July 30, 2015

EARNINGS REVIEW Hang Lung Properties (0101.HK)

Buy Equity Research Above expectations: HK low-hanging fruit started to pay off

What surprised us Investment Profile Hang Lung Prop (HLP) posted 1H FY15 underlying profit of HK$2,448mn Low High (-1.4% yoy), 8% above our estimate on higher-than-expected contributions Growth Growth Returns * Returns * from HK property sales and leasing. Leasing profit rose by 8.6% yoy or Multiple Multiple

5.5% hoh, with better-than-expected profits from HK offset by lower-than- Volatility Volatility expected profits from China. The bright spot is its HK retail rental revenue, Percentile 20th 40th 60th 80th 100th which was up 5.8% yoy or 19.5% hoh, with several centers seeing positive Hang Lung Properties (0101.HK) rental reversion post asset enhancement and trade-mix reshuffle works. Asia Pacific Property Peer Group Average * Returns = Return on Capital For a complete description of the investment Despite lower rental income from Plaza 66 office and lower occupancy at profile measures please refer to the several non-Shanghai malls, its China rental revenue still grew by 9.6% disclosure section of this document. yoy (or 6.8% hoh) on the back of a 9% yoy rise in Shanghai mall revenue Key data Current and the contribution from the newly opened Riverside 66 Mall in Tianjin. Price (HK$) 22.05 12 month price target (HK$) 29.40 Market cap (HK$ mn / US$ mn) 98,901.1 / 12,758.9 Foreign ownership (%) -- What to do with the stock

Looking forward, Olympia 66 Mall in is due to open in 4Q15. While 12/14 12/15E 12/16E 12/17E EPS (HK$) New 2.61 1.23 1.24 1.33 the start up expenses incurred by new centers have taken a toll on HLP’s EPS revision (%) 0.0 2.6 2.5 5.3 operating profit, this burden is set to fade out once the initial ramp-up EPS growth (%) 62.1 (52.7) 0.9 7.0 EPS (dil) (HK$) New 2.61 1.23 1.24 1.33 exercises are done. Given our expectation that occupancy rates of the non- P/E (X) 8.9 17.9 17.7 16.6 P/B (X) 0.8 0.7 0.7 0.7 Shanghai malls will recover back to 90-ish% from 80-ish% now, we should EV/EBITDA (X) 8.5 14.7 14.7 13.4 see improvement in China’s operating margin. Besides, the trade mix Dividend yield (%) 3.3 3.4 3.5 3.6 ROE (%) 9.1 4.1 4.1 4.3 reshuffle exercises in HK should continue to sustain the positive rental reversion trend. We maintain our Buy rating and HK$29.40 12m FY15E Price performance chart NAV-based TP. We raise our FY15E-FY17E EPS by 2.5-5.3% on increased 27 15,500 property sales and higher occupancy in China. At July 29 close of 26 15,000 HK$22.05, HLP is at a 43.8% discount to our FY15E NAV of HK$39.22. Risks: 25 14,500 24 14,000 Unexpected change in HK/China government policies. 23 13,500 HLP 1H FY15 results highlights 22 13,000 (HK$mn) 1H142H141H15HoH Chg YoY Chg 21 12,500 Underlying profit 2,484 7,538 2,448 ‐67.5% ‐1.4% Underlying EPS, basic (HK$) 0.55 1.68 0.55 ‐67.5% ‐1.5% 20 12,000 Jul-14 Nov-14 Feb-15 May-15 DPS (HK$) 0.17 0.59 0.17 NM 0.0%

BVPS (HK$) 27.70 29.50 29.57 0.2% 6.8% Hang Lung Properties (L) MSCI Hong Kong (R) Rental Revenue ‐ Hong Kong 1,623 1,677 1,744 4.0% 7.5% ‐ China 1,933 1,983 2,118 6.8% 9.6% Share price performance (%) 3 month 6 month 12 month Source: Company data Goldman Sachs Global Investment Research Absolute (16.0) (3.5) (9.8) INVESTMENT LIST MEMBERSHIP Rel. to MSCI Hong Kong (10.5) (5.3) (11.6) Asia Pacific Buy List Source: Company data, Goldman Sachs Research estimates, FactSet. Price as of 7/30/2015 close.

Coverage View: Attractive Anthony Wu +852-2978-0634 [email protected] Goldman Sachs (Asia) L.L.C. Goldman Sachs does and seeks to do business with companies Justin Kwok, CFA covered in its research reports. As a result, investors should be +852-2978-0481 [email protected] Goldman Sachs (Asia) L.L.C. aware that the firm may have a conflict of interest that could Claire Cheng affect the objectivity of this report. Investors should consider +852-2978-2488 [email protected] Goldman Sachs (Asia) L.L.C. this report as only a single factor in making their investment

decision. For Reg AC certification and other important disclosures, see the Disclosure Appendix, or go to www.gs.com/research/hedge.html. Analysts employed by non- US affiliates are not registered/qualified as research analysts with FINRA in the U.S.

The Goldman Sachs Group, Inc. Global Investment Research July 30, 2015 Hang Lung Properties (0101.HK)

Hang Lung Properties: Summary Financials

Profit model (HK$ mn) 12/14 12/15E 12/16E 12/17E Balance sheet (HK$ mn) 12/14 12/15E 12/16E 12/17E

Total revenue 17,030.0 10,072.0 10,407.6 11,040.0 Cash & equivalents 39,946.0 39,031.3 37,624.3 43,753.9 Cost of goods sold (4,027.0) (2,522.1) (2,714.3) (2,849.2) Accounts receivable 1,916.0 1,074.3 1,092.6 1,165.4 SG&A (644.0) (695.5) (723.3) (752.3) Inventory 4,046.0 8,355.1 13,012.3 13,012.3 R&D ------Other current assets 0.0 0.0 0.0 0.0 Other operating profit/(expense) 49.0 102.9 105.6 108.4 Total current assets 45,908.0 48,460.7 51,729.2 57,931.5 EBITDA 12,408.0 6,957.2 7,075.6 7,547.0 Net PP&E 146,048.0 145,994.1 145,937.5 145,878.1 Depreciation & amortization (49.0) (53.9) (56.6) (59.4) Net intangibles 0.0 0.0 0.0 0.0 EBIT 12,359.0 6,903.3 7,019.0 7,487.5 Total investments 1,211.0 1,262.5 1,316.4 1,372.7 Interest income 924.0 982.6 953.7 1,012.5 Other long-term assets 12.0 12.0 12.0 12.0 Interest expense (671.0) (672.1) (672.1) (700.3) Total assets 193,179.0 195,729.2 198,995.0 205,194.3 Income/(loss) from uncons. subs. 75.0 51.5 53.9 56.3 Others 1,708.0 0.0 0.0 0.0 Accounts payable 7,906.0 8,301.3 8,716.4 9,152.2 Pretax profits 14,395.0 7,265.2 7,354.5 7,856.0 Short-term loans 5,657.0 4,249.0 2,941.3 2,941.3 Income tax (2,242.0) (1,227.5) (1,242.2) (1,327.2) Other current liabilities 1,581.0 1,107.0 1,344.0 1,225.5 Minorities (449.0) (502.8) (529.7) (554.5) Total current liabilities 15,144.0 13,657.3 13,001.7 13,319.0 Long-term debt 29,441.0 30,849.0 32,156.7 35,098.0 Net income pre-preferred dividends 11,704.0 5,535.0 5,582.5 5,974.3 Other long-term liabilities 9,591.0 9,591.0 9,591.0 9,591.0 Preferred dividends 0.0 0.0 0.0 0.0 Total long-term liabilities 39,032.0 40,440.0 41,747.7 44,689.0 Net income (pre-exceptionals) 11,704.0 5,535.0 5,582.5 5,974.3 Total liabilities 54,176.0 54,097.3 54,749.4 58,008.0 Post-tax exceptionals 0.0 0.0 0.0 0.0 Net income 11,704.0 5,535.0 5,582.5 5,974.3 Preferred shares 0.0 0.0 0.0 0.0 Total common equity 132,327.0 134,453.2 136,537.2 138,923.2 EPS (basic, pre-except) (HK$) 2.61 1.23 1.24 1.33 Minority interest 6,676.0 7,178.8 7,708.5 8,263.0 EPS (basic, post-except) (HK$) 2.61 1.23 1.24 1.33 Total liabilities & equity 193,179.0 195,729.2 198,995.0 205,194.3 EPS (diluted, post-except) (HK$) 2.61 1.23 1.24 1.33 BVPS (HK$) 29.50 29.98 30.44 30.97 DPS (HK$) 0.760.760.780.80RNAV (HK$ mn) 167,723.0 175,899.1 -- -- Dividend payout ratio (%) 29.1 61.6 62.7 60.1 RNAVPS (HK$) 37.39 39.22 -- -- Free cash flow yield (%) 9.1 2.4 2.0 6.3

Growth & margins (%) 12/14 12/15E 12/16E 12/17E Ratios 12/14 12/15E 12/16E 12/17E Sales growth 86.4 (40.9) 3.3 6.1 ROE (%) 9.1 4.1 4.1 4.3 EBITDA growth 98.2 (43.9) 1.7 6.7 ROA (%) 6.2 2.8 2.8 3.0 EBIT growth 98.6 (44.1) 1.7 6.7 ROACE (%) 9.0 4.3 4.2 4.4 Net income growth 62.3 (52.7) 0.9 7.0 Inventory days 441.5 897.3 1,436.7 1,666.9 EPS growth 62.1 (52.7) 0.9 7.0 Receivables days 51.2 54.2 38.0 37.3 Gross margin 76.4 75.0 73.9 74.2 Payable days 629.2 1,172.8 1,144.2 1,144.5 EBITDA margin 72.9 69.1 68.0 68.4 Net debt/equity (%) 0.0 0.0 0.0 0.0 EBIT margin 72.6 68.5 67.4 67.8 Interest cover - EBIT (X) NM NM NM NM

Cash flow statement (HK$ mn) 12/14 12/15E 12/16E 12/17E Valuation 12/14 12/15E 12/16E 12/17E Net income pre-preferred dividends 11,704.0 5,535.0 5,582.5 5,974.3 P/E basic (X) 8.9 17.9 17.7 16.6 D&A add-back 49.0 53.9 56.6 59.4 P/B (X) 0.8 0.7 0.7 0.7 Minorities interests add-back 449.0 502.8 529.7 554.5 EV/EBITDA (X) 8.5 14.7 14.7 13.4 Net (inc)/dec working capital 4,527.0 (3,072.1) (4,260.4) 363.0 Dividend yield (%) 3.3 3.4 3.5 3.6 Other operating cash flow 315.0 (525.5) 183.1 (174.8) Cash flow from operations 15,362.0 2,494.2 2,091.5 6,776.5 Underlying valuation 12/14 12/15E 12/16E 12/17E Capital expenditures (5,301.0) 0.0 0.0 0.0 Underlying profit (HK$ mn) 10,022.0 5,535.0 5,582.5 5,974.3 Acquisitions 0.0 0.0 0.0 0.0 Underlying EPS (HK$) 2.24 1.23 1.24 1.33 Divestitures 417.0 0.0 0.0 0.0 Others 938.0 0.0 0.0 0.0 Underlying ROE (%) 7.8 4.1 4.1 4.3 Cash flow from investments (3,946.0) 0.0 0.0 0.0 Underlying ROA (%) 5.3 2.8 2.8 3.0 Underlying ROACE (%) 7.7 4.3 4.2 4.4 Dividends paid (common & pref) (3,751.0) (3,408.8) (3,498.5) (3,588.2) Underlying P/E (X) 10.3 17.9 17.7 16.6 Inc/(dec) in debt 116.0 0.0 0.0 2,941.3 Underlying dividend payout (%) 34.0 61.6 62.7 60.1 Common stock issuance (repurchase) 71.0 0.0 0.0 0.0 Underlying EPS growth (%) 98.2 (44.8) 0.9 7.0 Other financing cash flows (1,138.0) 0.0 0.0 0.0 Cash flow from financing (4,702.0) (3,408.8) (3,498.5) (646.9) Total cash flow 6,714.0 (914.7) (1,407.0) 6,129.6 Note: Last actual year may include reported and estimated data. Source: Company data, Goldman Sachs Research estimates.

Analyst Contributors

Anthony Wu [email protected]

Justin Kwok, CFA [email protected]

Claire Cheng [email protected]

Goldman Sachs Global Investment Research 2 July 30, 2015 Hang Lung Properties (0101.HK)

Exhibit 1: HLP 1H FY15 results review

6 months to Jun 30 (HK$mn) 1H14 2H14 1H15 HoH Chg YoY Chg Remarks Turnover Property leasing 3,556 3,660 3,862 5.5% 8.6% China accounts for 55%/ 49% of rental turnover/ op. profit Hong Kong 1,623 1,677 1,744 4.0% 7.5% HK retail rental +6% due to +ve rental reversion. All malls were fully let. ‐ Retail 972 860 1,028 19.5% 5.8% HK office occupancy +2pp to 96% ‐ Office 513 529 559 5.7% 9.0% HK residential/SA +14% yoy. Occupancy of residential/SA +12pp/6pp to 91%/60%. ‐ Others 138 288 157 ‐45.5% 13.8% China 1,933 1,983 2,118 6.8% 9.6% China retail rental income +11% yoy to HK$1,684mn, mainly due to a 9% yoy rise ‐ Shanghai 1,395 1,380 1,454 5.4% 4.2% in Shanghai retail rental revenue and new contribution from Riverside 66 ‐ Grand Gateway 66 570 587 607 3.4% 6.5% Grand Gateway Mall saw a 6% yoy rise in tenant sales ‐ Plaza 66 retail 402 413 452 9.4% 12.4% Plaza 66 Mall saw a 1% yoy rise in tenant sales ‐ Plaza 66 office 423 380 395 3.9% ‐6.6% Decline in office rental income due partly to lower occupancy amid renovation ‐ 222 227 220 ‐3.1% ‐0.9% works and partly to a negative rental reversion. ‐ Palace 66 80 86 84 ‐2.3% 5.0% Tenants sales up by 10% yoy ‐ Forum 66 Mall 142 141 127 ‐9.9% ‐10.6% Tenants sales fell by 5% yoy ‐ Forum 66 Office ‐ ‐ 9n.a.n.a.Completed in early 2015; 30% committed ‐ Parc 66 171 165 168 1.8% ‐1.8% Riverside 66. Avg occupancy of malls outside SH are 80%‐90% as at Jun‐15 ‐ Center 66 Mall 145 144 125 ‐13.2% ‐13.8% Tenant sales was flat yoy but occupancy rate fell 10pp from end 2014. ‐ Wuxi Center 66 Office n.a. 4 30 NM n.a. Completed in late 2014; 60% committed ‐ Tianjin Riverside 66 n.a. 63 121 NM n.a. Excl. new properties opened since 2H14, China rental revenue was up 1% yoy Property sale 901 8,913 745 ‐91.6% ‐17.3% Sold 26 apartments and some car parking lots. 4,457 12,573 4,607 ‐63.4% 3.4% Operating profit Property leasing 2,868 2,721 2,961 8.8% 3.2% Hong Kong 1,398 1,391 1,497 7.6% 7.1% China 1,470 1,330 1,464 10.1% ‐0.4% Increase in retail rental icnome was offset by ramp‐up expenses at Wuxi Rental margins: HK 86% 83% 86% 2.9 pp (0.3)pp and Tianjin and lower office rental income from Plaza 66 Rental margins: China 76% 67% 69% 2.1 pp (6.9)pp Property sale 540 6,879 562 ‐92% 4% Overall development profit margin at 75%. Administrative exp. & others (290) (310) (306) ‐1.3% 5.5% EBITDA 3,118 9,290 3,217 ‐65.4% 3.2% Depreciation (23) (26) (24) ‐7.7% 4.3% Net interest inc/(exp) 205 48 92 91.7% ‐55.1% Net cash of HK$935mn as of Jun‐15 vs. Net cash of HK$4,848mn as of Dec‐14. Operating profit 3,300 9,312 3,285 ‐64.7% ‐0.5% Gain on disposal of inv prop 3 ‐ 67 n.a. 2133.3% Remeasurement of financial instruments ‐ ‐ (65) n.a. n.a. From cross currency swaps, which were entered into for fixing the exchange Surplus arising from inv prop reval 748 957 427 ‐55.4% ‐42.9% rate for the MTN in USD. Associates 24 51 37 ‐27.5% 54.2% HK$334mn/ HK$93mn revaluation gain in its HK/China investment prop. Pretax profits 4,075 10,320 3,816 ‐63.0% ‐6.4% Taxation (634) (1,608) (665) ‐58.6% 4.9% Profit after taxation 3,441 8,712 3,151 ‐63.8% ‐8.4% MI (224) (225) (245) 8.9% 9.4% Net profit 3,217 8,487 2,906 ‐65.8% ‐9.7% Underlying profit 2,484 7,538 2,448 ‐67.5% ‐1.4% EPS, basic (HK$) 0.72 1.89 0.65 ‐65.8% ‐9.7% Underlying EPS, basic (HK$) 0.55 1.68 0.55 ‐67.5% ‐1.5% DPS (HK$) 0.17 0.59 0.17 NM 0.0% Investment properties 140,669 145,748 149,239 2.4% 6.1% Completed 108,050 120,137 125,307 4.3% 16.0% Increase was largely from the transfer of Forum 66 office tower from investment Under development 32,619 25,611 23,932 ‐6.6% ‐26.6% prop. under development upon its opening in early 2015 Book Value 124,106 132,327 132,617 0.2% 6.9% BVPS (HK$) 27.70 29.50 29.57 0.2% 6.8%

Source: Company data, Goldman Sachs Global Investment Research.

Exhibit 2: HLP’s 1H FY15 results highlights

• Total revenue +3.4% yoy (or ‐63.4% hoh) from HK$4,457mn to HK$4,607mn as growth in rental income from positive reversion and new properties was offset by weaker property sales. Overall rental revenue +9% yoy to HK$3,863mn. • Rental revenue in HK +8% yoy to HK$1,744mn. Retail rental +6% yoy to HK$1,028mn due to +ve rental reversion. • HK Office rental +9% yoy to HK$559mn with occupancy +2pp to 96%. HK Residential/SA rental +14% yoy to HK$157mn thanks to marketing campaigns. Occupancy of residential/ SA +12pp/6pp to 91%/60% respectively. • Rental revenue in China up 10% yoy to HK$2,118mn. When excluding new properties which opened since 2H14, China turnover +1% yoy. • China retail rental income +11% yoy to HK$1,684mn, mainly due to a 9% yoy rise in Shanghai retail rental revenue and new contribution from Riverside 66. • Grand Gateway Mall saw a 6% yoy rise in tenant sales and Plaza 66 Mall saw a 1% yoy rise in tenant sales. • Rental from Plaza 66 office ‐7% yoy due partly to lower occupancy amid renovation works and partly to a negative rental reversion. • Outside of Shanghai, tenants sales at Palace 66/Forum 66 Mall/Center 66 Mall +10%/‐5%/flat yoy. Forum 66 Office was completed in early 2015 and is 30% committed. Avg occupancy of malls outside SH are 80%‐90% as at Jun‐15 • Property sales revenue ‐17.3% yoy to HK$745mn vs. HK$901mn in 1H14, mainly attributable to 26 apartments and some car parking lots. • Rental operating profit: HK$1,464mn, ‐0.4%yoy or +10.1%hoh, ‐4.7% vs. GSe. Rental operating profit stayed flat yoy as increase in retail portfolio was offset by weaker office and ramp‐up expenses at new properties in Wuxi and Tianjin. Overall China rental margin ‐6.9pp yoy to 69% • Operating profits from property sales +4.1% yoy to HK$562mn, implying an overall development profit margin of 75%. • The group has net cash of HK$935mn as of Jun‐15 vs. net cash of HK$4,848mn as of Dec‐14. • Underlying profit ‐1.4% yoy (or ‐67.5% hoh) to HK$2,448mn from HK$2,484mn. • Fair value of investment properties increased by HK$427mn; HK/China investment properties up by HK$334mn/ HK$93mn respectively. • DPS stayed flat at HK$0.17. BVPS +0.2% hoh to HK$29.57 as at Jun‐15 from HK$29.50 as at Dec‐14, or +6.8% yoy from HK$27.70 as at Jun‐14

Source: Company data, Goldman Sachs Global Investment Research.

Goldman Sachs Global Investment Research 3 July 30, 2015 Hang Lung Properties (0101.HK)

Disclosure Appendix Reg AC We, Anthony Wu, Justin Kwok, CFA and Claire Cheng, hereby certify that all of the views expressed in this report accurately reflect our personal views about the subject company or companies and its or their securities. We also certify that no part of our compensation was, is or will be, directly or indirectly, related to the specific recommendations or views expressed in this report.

Unless otherwise stated, the individuals listed on the cover page of this report are analysts in Goldman Sachs' Global Investment Research division. Investment Profile The Goldman Sachs Investment Profile provides investment context for a security by comparing key attributes of that security to its peer group and market. The four key attributes depicted are: growth, returns, multiple and volatility. Growth, returns and multiple are indexed based on composites of several methodologies to determine the stocks percentile ranking within the region's coverage universe. The precise calculation of each metric may vary depending on the fiscal year, industry and region but the standard approach is as follows: Growth is a composite of next year's estimate over current year's estimate, e.g. EPS, EBITDA, Revenue. Return is a year one prospective aggregate of various return on capital measures, e.g. CROCI, ROACE, and ROE. Multiple is a composite of one-year forward valuation ratios, e.g. P/E, dividend yield, EV/FCF, EV/EBITDA, EV/DACF, Price/Book. Volatility is measured as trailing twelve-month volatility adjusted for dividends. Quantum Quantum is Goldman Sachs' proprietary database providing access to detailed financial statement histories, forecasts and ratios. It can be used for in-depth analysis of a single company, or to make comparisons between companies in different sectors and markets. GS SUSTAIN GS SUSTAIN is a global investment strategy aimed at long-term, long-only performance with a low turnover of ideas. The GS SUSTAIN focus list includes leaders our analysis shows to be well positioned to deliver long term outperformance through sustained competitive advantage and superior returns on capital relative to their global industry peers. Leaders are identified based on quantifiable analysis of three aspects of corporate performance: cash return on cash invested, industry positioning and management quality (the effectiveness of companies' management of the environmental, social and governance issues facing their industry). Disclosures Coverage group(s) of stocks by primary analyst(s) Anthony Wu: Hong Kong Property. Justin Kwok, CFA: Asia Pacific Conglomerates, Hong Kong Property. Asia Pacific Conglomerates: Beijing Enterprises Holdings, Cheung Kong Infrastructure, China Gas Holdings, China Merchants Holdings, China Resources Gas Group, China Suntien Green Energy, CITIC Ltd., CK Hutchison Holdings, COSCO Pacific, Dalian Port Co., ENN Energy Holdings, Fosun International, Galaxy Entertainment Group, Hopewell Holdings, Hutchison Port Holdings Trust, Jardine Matheson, Kunlun Energy Co., Melco Crown Entertainment (ADR), Melco International Development, MGM China, MTR Corp., NWS Holdings, , Shanghai Industrial, Shanghai International Port, Shun Tak Holdings, Kantons, SJM Holdings, Summit Ascent Holdings, Swire Pacific, Tianhe Chemicals Group, Tianjin Development Holdings, Tianjin Port Development Holdings, Towngas China, Wharf Holdings, Wheelock and Co., Wynn Macau, Yingde Gases Group. Hong Kong Property: Champion REIT, Cheung Kong Property Holdings, China Lodging Group, eHi Car Services, Fortune REIT (Hong Kong), Great Eagle Holdings, , Hang Lung Properties, Henderson Land, Homeinns Hotel Group, Hongkong and Shanghai Hotels, Hongkong Land, Hui Xian REIT, Hysan Development, Jinmao Investments, K Wah International, Kerry Properties, Link REIT, Mandarin Oriental International, Mapletree Greater China Commercial, , Shangri-La Asia, Sino Land, , Swire Properties, Yuexiu Real Estate Investment Trust. Company-specific regulatory disclosures The following disclosures relate to relationships between The Goldman Sachs Group, Inc. (with its affiliates, "Goldman Sachs") and companies covered by the Global Investment Research Division of Goldman Sachs and referred to in this research. Goldman Sachs expects to receive or intends to seek compensation for investment banking services in the next 3 months: Hang Lung Properties (HK$22.05) Goldman Sachs had a non-securities services client relationship during the past 12 months with: Hang Lung Properties (HK$22.05) Goldman Sachs makes a market in the securities or derivatives thereof: Hang Lung Properties (HK$22.05) Distribution of ratings/investment banking relationships Goldman Sachs Investment Research global coverage universe

Rating Distribution Investment Banking Relationships Buy Hold Sell Buy Hold Sell Global 32% 53% 15% 46% 38% 33% As of July 1, 2015, Goldman Sachs Global Investment Research had investment ratings on 3,248 equity securities. Goldman Sachs assigns stocks as Buys and Sells on various regional Investment Lists; stocks not so assigned are deemed Neutral. Such assignments equate to Buy, Hold and Sell for the purposes of the above disclosure required by NASD/NYSE rules. See 'Ratings, Coverage groups and views and related definitions' below.

Goldman Sachs Global Investment Research 4 July 30, 2015 Hang Lung Properties (0101.HK)

Price target and rating history chart(s)

Hang Lung Properties (0101.HK) Stock Price Currency : Hong Kong Dollar Goldman Sachs rating and stock price target history 40.00 16,000 38.00 35.1 35.4 15,000 36.00 33 29.4 14,000 34.00 32.6 32.00 13,000 30.00 12,000 28.00 11,000 26.00 10,000 24.00 22.00 9,000 20.00 8,000 B A S O N D J F M A M J J A S O N D J F M A M J J A S O N D J F M A M J 2012 2013 2014 2015 Index Price Stock Price Source: Goldman Sachs Investment Research for ratings and price targets; FactSet closing prices as of 6/30/2015. Rating Covered by Anthony Wu Pric e tar get Price target at removal Not covered by current analyst MSCI Hong Kong

The price targets show n should be considered in the context of all prior published Goldman Sachs research, which may or may not have included price targets, as w ell as developments relating to the company, its industry and financial markets.

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Goldman Sachs Global Investment Research 6 July 30, 2015 Hang Lung Properties (0101.HK)

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