Property Investment Report: Radiance Manila Bay

Property Investment Report

THE RADIANCE MANILA BAY

Address: Roxas Blvd, Pasay, Metro Manila

PROPERTY RESEARCHED BY: Ramon Fernando Balbin, RFP, CIPS +63 915 943 7331 ramon.balbin@gmail.com

Table of Content Introduction ................................................................................................... 2 Developer ..................................................................................................... 2 The Project ................................................................................................... 3 Quality Inclusions, Fittings and Fixtures.................................................. 3 Development Component......................................................................... 3 Daylight, Lightning &Ventilation ............................................................... 3 Property Pictures .......................................................................................... 4 Area Growth ................................................................................................. 7 Economic Indicator ................................................................................... 7 Market Growth .......................................................................................... 7 Demand Drivers........................................................................................ 7 Area maps .................................................................................................... 8

The information contained within this document has been compiled from various sources. While we believe the information to be correct we take no responsibility for errors of omissions. Please ensure you validate all information.

Location Map ............................................................................................ 8 Satellite View ............................................................................................ 9 Street View ............................................................................................... 9 Video Presentation ..................................................................................... 10 Investment Proposition ............................................................................... 11 Value Plan .............................................................................................. 11 Other Notable Key Investment Indicators .............................................. 11 Snapshot................................................................................................. 11 AREA PROFILE ......................................................................................... 12

A rental analysis has been provided as an example only. It includes a number of assumptions that have a material impact. It should be assessed carefully and a rental analysis specific to your circumstances and objectives should be undertaken. We recommend you obtain appropriate legal and technical advice before buying property.

Greater Area Profile................................................................................ 12 Infrastructure Development .................................................................... 13 Financial Summary ................................................................................. 14 Rental Analysis ....................................................................................... 15 Financial Forecast .................................................................................. 16 Rent Comparabales ................................................................................... 17 Sale Comparables ...................................................................................... 18

PROPERTY RESEARCHED BY:

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Ramon Fernando Balbin, RFP, CIPS +63 915 943 7331 ramon.balbin@gmail.com

Introduction The Radiance Manila Bay is developed by Robinsons Land along Roxas Blvd famous of its majestic view of the Sunset. It is situated across Central Cultural of the Philippines Complex. It is anticipated to bring sound investment for Property Investor considering the Bay Area.

Developer Robinsons Land Corporation (RLC), one of the Philippines’ leading real estate companies, is involved in the development and operation of shopping malls and hotels, and is also one of the country’s most reputable developers of mixed-use properties, office buildings, residential condominiums, as well as land and residential housing developments, including socialized housing projects located in key cities and other urban areas nationwide.

RLC was incorporated on June 4, 1980 to serve as the real estate arm of JG Summit Holdings, Inc., one of the country’s largest conglomerates with diverse interests in branded consumer foods, agro-industrial and commodity food products, textile, telecommunications, petrochemicals, air transportation and financial services.

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The Project The Radiance Manila Bay is composed of two residential towers perfect for those seeking retreat to a relaxing lifestyle amidst the pulsating beat of the metropolis. A modern architectural design that applies green architecture. The Design philosophy takes inspiration from water, which is associated with luck and prosperity

Development Component

Quality Inclusions, Fittings and Fixtures Wardrobe closets Granite kitchen countertop with overhead and under counter kitchen cabinets Stainless steel kitchen sink with swivel faucet 2 burner cooktop with range hood for 1-bedroom units and FLOOR Homogenous tiles flooring at living, dining and kitchen Laminated wood flooring at bedroom areas Ceramic tiles flooring at toilet and bath and utility rooms

Daylight, Lightning &Ventilation Use of Reflective Glass for windows and balcony doors which minimizes direct heat inside units

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Property Pictures

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Area Growth Economic Indicator

Source: Leechiu Property Consultant/ / Trading Economics

Market Growth The City of Pasay is one of the cities in Metro Manila, the National Capital Region of the Philippines. It is bordered to the north by the City of Manila, Makati to the northeast, Taguig to the east, and ParaĂąaque to the south.

POPULATION: 392,869

Source: http://www.competitive.org.ph/cmcindex/

Housing Supply Why Pasay 1. Fast growth in demand for tourism facilities.

2. Connection to a 10-million market in Metro Manila 3. Proximity to the airport 4. Connection with global cities 5. New road infrastructures to bring more domestic tourists 6. City Hall is business friendly.

House

Units

829

35,773

Demand Drivers Target 12M tourist by 2022. 103% from 5.9M tourist arrivals last 2016

IT-BPM Sector has created a growing market for residential condominium

High demand for Casino employess local and foreign

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Area maps (Click Image)

Location Map

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Satellite View

Street View

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Video Presentation

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Investment Proposition Value Plan This opportunity represents a long term hold growth buying scenario. Investors are taking advantage of the current market timing in the Bay Area and taking advantage of an area undergoing massive amounts of investment and change, which will create strong demand into the future along with boosting the local economy.

Buying a property in a location facing the bay will never be repeated, It will cater for growth due to the development and the sheer location. Market growth will come in time as the fundamentals are poised to continue to grow.

Other Notable Key Investment Indicators • Walking Distance to University, CCP Complex, Baywalk and soon to be Solar city • Perfect for Highly Active Lifestyle • Facing Manila Bay famous of its Sunset • Large Cut of Units and Low Density.

• High Net Rental Yield • Low Price/Sqm compare to other developer • High Demand for Short Term lease as it is close proximity to Entertainment City, International Airport, MOA Complex, Makati City and other key tourism spot in the mtero.

Snapshot Property Type List Price Strategy Net Rental Yield After Tax Cash Flow Price/m2 ROI on Rentals Internal Size Total Purchasing Cost Turnover Date

Condominium 5,472,973 Buy and Hold Short Term lease;70% Occupancy Rate;3500/night 10.13% +₱ 28,809 PA +₱ 2,401 PM ₱ 120,405/sqm 15% 36sqm ₱1,613,686.49 2018

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AREA PROFILE Greater Area Profile De Lasalle University (1.4km) De Lasalle St Benilde (1.5km) Arellano University School of Law (1.1km) St. Scholastica's College (1.5km) Manila Tytana Colleges (3.3km)

The Feast Bay Area (1.1km) Victory Malate (500m) Iglesia Ni Cristo (950m) Our Lady of Sorrows Church (1.1km) Baclaran Church (4.6km)

Mall of Asia (3.4km) SM Harison Plaza (850m) Robinsons Manila (2.5km) Blue Bay Walk (2.6km) Home Depot (1.1km)

Manila Zoo (1.4m) Asean Garden (400m) Harbour Square (550m) Baywalk (650m) SM by the Bay (4.4km)

Vitocruz LRT Station (1.2km) Gil Puyat LRT Station (1.4km) Hotel Jen UBE Express Bus Station (120m) Ninoy Aquino International Airport (7.1km)

Ospital Ng Maynila (650M0 Adventist Medical Center Manila (1.3km) San Juan de Dios (2.8km) Pasay General Hospital (2.6km)

CCP (700m) PICC (1.2km) World Trade Centre (900m) SMX Convention Centre (4.5km)

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Infrastructure Development NAIA Expressway The NAIA Expressway is an 11.6-kilometer elevated expressway system in Metro Manila, Philippines, which links the Metro Manila Skyway to the Ninoy Aquino International Airport and Entertainment City C3EX 8.6 kilometers and start in Sta. Mesa, Manila, where it would link to the Skyway stage 3, and go all way to the Mall of Asia Complex in Pasay City via Makati.

CCP Complex Redevelopment The plan of the Cultural Center of the Philippines to build a commercial complex around the main theater

Manila Solar City A multi-billion state-of-the-art green urban center in Manila Bay, will provide thousands of jobs and bring the city government additional revenues. It Envision dedicated walkways and a monorail system to reduce the need for cars and bring tourists and visitors around hotels and convention centers. An artificial beach aims to make Manila the “Dubai of Southeast Asia.�

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Financial Summary

ANNUAL PROPERTY TAX 5,472,973.00 Real Property tax 1.0% 54,729.73 5,418,243.27 5,418,243.27

PURCHASE EXPENSES Property Purchase Price Discount Net List Price TOTAL CONTRACT PRICE

ANNUAL EXPENSES

Loan Details

ANNUAL RENTAL INCOME

Standard Residential 54,182.43 Months Rent/Month Vacancy Rent/Year 45,000.00 1 495,000.00 12

Vacancy

Rent/Year 894,250.00

Holiday Rental Peak Season 54,182.43 Months Rent/Month Vacancy Rent/Year 365 3,500.00 70% 894,250.00 178,850.00 48,000.00 Mid Season 19,200.00 Months Rent/Month Vacancy Rent/Year 58,800.00 304,850.00 359,032.43 Low Season Months Rent/Month Vacancy Rent/Year

Interest Only 8.0% Holiday Rental Total 80.0% ₱ 4,334,594.62 Days Rent/Month 15 80% TOTAL ANNUAL INCOME

PROPERTY PURCHASE EXPENSES Equity Deposit 20% 1,083,648.65 ANNUAL PROPERTY Expenses Fit Out 10,000 400,000.00 Asset Management (Sales, Property Mgt, Cleaning, Remittance) 20% Legal Association Due 100 Miscellaneous - Cable Internet 1600 Electricity 7,000.00 TOTAL 1,483,648.65 TOTAL ANNUAL EXPENSE TOTAL

Loan Expense Loan Processing Fee 3.0% 130,037.84 Loan Type Includes Reg Fee, Notarial, Appraisal Title, Investigation and MRI Loan Interest Loan Amount ₱ 130,037.84 Loan Term (Years) ₱ 1,613,686.49 LVR Loan to Value Ratio TOTAL TOTAL PURCHASE EXPENSES

Disclaimer: The figures in this report above are an estimation based on a complex range of factors and cannot be relied on for exactness. Always use a qualified accounting specialist before making financial investment decisions

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Rental Analysis

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Strategy Long Term LVR 20%(Equity) 80%(LVR) Monthly Rental Annual Income OPEX Mortgage Pre-tax Cashflow PA Pre-tax Cashflow PM Net Yield ROI COC NIM ER GRM DCR ₱ 40,000.00 ₱ 440,000.00 88,000.00 506,409 (154,409) (12,867) 6.05% 0.32% -9.57% 15.55 20.00% 12.44 0.70 ₱ 50,000.00 ₱ 550,000.00 98,000.00 506,409 (54,409) (4,534) 7.77% 6.52% -3.37% 12.11 17.82% 9.95 0.89 ₱ 60,000.00 ₱ 660,000.00 108,000.00 506,409 45,591 3,799 9.49% 12.72% 2.83% 9.91 16.36% 8.29 1.09 Strategy SHORT TERM (AIRBNB,Bookings,AGODA) Ave Daily Rate 4,000 LVR 20%(Equity) 80%(LVR) Occupancy Rate Annual Income OPEX Mortgage Pre-tax Cashflow PA Pre-tax Cashflow PM Net Yield ROI COC NIM ER GRM DCR 60% ₱ 766,500.00 270,900.00 ₱506,409 (10,809) (901) 8.52% 9.22% -0.67% 11.04 35.34% 7.14 0.98 70% ₱ 894,250.00 304,850.00 ₱506,409 82,991 6,916 10.13% 15.04% 5.14% 9.29 34.09% 6.12 1.16 80% ₱ 1,022,000.00 338,800.00 ₱506,409 176,791 14,733 11.74% 20.85% 10.96% 8.01 33.15% 5.36 1.35

A rental analysis has been provided as an example only. It includes a number of assumptions that have a material impact. It should be assessed carefully and a rental analysis specific to your circumstances and objectives should be undertaken. We recommend you obtain appropriate legal and technical advice before buying property

Financial Forecast

6 6%

7 6%

8 6%

9 6%

10 6%

11 6%

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6%

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6%

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6%

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9,703,248 10,285,443 10,902,570 11,556,724 12,250,128 12,985,135 9,703,248 10,285,443 10,902,570 11,556,724 12,250,128 12,985,135

6%

1,352,633 23.2% 16.45%

6%

1,313,236 22.6% 15.97%

8.0% 37,512 468,897 461,113 385,112 32,093 81,956 303,156 25,263

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1,274,987 21.9% 15.51%

8.0% 72,245 434,164 447,683 359,145 29,929 79,569 279,576 23,298

53% 24% 6.14 34% 4.05 1.76

6%

1,237,851 21.3% 15.06%

8.0% 104,405 402,004 434,643 333,935 27,828 77,251 256,684 21,390

49% 22% 6.32 34% 4.17 1.71

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1,201,797 20.7% 14.62%

8.0% 134,183 372,226 421,984 309,459 25,788 75,001 234,458 19,538

46% 21% 6.51 34% 4.29 1.66

6%

1,166,793 20.1% 13.22%

8.0% 161,755 344,653 409,693 285,696 23,808 72,817 212,879 17,740

42% 19% 6.71 34% 4.42 1.61

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1,132,809 19.5% 12.83%

8.0% 187,285 319,123 397,760 262,625 21,885 70,696 191,929 15,994

39% 18% 6.91 34% 4.55 1.56

4,334,595 4,334,595 4,334,595 4,334,595 4,334,595 4,334,595 4,334,595 4,334,595 4,334,595 4,334,595 3,351,287 3,812,440 4,301,262 4,819,413 5,368,654 5,950,849 6,567,975 7,222,130 7,915,533 8,650,541 56% 53% 50% 47% 45% 42% 40% 38% 35% 33% 1,814,111 2,183,033 2,574,091 2,988,612 3,428,004 3,893,760 4,387,461 4,910,785 5,465,507 6,053,514 9,070,553 10,915,165 12,870,453 14,943,059 17,140,021 19,468,800 21,937,307 24,553,924 27,327,537 30,267,568

7,685,882 7,685,882

1,099,815 18.9% 12.46%

8.0% 210,924 295,485 386,175 240,226 20,019 68,637 171,589 14,299

36% 16% 7.12 34% 4.69 1.52

6% 7,250,832 7,250,832

1,067,781 18.4% 12.10%

8.0% 232,812 273,597 374,927 218,479 18,207 66,638 151,841 12,653

33% 14.9% 7.33 34% 4.83 1.47

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6,840,407 6,840,407

4,334,595 2,916,237 60% 1,466,071 7,330,354

1,036,681 17.8% 11.74%

8.0% 253,078 253,330 364,007 197,366 16,447 64,697 132,669 11,056

30% 13.5% 7.55 34% 4.98 1.43

6%

Settlement

6,453,214 6,453,214

4,334,595 2,505,813 63% 1,137,731 5,688,656

1,006,486 17.3% 11.40%

8.0% 271,843 234,565 353,405 176,867 14,739 62,812 114,055 9,505

28% 12.2% 7.78 34% 5.13 1.39

9,154,008 9,154,008

6,087,938 6,087,938

4,334,595 2,118,620 67% 827,977 4,139,885

977,171 16.8% 11.07%

8.0% 289,219 217,190 343,111 156,966 13,081 60,983 95,983 7,999

25% 11.0% 8.01 34% 5.28 1.35

8,635,857 8,635,857

5,743,338 5,743,338

4,334,595 1,753,344 71% 535,756 2,678,779

948,710 16.3% 10.75%

8.0% 305,307 201,102 333,118 137,645 11,470 59,207 78,438 6,536

23% 9.7% 8.25 34% 5.44 1.31

8,147,035 8,147,035

400,000.00 5,418,243 5,818,243

4,334,595 1,408,743 75% 260,076 1,300,378

921,078 15.8% 10.43%

8.0% 320,203 186,205 323,415 118,886 9,907 57,482 61,404 5,117

21% 8.5% 8.50 34% 5.60 1.27

Property Purchase Price â‚ą 5,472,973.00 Property Growth and Property Value Capital Growth Fit Out Property Market Value TOTAL Property MARKET VALUE

4,334,595 1,083,649 80% 320,000 1,600,000

894,250 15.4% 10.13%

8.0% 333,996 172,412 313,996 100,673 8,389 55,808 44,865 3,739

19% 7.4% 8.75 34% 5.77 1.23

80%

Rental Income Annual Rent Gross Yield Net Yield

8.0% 346,768 159,641 304,850 82,991 6,916 54,182 28,809 2,401

17% 6.2% 9.02 34% 5.94 1.20

Loan and Equity Loan Amount Equity in Property LVR (Loan to Value Ratio) LVR for Finance Buying Power

Cash Deduction Loan Interest Rates Interest Only Principal Repayment Annual Property Expense Before-tax Cash Flow per Annum Before-tax Cash Flow per Month Real Property Tax After-tax Cash Flow per Annum After-tax Cash Flow per Month

15% 5.1% 9.29 34% 6.12 1.16

Investment Analysis ROI on Rental Property Cash on Cash (COC) Net Income Multiplier (NIM) Expense Ratio (ER) Gross Rent Multiplier (GRM) Debt Coverage Ratio (DCR)

Disclaimer: The figures in this report above are an estimation based on a complex range of factors and cannot be relied on for exactness. Always use a qualified accounting specialist before making financial investment decisions

Rent Comparabales

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Sale Comparables Exclusive of turnaround Cost (vat and other charges) Radiance Manila Bay P 120,000/sqm

Breeze Residences P 148,000/sqm

Shore 3 Residences P 174,000/sqm

Coast Residences P 167,000/sqm

Six Sense Resort P 187,000/sqm

Monarch Parksuites P 154,000/sqm

Oak Harbour P 140,000/sqm

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