidence Summary Yield (%)

Comparison

152

Building Area Rate ($pm2) 4,046

5.35

Strata

50

4,400

6.90

24/07/2017

Strata

114

5,570

5.00

09/09/2017

Strata

86

3,837

5.50

Superior location. Modern building with city views from balcony.

Larger lettable area. Similar car accommodation. Overall, a superior property. A lower rate per square metre will apply to the subject.

Smaller lettable area. Situated in a more modern development.

Overall, an inferior property. A lower rate per square metre will apply to the subject given the relative size of this unit.

Larger unit with better fitout and car accommodation. Overall, a superior property. A lower rate per square metre will apply to the subject.

Situated on the ground floor of the subject development. Superior street front position having greater

Address

Sale Price ($)

Sale Date

Space Use

Building Area (m2)

4/101 Francis Street, Northbridge

615,000

04/07/2017

Strata

2/6-12 Serich Lane, Northbridge

220,000

17/03/2017

28 John Street, Northbridge

635,000

3/120-122 Lake Street, Perth

330,000

Date: 30/11/2017

Our Ref: 706561

Page 29 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

32/4 Ventnor Avenue, West Perth

160,000

04/09/2017

Strata

48

3,333

5.25

14/1 Braid Street, Perth

588,000

23/02/2017

Strata

132

4,455

5.96

exposure. Similar lettable area.

Overall, a comparable property.

Similar rate per square metre to apply to the subject.

Inferior location. Dated buildings.

Smaller lettable area. Overall, an inferior property. A higher rate per square meter will apply to the subject.

Larger unit with better exposure and parking. Modern Building.

Overall, a superior property. A lower rate per square metre will apply to the subject.

Sales Evidence in Detail In support of our assessment of the market value for the subject property, we have had regard to the following sales evidence amongst others: -

Date: 30/11/2017

Our Ref: 706561

Page 30 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

4/101 Francis Street, Northbridge, WA 6003 Sale Price:

$615,000

Sale Date:

4-Jul-2017

Building Area (m2) / Rate (m2) Building:

152 / $4,046

Yield (%):

5.33%

Vendor:

Momentum North Pty Ltd

Purchaser:

Vanderschtonk Holdings PTY LTD & Ginger Boys Superannuation

Description: This property comprises a first-floor office in a 3 level commercial building. The development has good access to public transport, cafe's and retail facilities. The unit is partitioned into 5 offices with a larger open plan area, boardroom, reception, and kitchen. Features include good natural lighting, suspended ceilings, common toilets and shower, lift access, and a balcony with city views. Car accommodation is provided by a secure single car bay.

Sold with vacant possession. Analysed yield of 5.35% based on a market rent of $200/m², 1 x car bay at $250 pbpcm and 3 months leasing up allowance.

Comparison to Subject Property: Superior location. Modern building with city views from balcony. Larger lettable area. Similar car accommodation. Overall, a superior property. A lower rate per square metre will apply to the subject.

2/6-12 Serich Lane, Northbridge, WA 6003 Sale Price:

$220,000

Sale Date:

17-Mar-2017

Building Area (m2) / Rate (m2) Building:

50 / $4,400

Yield (%):

6.90%

Vendor:

Paula Durrant & Simon Durrant

Purchaser:

DKY World PTY LTD

Description: A ground floor strata office in a two-level mixed use Residential / Commercial building. The unit provides for a reception area, partitioned meeting room, kitchenette, ablutions. Features include suspended ceilings and split system airconditioning. Car accommodation is provided by a secure car bay.

Sold with a 5-year lease in place, with a commencing rent of $16,125 net. Sold in a sale and lease back scenario, with an inflated commencing rent, reflecting an initial yield of 7.33%. Analysed yield of 6.9%, based on a more realistic rent of $250/m², plus parking and adjustment for profit rent.

Comparison to Subject Property: Smaller lettable area. Inferior location with frontage to a small narrow laneway., Situated in a more modern development.

Overall, an inferior property. A lower rate per square metre will apply to the subject given the relative size of this unit.

Date: 30/11/2017

Our Ref: 706561

Page 31 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

28 John Street, Northbridge, WA 6003 Sale Price:

$635,000 (under offer, yet to settle)

Sale Date:

24-Jul-2017

Building Area (m2) / Rate (m2) Building:

114 / $5,570

Yield (%):

5.00%

Vendor:

Rhodes

Purchaser:

Unknown

Description: This property comprises a first floor office situated in a terrace style development on the corner of Fitzgerald and John Street. Accommodation includes a reception area, boardroom, separate kitchen and bathroom and balcony with city skyline glimpses. Car accommodation is provided by two secure parking bays.

Sold with vacant possession. Analysed yield of 5.00% based on a market rent of $240/m², 2 x car bay at $250 pbpcm and 3 months leasing up allowance.

Comparison to Subject Property: Larger unit with better fitout and car accommodation. Overall, a superior property. A lower rate per square metre will apply to the subject.

3/120-122 Lake Street, Perth, WA 6000 Sale Price:

$330,000

Sale Date:

9-Sep-2017

Building Area (m2) / Rate (m2) Building:

86 / $3,837

Yield (%):

5.50%

Vendor:

Swee Tong Kor & Tin Leing OO

Purchaser:

Unknown

Description: A ground floor office in a mixed use Residential / Commercial development. The unit provides an open plan office area with kitchenette and toilet facilities. Features include fluorescent strip lighting and split system air-conditioning. Car accommodation is provided by a single car bay.

Sold with vacant possession. Analysed yield of 5.50% based on a market rent of $180/m², 1 x car bay at $250 pbpcm and 3 months leasing up allowance.

Comparison to Subject Property: Situated on the ground floor of the subject development. Street front position having greater exposure. Similar lettable area. Overall, a comparable property. Similar rate per square metre to apply to the subject.

Date: 30/11/2017

Our Ref: 706561

Page 32 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

32/4 Ventnor Avenue, West Perth, WA 6005 Sale Price:

$160,000

Sale Date:

4-Sep-2017

Building Area (m2) / Rate (m2) Building:

48 / $3,333

Yield (%):

5.25%

Vendor:

Valmai Ether Kelly Arthur Thomas Tilley

Purchaser:

Zamabwe Pty Ltd.

/

Description: Comprises a 48m² commercial unit situated to the third floor of an older style 5 storey concrete tilt panel building. Sold as a shell in basic condition. The subject has use of a partially covered ground floor car bay. Access to the subject is by elevator or internal stairs. High outgoings in this building.

Sold with vacant possession. Analysed yield of 5.25% based on a market rent of $135/m², 1 x car bay at $200 pbpcm and 9 months leasing up allowance.

Comparison to Subject Property: Inferior location. Dated buildings. Smaller lettable area. Overall, an inferior property. A higher rate per square meter will apply to the subject.

14/1 Braid Street, Perth, WA 6000 Sale Price:

$588,000

Sale Date:

23-Feb-2017

Building Area (m2) / Rate (m2) Building:

132 / $4,455

Yield (%):

5.96%

Vendor: Purchaser:

Daryuos TalebiDarestani & Razieh T l bi D i Tai Feng (WA) PTY LTD

Description: Ground floor inner city office with two secure car bays, reception, boardroom, kitchenette, toilet and breakout area. Good exposure to busy Newcastle Road. Corner position.

Sold with vacant possession. Analysed yield of 5.96% based on a market rent of $225/m², 1 x car bay at $250 pbpcm and 3 months leasing up allowance.

Comparison to Subject Property: Larger unit with better exposure and parking. Modern Building. Overall, a superior property. A lower rate per square metre will apply to the subject.

Date: 30/11/2017

Our Ref: 706561

Page 33 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Sales Evidence Conclusions We provide the following conclusions based on our analysis of the herein sales evidence amongst others;

Factors Taken into Account for Comparison with Subject Property

Location, Net lettable area, Condition and quality of improvements, Market conditions at date of sale, Analysed Yield, Type of asset and price point, Supply and demand to purchase this type of property, Market sentiment at date of transaction

Unit Of Comparison

$ per m2 of net lettable area

Value Range - Summary

$3,333 to $5,570

Value Range – Detail

$3,700 to $4,000

Assessed Rate

$3,800

Unit Of Comparison

Net market yield

Value Range - Summary

5% to 7%

Value Range – Detail

5% to 6%

Assessed Rate

5.5%

Sales Evidence Comments Lettable area Rate per m2 Analysis: The comparable sales evidence herein indicates a net lettable area rate per m2 within the range of $3,333 to $5,570 with the upper end of the range generally being for properties with more modern buildings and car accommodation and the lower end of the range typically being for properties with more dated buildings and lesser car accommodation amongst others.

Sales Evidence Comment

Having regard to the sales evidence, current market conditions and other pertinent matters previously mentioned herein, we are of the opinion that a realistic building rate per m2 applicable to the subject property would be within the range of $3,700 to $4,000.

It is our conclusion that a building rate per m2 applicable for the subject property would be towards the lower end of this range given its inherent characteristics and for the purpose of this valuation opinion, we have assessed a building rate per m2 of $3,800.

Net market yield Analysis: Majority of similar units have sold with vacant possession. In this scenario, we have adopted what we perceive a fair market rent to be, in order to gauge an analysed yield. Yields are generally falling between 5.0% and 6.0%, for properties in this asset class. We have adopted 5.5% in this instance.

Date: 30/11/2017

Our Ref: 706561

Page 34 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Market Evidence Statement Sales Evidence The sales or leasing evidence which We have utilised has been obtained from reliable sources including RP Data (licensed resellers of State Government sales data). We have also, where possible, had discussions with Estate Agents to undertake a process of verification of the data. Should it be revealed that any of the sales or leasing information stated herein, upon which We have relied, is incorrect or misleading, We reserve the right to reconsider our opinion of Market Value as determined herein.

In analysing the sales and/or leasing evidence referred to herein, it is noted that we have attempted to ascertain whether or not the sale price/rental is inclusive or exclusive of the Goods and Services Tax (GST). Apropos sales evidence, it is emphasised that the State government sales records do not currently differentiate between or record whether or not the sale price is inclusive or exclusive of GST. Where we have not been able to verify whether or not GST is included in the sale price, we have assumed that the State Government sales record sale prices exclusive of GST. Should this not be the case for any particular sale used as evidence, we reserve the right to reconsider our valuation.

12.0

GENERAL COMMENTS

Lettability Tenancy Profile

The property primarily appeals to small business operators.

Tenancy Demand

Limited leasing activity in general for this type of property

Market Lease Terms and Conditions

Typical lease terms for this style of property are 1 – 3 years, plus option periods. Face rents have fallen significantly, although good incentives are still offered, where face rents are inflated.

Marketability Purchaser Profile Demand and Affordability

Most probable buyer profile for this property is an owner occupier Low demand in this market sector, the property is at an affordable price point.

Method of Sale

Private Sale (Agent)

Selling Period

3 - 6 months

General Market Comments When considered from a re-letting and vacancy viewpoint there is an oversupply of older-style stock available, and leasing conditions for this type of stock are extremely competitive. Rents have fallen considerably over the past 3 year period.

General Market Comments

Date: 30/11/2017

This class of property is typically more appealing to an owneroccupier market. Demand from this sector is still low, and buyers have very much a bargain hunting mentality. The cheap cost of funds, and affordable nature of units like the subject, makes purchasing rather than leasing an appealing option.

Our Ref: 706561

Page 35 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

13.0

VALUATION APPROACH AND CONCLUSIONS

Valuation Approach Primary Approach

Direct Comparison Approach

Secondary Approach

Investment Income Capitalisation Approach

Basis for Assessment

Primary Approach

Secondary Approach

Market Value subject to Vacant Possession - As Is

Direct Comparison Approach

Investment Income Capitalisation Approach

Valuation Approach Comments To consider our valuation of the subject property we have, where appropriate, adopted two valuation approaches.

The valuation approaches include the Direct Comparison Approach which involves comparing the subject property to comparable sales and letting transactions, usually on a lettable area rate per m2 basis; and the Investment Income Capitalisation Approach which involves estimating the net maintainable income receivable from the property and capitalising this to derive a value. In the case of the Investment Income Capitalisation Approach we draw on elements of Direct Comparison as to the input parameters for this approach.

In selecting the most appropriate primary approach to valuation, we have been mindful of the following determining factors as to the suitability of each approach.

If the property is currently leased as an investment property, we would adopt the Investment Income Capitalisation Approach as the primary valuation method. However, if the property is vacant or owner occupied, we would be guided by the manner in which similar properties are transacted in the market i.e. whether or not they are sold predominantly on an investment basis or, alternatively, owner occupier basis, in which case the direct comparison approach may be more appropriate.

We have adopted the Direct Comparison Approach, as our primary method in this instance.

We consider that these approaches provide the most reliable indication as to the highest and best use market value for the subject property.

Each approach is considered below:-

Direct Comparison Approach:

Lettable area @ 79m² Lettable area @ 79m² Direct Comparision Approach Adopt

Date: 30/11/2017

CAPITALISATION APPROACH CALCULATION Rate $/m² $3,700 $4,000 $3,800 $3,800

Our Ref: 706561

Value $ $ $ $

292,300 316,000 300,200 300,000

Page 36 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

Investment Income Capitalisation Approach: CAPITALISATION APPROACH CALCULATION Adopted Market Rent Less Non Recoverable outgoings Net Market Rent

$ $ $

16,400 16,400

$

298,182

3 $ 3 $ 15% $

(4,100) (4,100) (2,460)

Less Total adjustments

$

(10,660)

Adjusted Capitised Value Rounded Market Value

$ $

287,522 290,000

Market Capitilisation Rate

5.50%

Capitilised Value Letting Up Period (lost rent)-Months Non Recoverable Outgoings -Months Agents Leasing Commision -%

Sensitivity Analysis:

Sensitivity Factor -10% -5% Net Market Yield 5% 10%

-10% $ 14,760 4.95% $ 287,522 5.23% $ 271,828 5.50% $ 5.78% $ 6.05% $

257,704 244,924 233,307

SENSITIVITY ANALYSIS -5% Net Market Rent $ 15,580 $ 16,400 $ 304,087 $ 320,653 $ 287,522 $ 303,216 $ $ $

272,613 259,124 246,861

$ $ $

287,522 273,323 260,414

$ $ $

+5% 17,220 337,219 318,909

$ $ $

+10% 18,040 353,784 334,603

$ $ $

302,431 287,522 273,968

$ $ $

317,340 301,721 287,522

Valuation Reconciliation Basis for Assessment

Primary Approach Value

Market Value subject to Vacant Possession - As Is

$300,000

14.0

Market Value $300,000

INSURANCE REPLACEMENT COST ESTIMATE

Basis of Estimate

15.0

Secondary Approach Value $290,000

The subject property is part of a Strata Titled complex, and as such, we will refer you to the Owners Corporation for insurance replacement costs.

GOODS AND SERVICES TAX

Inclusive or Exclusive of GST

Exclusive

GST Statement

We have adopted the following approach to valuation apropos Goods and Services Tax: That GST would be payable

Date: 30/11/2017

Our Ref: 706561

Page 37 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

over and above our valuation amount herein. (In this case we have also assumed that the implied purchaser would be registered for GST, happily pay the GST over and above the purchase price and claim an appropriate Input Tax Credit).

16.0

VALUATION DEFINITIONS MARKET VALUE is the estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm’s length transaction after property marketing and where the parties had each acted knowledgeably prudently and without compulsion.1

Definitions

17.0

MARKET RENT is the estimated amount for which an interest in real property should be leased on the valuation date between a willing lessor and a willing lessee in an arm’s length transaction after proper marketing and where the parties had each acted knowledgeably prudently and without compulsion.2

TERMS AND CONDITIONS

Explanation 1.

The following terms and conditions are the standard terms and conditions that apply to all Valuations or the Valuation Services or consultancy services and Services provided by Preston Rowe Paterson Perth Pty Ltd

2.

These terms and conditions form part of the appointment of Preston Rowe Paterson Perth Pty Ltd by the Client to provide the Services.

3.

Preston Rowe Paterson Perth Pty Ltd and its valuers are members of a Limited Liability Scheme in the meaning of the Professional Standards Act 1994.

4.

The Valuation and all Valuation Services are provided by Preston Rowe Paterson Perth Pty Ltd subject to these Terms and Conditions;

Definitions 5.

The following definitions apply to these Terms and Conditions and the provision of our Valuations, Valuation Services and Services:“Client" shall mean ‘Confidential information’ means information that: (a) Is by its nature confidential; (b) Is designated by Us as confidential; (c) You know or ought to know is confidential; and (d) Includes, without limitation: (i) Information comprised in or relating to any of Our intellectual property in the Services or any reports or certificates provided as part of the Services; and

1As

defined by the International Valuation Standards 2017

2As

defined by the International Valuation Standards 2017

Date: 30/11/2017

Our Ref: 706561

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Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

(ii) The Quotation which We have provided to You. ‘Date Of Valuation’ means, in relation to any Valuation, Valuation Services, Services or consultancy services or advice, the date of preparation of our report or the specific date as at which our opinions are stated to apply (the Relevant Date).

‘Director’ means a Director noted on the Australian Securities and Investment Companies (ASIC’s) records for Preston Rowe Paterson Perth Pty Ltd ‘Fee’ means the amount agreed to be paid for the Services by You as set out in the Quotation.

‘Limited Liability Scheme’ means a scheme pursuant to the Professional Standards Legislation in the State of Western Australia ‘Parties’ means You and/or Us as the context dictates.

‘Quotation’ means the written quote provided by Us in relation to the Services.

‘Relevant Date’ means the specific date that our opinion is stated to apply where we are instructed to value at a specific date other than the date of inspection.

‘Services’ means the Valuation, Valuation Services, asset management, property management, facilities management or consultancy services or advice provided by Us pursuant to these Terms and Conditions and the Quotation.

"Valuation" shall include a Valuation, Valuation services, or feasibility study, made or given in relation to any real or personal property, freehold or leasehold property, asset, liability or item or items of plant and machinery, proposed development, infrastructure, carbon, water or native title property right, business, fixtures, fittings or other property; “Valuation Services", shall include any oral or written advice, opinion, recommendation or statement communicated to the Client by Us consequent upon or incidental to the request for a Valuation; “Valuer” means the individual valuer that has undertaken the valuation or valuation services; ‘We’, ‘Us’, ‘Our (s)’ means Preston Rowe Paterson Perth Pty Ltd , our employees, contractors, servants and agents; ‘You’, ‘Your’ means the Client engaging Us to perform the Valuation, Services or Valuation Services;

Quotation 6.

Prior to commencing work We will provide you with a Quotation that sets out who the report is for; the purpose for which the report is being prepared and the fee to be charged. You agree that: (a) you will not use any advice we provide for any purpose other than as stated in the Quotation; (b) you will not pursue any claim against Us for any loss you suffer because you have used Our advice for any other purpose; (c) you will keep this report confidential, unless otherwise agreed by Us in writing; and (d) you will indemnify Us in relation to any loss suffered by a third party that relies on Our advice without first receiving our written consent to do so.

Your Obligations 7.

You agree that: (a)You will not use any advice We provide for any purpose other than as stated in the Quotation;

Date: 30/11/2017

Our Ref: 706561

Page 39 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd (b)You will not pursue any claim against Us for any loss You suffer because You have used Our advice for any other purpose; (c)You will keep this report confidential, unless otherwise agreed by Us in writing; and (d)You will indemnify Us in relation to any loss suffered by a third party that relies on our advice without first receiving Our written consent to do so.

8.

You warrant that the instructions and subsequent information supplied by You contain a full and frank disclosure of all information that is relevant to Our provision of the Valuation, Valuation Services or Services. You also accept all risk and any loss that might occur should you withhold any relevant information from Us.

9.

You warrant that all third party expert or specialist reports provided to Us by You for the purpose of Us providing the Valuation, Valuation Services or Services are provided with the authority of the authors of those reports.

10. You authorise and licence Us to incorporate Your intellectual property within Our report(s).

11. The Valuation and all Valuation Services are provided by Us solely for the use of the Client. You will not release any part of Our valuation or consultancy report or its substance to any third party without the written consent of one of Our Directors. Such consent will be provided at Our absolute discretion and on such conditions as We may require including that a copy of these Terms and Conditions must be provided to such third party. This clause shall not apply to persons noted as recipients in Your prior instruction to Us or in the Quotation provided. You are obligated to provide any such recipient with a copy of these Terms and Conditions.

12. If You release any part of the valuation or consultancy advice or its substance with Our written consent, You agree: a) to inform the other person of the terms of our consent; and b) to compensate Us if You do not do so. We have no responsibility to any other person even if that person suffers damage as a result of any other person receiving this Valuation, Valuation Services, Services or consultancy advice.

13. You are agree that We do not and will not assume any responsibility to any person other than the Client for any reason whatsoever including, without limiting the generality of the foregoing, for breach of contract, negligence (including negligent mis-statement) or wilful act or default of itself or others by reason of or arising out of the provision of the Valuation, Valuation Services or Services and notwithstanding that any damages have been suffered or incurred by that person as a result of the provision of this Valuation or those Valuation Services to the Client or the use of either of them (or any part of either of them) by the Client for any purpose whatsoever; 14. You must pay our Fees within 14 days of the date of a correctly rendered invoice, unless otherwise dealt with in the Quotation. Fees that remain unpaid for a period of 30 days or more will attract an administration charge of 2% of the total of the invoice calculated per month or part thereof.

15. You agree that We reserve the right to reconsider or amend the Valuation, Valuation Services, Services or consultancy advice, or the Fee set out in Our Quotation to You, if we identify information or facts that were not provided to Us in the at the time of quoting that reveal that the task is much greater than we initially anticipated from the information you provided. In such circumstances, once We have identified additional issues that necessitate additional work, we will advise you of the additional fees for additional time required to complete the task.

16. You agree that neither the whole nor any part of Our Valuation or the substance of any of Our Valuation Services or Services may be communicated to any third party (whether by way of inclusion in a document, circular, statement, prospectus, Product Disclosure Statement (PDS), public offer document or otherwise) without first obtaining the written consent of one of Our Directors. Neither the whole nor any part of Our valuation report or Valuation Services report or any reference to it may be included in any published document, circular or statement, prospectus, Product Disclosure Statement (PDS), public offer document, nor published in any way, without written approval by one of Our Directors as to the form and context in which our Valuation or Valuation Services may appear. Notwithstanding the foregoing, the Client agrees that in the event that it does communicate to a third party the whole or any part of this Valuation or the Valuation Services it shall also communicate to that third party these Terms and Conditions.

Furthermore You agree to indemnify Us in the event of any failure so to do; 17. You agree that every right, immunity, exemption and limitation or liability in these terms and conditions shall continue to have its full force and effect in all circumstances notwithstanding any breach of contract or the Terms and Conditions hereof by Us or any person entitled to the benefit of these Terms and Conditions;

Date: 30/11/2017

Our Ref: 706561

Page 40 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd 18. You agree that if any provision or any part of a provision hereof is unenforceable for any reason whatsoever, such unenforceability shall not affect any other part of such provision or any other provision of these Terms and Conditions; 19. You will only use the valuation or valuation services for the specific purpose stated by us. You agree that you will not use the valuation or valuation services for any other purpose, unless you have our expert's written consent to do so.

Intellectual Property 20. All Our intellectual property contained within any advice We provide, remains Our property. We only grant you licence to use Our intellectual property to carry out the purpose for which the advice was provided

Valuation only for First Mortgage Security 21. Where the Services are provided for mortgage purposes, You agree that You will not use the Valuation or Valuation Services report where the property:a) is used as security other than by first registered mortgage; b) is used as part of a group of securities (except where the property forms part of a trust); or c) is used as security for more than one loan.

22. Any wavier of this requirement must be approved in writing by one Our Directors.

23. We will not accept any liability or responsibility to second or subsequent mortgagees whom have not instructed Us;

Length of Time Our Valuation or Valuation Services can be relied upon 24. Our Valuation and or Valuation Services are current at the Date of Valuation only. The value assessed in Our Valuation or Valuation Services Report may change significantly and unexpectedly over a relatively short period of time (including as a result of general market movements or factors specific to the particular property). We do not accept liability for losses arising from such subsequent changes in value. Without limiting the generality of the above comment, We do not assume responsibility or accept any liability where the valuation is relied upon after the expiration of ninety (90) days from the date of the valuation, or such earlier date if you become aware of any factors that have any effect on the valuation. Notwithstanding the above You accept that our Valuation and or Valuation Services are current as at the Date of Valuation only and no representation or warranty is made as to the future value of the property.

Obligation for Prudent Lending Practises – Lender Client 25. This valuation is prepared on the assumption that the lender as referred to in the valuation report (and no other), may rely on the valuation for mortgage finance purposes and the lender has complied with its own lending guidelines as well as prudent finance industry lending practices, and has considered all prudent aspects of credit risks for any potential borrower, including the borrower’s ability to service and repay any mortgage loan. Further, the valuation is prepared on the assumption that any such lender is providing mortgage financing at a conservative and prudent loan to value ratio. This clause (Prudent Lends Clause) only applies if the lender is not a lender regulated by the Banking Act of 1959.

Assignment of Valuation or Valuation Services 26. You acknowledge that We reserve the right, at Our absolute discretion, to determine whether or not to assign Our valuation to any third party. Without limiting the extent of Our discretion, We may decline a request for assignment where: a) the proposed assignee is not a major recognised lending institution (such as a bank or other lender regulated by the Banking Act 1959); b) the assignment is sought in excess of 3 months after the date of valuation; c) we consider that there has been a change in conditions which may have a material impact on the value of the property; d) the proposed assignee seeks to use the valuation for an inappropriate purpose; or e) Our Fee has not been paid in full.

Date: 30/11/2017

Our Ref: 706561

Page 41 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd 27. Where We decline to provide an assignment We may be prepared to provide an updated valuation on terms to be agreed at that time.

28. In the event that You request us to assign Our valuation and We agree to do so, You authorise Us to provide to the assignee a copy of these Terms and Conditions, the original Quotation and any other document, including instructions provided by You, relevant to the scope of Our Valuation or Valuation Services.

Property or Valuation Circumstance Specific Qualifications, Assumptions and Conditions Precedent within our reports 29. We are providing You with our professional opinion as valuers. Our opinion is usually provided by way of a valuation report. That report will set out a number of important qualifications, assumptions and conditions precedent which We may need to make, in addition to these Terms and Conditions, relative to the circumstances of the particular property or properties (real or personal property) under consideration.

30. You agree to read these qualifications, assumptions and conditions precedent carefully, and understand that if the assumptions that we have made or relied on are circumstances that do not prevail or eventuate, or are found later to be inaccurate, Our opinion as to value may be materially different. You agree to solely bear the risk in relation to any loss you might suffer, should this occur.

31. The qualifications, assumptions, and conditions precedent that We make will usually depend on the circumstances of the property being valued and are made in relation to matters that We do not have expertise to verify or We cannot verify information provided to Us within the time required to complete the valuation. These will be set out in detail in the Valuation, Valuation Service report or Services report that We provide to You. 32. These qualifications, assumptions and conditions precedent typically will relate to:(a)Land contamination and environmental risk;(b)Town Planning Information;(c)Town Planning and Development Controls and Consents;(d)Title including Notifications on Title such as Easements, Caveats, Restrictions and other dealings;(e)Building Areas;(f) Building Structural Integrity;(g)Building Compliance with the Building Code of Australia;(h) Pest Infestation;(i) Leases, Licences and Tenancies;(j) Strata Title Certificates;(k) Plant and Equipment within Buildings;(l) The veracity of and sources of Sales and Letting Information and Transaction Data;(m) The nature of forecasting, future value assessment and discounted cash flow analysis; (n) The basis of Value where access to the property is restricted; and (o)Whether or not the property has been completed where a development.

33. You agree that we will include property specific qualifications, assumptions and conditions precedent within Our reports as circumstances require. Furthermore You agree that it is Your responsibility to carefully read and consider these qualifications, assumptions and conditions precedent and discuss them with Us if they cause You any concern.

Executive Summary 34. Our executive summary in Our Valuation or Valuation Services Report must be read in context of and in conjunction with the full valuation report of which this executive summary forms part. All comments, terms and conditions contained in the full valuation report and Quotation relate directly to this Executive Summary.

Expert Witness Services for litigation 35. If you retain us to provide services as an expert for any litigation, whether that be for a court or tribunal, you will provide us with a copy of the relevant rules that apply to expert witness reports and testimony. Those rules will take precedence over these terms and conditions in the event of any inconsistency, noting that: a) Court rules usually oblige an expert witness to acknowledge that their duty is solely to assist the court in resolution of the dispute b) Any expert witness that is considered to be acting as an advocate (rather than an independent expert) can be held liable for contempt of court; and An expert acting pursuant to the rules of the court or tribunal is immune from any claim for damages, given that our sole duty is to the court and not the client that engages us.

18.0

SPECIFIC ASSUMPTIONS, TERMS AND CONDITIONS

The client acknowledges;

Date: 30/11/2017

Our Ref: 706561

Page 42 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd Risk Assessment Matrix The Risk Analysis provided within Our report has been prepared based on information available to Us at the date of preparation of this report. Accordingly, We will not be held responsible, liable or negligent for any unforseen future market downturns.

The risk ratings in Our Valuation or Valuation Services Reports are provided as a guide to alert the reader of the report to issues which impact upon the value of the property. Each risk rating and feature should be considered in the context of the comments, terms and conditions contained within the report. We have, in some instances, estimated risk ratings based on matters identified at the time of inspection or upon review of documentation available. Should there be matters that impact upon the valuation and risk rating assessment herein that we are not aware of, we reserve the right to reconsider the risk ratings and valuation herein. Where the risk rating may be seen by You to contradict any comment or statement in Our report, to avoid any doubt, the comments and statements in Our report prevail.

Time based Issues Our valuation or valuation services have been prepared at a time when (add circumstance/major economic or world event).

Our valuation assumes that both economic and real estate markets will remain relatively stable subject to usual economic and real estate circumstances. In the event that there is an impact of the above events or abnormal circumstances on the economy and real estate markets in general we reserve the right to reconsider same.

Critical Assumptions Documents relied on and provided by Mortgagee/Mortgagor/Instructing Client/Reliant Party/Other Recommended Documents to Sight

Certificate of Title Body Corporate Statement (incl. Minutes and Financial Reports)  That the property is not subject to any encroachments or onerous restrictions on use or enjoyment, which are not listed on the title; 

That we have been provided with all information about the property known to the client, which might reasonably be expected to affect its valuation.



In the course of this valuation we have relied upon third party provided information which we have assumed to be correct.



We have not conducted a search of the Body Corporate records and our valuation assumes there are no outstanding requisitions or legal liabilities. We recommend the Introducer/Funder conduct a search of the Body Corporate records prior to the advancement of mortgage funds should they deem this necessary.

Verifiable Assumptions

Assumptions Requiring Further Consultancy Other Specific Assumptions Terms & Conditions

19.0



Not Applicable



Not Applicable

MARKET VALUE

We are of the opinion that the Market Value subject to Vacant Possession - As Is for 11/122 John Street, Perth, WA 6000 is in the sum of $50,000 (Fifty Thousand Dollars) as at the 30/11/2017 and subject to – Date: 30/11/2017

Our Ref: 706561

Page 43 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

1. The assumption that the valuation figure herein is Exclusive of Goods and Services Tax; 2. Good and marketable title, free from any encumbrances; 3. The comments contained herein; and 4. The terms and conditions contained herein.

20.0

FORCED SALE VALUE

We are of the opinion that the Forced Sale Value subject to Vacant Possession - As Is for 11/122 John Street, Perth, WA 6000 is in the sum of $20,000 (Twenty Thousand Dollars) as at the 30/11/2017 and subject to 1. The assumption that the valuation figure herein is Exclusive of Goods and Services Tax; 2. Good and marketable title, free from any encumbrances; 3. The comments contained herein; and 4. The terms and conditions contained herein.

21.0

VALUATION COMPLIANCE STATEMENT

Preston Rowe Paterson Perth Pty Ltd confirms that:

22.0

        

The statements of fact presented in this report are correct to the best of the Valuer’s knowledge.

The analyses and conclusions are limited only by the reported assumptions, terms and conditions.

The Valuer has no interest in the subject property.

The Valuer’s fee is not contingent upon any aspect of the report.

The valuation was performed in accordance with an ethical code and performance standards.

The Valuer has satisfied professional education requirements.

The Valuer has experience in the location and category of the property being valued.

The Valuer has made a personal inspection of the property.

No one, except those specified in this report, has provided professional assistance in preparing the report.



We confirm that neither Preston Rowe Paterson Perth Pty Ltd nor any of its Directors or employees has any pecuniary interest that could conflict with the proper valuation of this property.

VALUER SIGNATORIES

Reliance on this report should only be taken upon sighting the original document that has been signed by the inspecting valuer who has undertaken this valuation and counter signed by a Director of Preston Rowe Paterson Perth Pty Ltd or the Authorising valuer. The counter signatory verifies that this report is genuine, is issued and endorsed by Preston Rowe Paterson Perth Pty Ltd. Valuer who has undertaken this valuation

LETTER OF INSTRUCTION CERTIFICATE OF TITLE

Date: 30/11/2017

Our Ref: 706561

Page 44 of 45

Valuation of 11/122 John Street, Perth, WA 6000 Prepared for Liberty Financial Pty Ltd

STRATA PLAN LOCATION MAP IMMEDIATE LOCATION

GENERAL LOCATION

Date: 30/11/2017

Our Ref: 706561

Page 45 of 45