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Valuation Report on a Vacant Land Located in Thalambur and Siruseri, Chennai

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Valuation Report on a Vacant Land Located in Thalambur and Siruseri, Chennai Strictly Confidential For Addressee Only Valuation Report of a vacant land located at Thalambur and Siruseri, Chennai Report for Elbit Plaza India Management Services Pvt Ltd and Plaza Centers N.V Report Date 18th March 2019 Kadavanthara Builders Pvt Ltd Valuation Report, Thalambur and Siruseri, Chennai March 2019 Executive Summary Freehold Vacant Land located at Thalambur and Siruseri, Chennai Valuation Date: 31st December, 2018 Valuation Financial Statements Reporting (IFRS) Purpose Location / The subject property is a vacant land admeasuring Situation: approximately 74.73 acres. The subject property is located off Old Mahabalipuram Road (OMR) which is home to a number of IT and SEZ establishments. The access to the subject property is through a panchayat road. The subject property is irregular in Subject Property shape. The immediate neighborhood of the subject property comprises of residential development and commercial developments. Some of the commercial developments in nearby vicinity includes Siruseri SIPCOT IT park which houses companies such as TCS, CTS, Capgemini, Hexaware etc. Besides these commercial developments, some of the residential developments in the close proximity of the subject property are Subject Property Isha Codefield, Greenwood city, Roomscapes the village etc. Description: The subject property is vacant land admeasuring 74.73 acres of land. The subject property is located off OMR (also known as the IT corridor) and can be accessed through a Panchayat Road. The subject site is proposed to be a residential development comprising of plots and villas. The shape of the subject property is irregular. The topography of the land is such that there are high tension power lines passing Village Road through the property. Moreover the property has water bodies like ponds and lakes on the North and West. The access to the property is through thalambur village, the property does not have an designated access road. The site was accessed by through an open land with mud road having haphazard settlement on it. Total land area 74.73 acres (Acres) Nature: Freehold Market Value of the property INR 1,351 Million using Sales Cushman & Wakefield 2 Kadavanthara Builders Pvt Ltd Valuation Report, Thalambur and Siruseri, Chennai March 2019 Comparable method Market Value of the property using DCF INR 1,233 Million method This summary is strictly confidential to the addressee. It must not be copied, distributed or considered in isolation from the full report. Cushman & Wakefield 3 Kadavanthara Builders Pvt Ltd Valuation Report, Thalambur and Siruseri, Chennai March 2019 TABLE OF CONTENTS Executive Summary ................................................................................................................2 A REPORT .........................................................................................................................5 1 Instructions ........................................................................................................................................ 5 2 Conflicts of Interest ............................................................................................................................ 5 3 Basis of Valuation ............................................................................................................................... 5 4 Assumptions, Departures and Reservations..................................................................................... 6 5 Inspection ........................................................................................................................................... 6 6 Sources of Information ....................................................................................................................... 6 7 General Comment .............................................................................................................................. 6 8 Confidentiality .................................................................................................................................... 6 9 Authority ............................................................................................................................................. 7 10 Third Party Claim Indemnity ............................................................................................................... 7 11 Limitation of Liability .......................................................................................................................... 7 12 Disclosure and Publication ................................................................................................................ 7 13 Valuation ............................................................................................................................................. 8 B CHENNAI CITY OVERVIEW ..............................................................................................9 1 Chennai City Overview ...................................................................................................................... 10 2 Major Demographic and Economic Indicators ................................................................................. 11 3 Chennai infrastructure Overview .................................................................................................... 14 4 Real Estate Overview-Chennai ........................................................................................................ 18 5 Micro market overview .................................................................................................................... 22 C PROPERTY REPORT .....................................................................................................25 1 Vacant land located at Thalambur and Siruseri, Chennai ................................................................ 26 1.1 Location ............................................................................................................................................ 26 1.2 Site details ........................................................................................................................................ 26 1.3 Environmental Considerations ........................................................................................................ 27 1.4 Town Planning and Statutory Considerations.................................................................................. 27 1.5 Title ................................................................................................................................................... 27 1.6 Valuation Methodology and Commentary ........................................................................................ 28 1.7 Valuation Calculation ....................................................................................................................... 29 1.8 Valuation Calculation – Discounted Cash Flow Method ................................................................... 33 1.9 Valuation ........................................................................................................................................... 36 Appendix 1: Property Location Map ..................................................................................................................... 37 Appendix 2: Property Photographs ...................................................................................................................... 38 Appendix 3: Comparable Map .............................................................................................................................. 39 Appendix 5: Pricing Benchmarks for Villas and Plots ......................................................................................... 40 Appendix 5: Instructions (Caveats & Limitations) ............................................................................................... 41 Cushman & Wakefield 4 Kadavanthara Builders Pvt Ltd Valuation Report, Thalambur and Siruseri, Chennai March 2019 Cushman & Wakefield (India) Pvt Ltd Prestige Polygon, 6th floor, Anna Salai, Teynampet, Chennai 600 0618 To: Elbit Plaza India Management Services Pvt Ltd and Plaza Centers N.V Property: Vacant Land located at Thalambur and Siruseri, Chennai Valuation Date: 31st December, 2018 Report Date: 14th March, 2019 A REPORT 1 Instructions Appointment We are pleased to submit our report to Elbit Plaza India Management Services Pvt Ltd and Plaza Centers N.V. (hereinafter referred to as “Client”). The property and interests valued are detailed in Part C of this report. As informed by client the purpose of this valuation is for Financial Reporting hence we understand that this valuation will be used in Financial Statement Reporting Purposes (IFRS) by the client. The exercise has been carried out in accordance with the instructions (Caveats & Limitations) detailed in Appendix 3 of this report. The extent of our professional liability to you is also outlined within these instructions. 2 Conflicts of Interest We confirm that there are no conflicts of interest in our advising you on the value of the subject property under the assumed conditions as instructed. 3 Basis of Valuation We understand from our discussion with Client, that the basic intention of the exercise is to assess the value of the property in its current state (its condition on the date of the site visit). Hence, the valuation of Cushman & Wakefield 5 Kadavanthara Builders Pvt Ltd Valuation Report, Thalambur and Siruseri, Chennai March
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