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0. ! " C O V E R S H E E T for AUDITED FINANCIAL STATEMENTS

SEC Registration Number AS094-00008 8

C O M P A N Y N A M E SM PRIME HOLDINGS, INC. AND SU

BSIDIARIES

PRINCIPAL OFFICE ( No. / Street / Barangay / City / Town / Province ) 10 t h Fl oor Ma l l o f As i a Arena

Annex Bui l di ng , Coral Way cor .

J . W. Di okno B l vd . , Ma l l o f As

ia Compl ex, Brgy. 76, Zone 10,

CBP - 1A , Pa s a y Ci t y , Ph i l i pp i n e s

Form Type Department requiring the report Secondary License Type, If Applicable C F S

C O M P A N Y I N F O R M A T I O N Company’s Email Address Company’s Telephone Number Mobile Number 8831-1000

No. of Stockholders Annual Meeting (Month / Day) Fiscal Year (Month / Day) 2,399 December 31

CONTACT PERSON INFORMATION The designated contact person MUST be an Officer of the Corporation Name of Contact Person Email Address Telephone Number/s Mobile Number John Nai Peng C. Ong [email protected] 8831-1000

CONTACT PERSON’s ADDRESS

10 th Floor Annex Building, Coral Way cor. J.W. Diokno Blvd., Mall of Asia Complex, Brgy. 76, Zone 10, CBP-1A, Pasay City, Philippines NOTE 1 : In case of death, resignation or cessation of office of the officer designated as contact person, such incident shall be reported to the Commission within thirty (30) calendar days from the occurrence thereof with information and complete contact details of the new contact person designated. 2 : All Boxes must be properly and completely filled-up. Failure to do so shall cause the delay in updating the corporation’s records with the Commission and/or non-receipt of Notice of Deficiencies. Further, non-receipt of Notice of Deficiencies shall not excuse the corporation from liability for its deficiencies. *SGVFS038914* SyCip Gorres Velayo & Co. Tel: (632) 891 0307 BOA/PRC Reg. No. 0001, 6760 Ayala Avenue Fax: (632) 819 0872 October 4, 2018, valid until August 24, 2021 1226 Makati City ey.com/ph SEC Accreditation No. 0012-FR-5 (Group A), Philippines November 6, 2018, valid until November 5, 2021

INDEPENDENT AUDITOR’S REPORT

The Stockholders and the Board of Directors SM Prime Holdings, Inc. 10th Floor Mall of Asia Arena Annex Building Coral Way cor. J.W. Diokno Blvd. Mall of Asia Complex Brgy. 76, Zone 10, CBP-1A, Pasay City, Philippines

Opinion

We have audited the consolidated financial statements of SM Prime Holdings, Inc. and its subsidiaries (the Company), which comprise the consolidated balance sheets as at December 31, 2019 and 2018, and the consolidated statements of income, consolidated statements of comprehensive income, consolidated statements of changes in equity and consolidated statements of cash flows for each of the three years in the period ended December 31, 2019, and notes to the consolidated financial statements, including a summary of significant accounting policies.

In our opinion, the accompanying consolidated financial statements present fairly, in all material respects, the consolidated balance sheets of the Company as at December 31, 2019 and 2018, and its consolidated financial performance and its consolidated cash flows for each of the three years in the period ended December 31, 2019 in accordance with Philippine Financial Reporting Standards (PFRSs).

Basis for Opinion

We conducted our audits in accordance with Philippine Standards on Auditing (PSAs). Our responsibilities under those standards are further described in the Auditor’s Responsibilities for the Audit of the Consolidated Financial Statements section of our report. We are independent of the Company in accordance with the Code of Ethics for Professional Accountants in the Philippines (Code of Ethics) together with the ethical requirements that are relevant to our audit of the consolidated financial statements in the Philippines, and we have fulfilled our other ethical responsibilities in accordance with these requirements and the Code of Ethics. We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our opinion.

Key Audit Matters

Key audit matters are those matters that, in our professional judgment, were of most significance in our audit of the consolidated financial statements of the current period. These matters were addressed in the context of our audit of the consolidated financial statements as a whole, and in forming our opinion thereon, and we do not provide a separate opinion on these matters. For each matter below, our description of how our audit addressed the matter is provided in that context.

We have fulfilled the responsibilities described in the Auditor’s Responsibilities for the Audit of the Consolidated Financial Statements section of our report, including in relation to these matters. Accordingly, our audit included the performance of procedures designed to respond to our assessment of the risks of material misstatement of the consolidated financial statements. The results of our audit procedures, including the procedures performed to address the matters below, provide the basis for our audit opinion on the accompanying consolidated financial statements.

*SGVFS038914*

A member firm of Ernst & Young Global Limited - 2 -

Adoption of PFRS 16, Leases

Effective January 1, 2019, the Company adopted PFRS 16, Leases , under the modified retrospective approach which resulted in significant changes in the Company’s accounting policy for leases. The Company’s adoption of PFRS 16 is significant to our audit because the Company has a high volume of lease agreements; the recorded amounts are material to the consolidated financial statements; and the adoption involves application of significant judgment and estimation in determining the lease term, including evaluating whether the Company is reasonably certain to exercise options to extend or terminate the lease, and in determining the incremental borrowing rate. This resulted in the recognition of right-of-use assets and lease liabilities amounting to P=19,626 million and P=11,274 million, respectively, as of January 1, 2019, and the recognition of depreciation expense and interest expense of P=552 million and P=317 million, respectively, for the year ended December 31, 2019.

The disclosures related to the adoption of PFRS 16 applied by the Company are included in Note 3 to the consolidated financial statements.

Audit Response

We obtained an understanding of the Company’s process in implementing the new standard on leases, including the determination of the population of the lease contracts covered by PFRS 16, the application of the short-term and low value assets exemption, the selection of the transition approach and any election of available practical expedients.

We tested the population of lease agreements by tracing the lease agreements to the schedule of lease contracts of the Company.

On a test basis, we inspected lease agreements (i.e., lease agreements existing prior to the adoption of PFRS 16 and new lease agreements in 2019), identified their contractual terms and conditions to the lease calculations prepared by management, which covers the calculation of financial impact of PFRS 16, including the transition adjustments.

For selected lease contracts with renewal and/or termination option, we reviewed the management’s assessment of whether it is reasonably certain that the Company will exercise the option to renew or not exercise the option to terminate.

We tested the parameters used in the determination of the incremental borrowing rate by reference to market data. We test computed the lease calculation prepared by management on a sample basis, including the transition adjustments.

We reviewed the disclosures related to the transition adjustments based on the requirements of PFRS 16 and PAS 8, Accounting Policies, Changes in Accounting Estimates and Errors.

Real Estate Revenue Recognition

The Company applies PFRS 15, Revenue from Contracts with Customers , in recognizing revenue from sale of real estate units. The following matters are significant to our audit because these involve application of significant judgment and estimation: (1) identification of the contract for sale of real estate property that would meet the requirements of PFRS 15; (2) assessment of the probability that the entity will collect the consideration from the buyer; (3) determination of the transaction price; (4) application of the output method as the measure of progress in determining revenue from real estate sale; (5) determination of the actual costs incurred as cost of real estate sold; and (6) recognition of costs to obtain a contract. *SGVFS038914*

A member firm of Ernst & Young Global Limited - 3 -

The Company identifies the contract that meets all the criteria required under PFRS 15 for a valid revenue contract. In the absence of a signed contract to sell, the Company identifies alternative documentation that are enforceable and that contains each party’s rights regarding the real estate property to be transferred, the payment terms and the contract’s commercial substance.

In evaluating whether collectability of the amount of consideration is probable, the Company considers the significance of the buyer’s initial payments (or buyer’s equity) in relation to the total contract price. Collectability is also assessed by considering factors such as past history with the buyer, age of the outstanding receivables and pricing of the property. Management regularly evaluates the historical sales cancellations if it would still support its current threshold of buyers’ equity before commencing revenue recognition.

In determining the transaction price, the Company considers the selling price of the real estate property and other fees collected from the buyers that are not held on behalf of other parties.

In measuring the progress of its performance obligation over time, the Company uses the output method. This method measures progress based on physical proportion of work done on the real estate project which requires technical determination by the Company’s project engineers. This is based on the monthly project accomplishment report prepared by the third-party project managers as approved by the construction managers.

The Company identifies sales commissions after contract inception as costs of obtaining a contract. For contracts which qualified for revenue recognition, the Company capitalizes the total sales commissions due to sales agent as costs to obtain a contract and recognizes the related commissions payable. The Company uses percentage of completion (POC) method in amortizing sales commissions consistent with the Company’s revenue recognition policy.

The disclosures related to the Company’s real estate revenue recognition are included in Note 3 to the consolidated financial statements.

Audit Response

We obtained an understanding of the Company’s revenue recognition processes and tested relevant controls.

For the identification of the alternative documentation for sale of real estate property (in the absence of a signed contract to sell) that would meet the requirements of PFRS 15, our audit procedures include, among others, involvement of our internal specialist in reviewing the Company’s legal basis regarding the enforceability of the alternative documentation against previous court decisions, buyers’ behavior and industry practices.

For the buyers’ equity, we evaluated management’s basis of the buyer’s equity by comparing this to the historical analysis of sales collections from buyers with accumulated payments above the collection threshold.

For the determination of the transaction price, we obtained an understanding of the nature of other fees charged to the buyers. For selected contracts, we agreed the amounts excluded from the transaction price against the expected amounts required to be remitted to the government based on existing tax rules and regulations (e.g., documentary stamp taxes, transfer taxes and real property taxes).

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A member firm of Ernst & Young Global Limited - 4 -

For the application of the output method, in determining revenue from sale of real estate, we obtained an understanding of the Company’s processes for determining the POC, and performed tests of the relevant controls. We obtained the certified POC reports prepared by the third-party project managers and assessed their competence and objectivity by reference to their qualifications, experience and reporting responsibilities. For selected projects, we conducted ocular inspections, made relevant inquiries and obtained the supporting details of POC reports showing the completion of the major activities of the project construction.

For the cost of real estate sold, we obtained an understanding of the Company’s cost accumulation process and performed tests of the relevant controls. For selected projects, we traced costs accumulated, including those incurred but not yet billed costs, to supporting documents such as contractors billing invoices, certificates of progress acceptance, official receipts, among others.

For the recognition of costs to obtain a contract, we obtained an understanding of the sales commissions process. For selected contracts, we agreed the basis for calculating the sales commissions capitalized and portion recognized in profit or loss, particularly (a) the percentage of commissions due against contracts with sales agents, (b) the total commissionable amount (e.g., net contract price) against the related contract to sell, and, (c) the POC against the POC used in recognizing the related revenue from sale of real estate.

Other Information

Management is responsible for the other information. The other information comprises the information included in the SEC Form 20 ̻IS (Definitive Information Statement), SEC Form 17 ̻A and Annual Report for the year ended December 31, 2019, but does not include the consolidated financial statements and our auditor’s report thereon. The SEC Form 20 ̻IS (Definitive Information Statement), SEC Form 17 ̻A and Annual Report for the year ended December 31, 2019 are expected to be made available to us after the date of this auditor’s report.

Our opinion on the consolidated financial statements does not cover the other information and we will not express any form of assurance conclusion thereon.

In connection with our audits of the consolidated financial statements, our responsibility is to read the other information identified above when it becomes available and, in doing so, consider whether the other information is materially inconsistent with the consolidated financial statements or our knowledge obtained in the audits, or otherwise appears to be materially misstated.

Responsibilities of Management and Those Charged with Governance for the Consolidated Financial Statements

Management is responsible for the preparation and fair presentation of the consolidated financial statements in accordance with PFRSs, and for such internal control as management determines is necessary to enable the preparation of consolidated financial statements that are free from material misstatement, whether due to fraud or error. In preparing the consolidated financial statements, management is responsible for assessing the Company’s ability to continue as a going concern, disclosing, as applicable, matters related to going concern and using the going concern basis of accounting unless management either intends to liquidate the Company or to cease operations, or has no realistic alternative but to do so. Those charged with governance are responsible for overseeing the Company’s financial reporting process.

*SGVFS038914*

A member firm of Ernst & Young Global Limited - 5 -

Auditor’s Responsibilities for the Audit of the Consolidated Financial Statements

Our objectives are to obtain reasonable assurance about whether the consolidated financial statements as a whole are free from material misstatement, whether due to fraud or error, and to issue an auditor’s report that includes our opinion. Reasonable assurance is a high level of assurance, but is not a guarantee that an audit conducted in accordance with PSAs will always detect a material misstatement when it exists. Misstatements can arise from fraud or error and are considered material if, individually or in the aggregate, they could reasonably be expected to influence the economic decisions of users taken on the basis of these consolidated financial statements.

As part of an audit in accordance with PSAs, we exercise professional judgment and maintain professional skepticism throughout the audit. We also:

x Identify and assess the risks of material misstatement of the consolidated financial statements, whether due to fraud or error, design and perform audit procedures responsive to those risks, and obtain audit evidence that is sufficient and appropriate to provide a basis for our opinion. The risk of not detecting a material misstatement resulting from fraud is higher than for one resulting from error, as fraud may involve collusion, forgery, intentional omissions, misrepresentations, or the override of internal control.

x Obtain an understanding of internal control relevant to the audit in order to design audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control.

x Evaluate the appropriateness of accounting policies used and the reasonableness of accounting estimates and related disclosures made by management.

x Conclude on the appropriateness of management’s use of the going concern basis of accounting based on the audit evidence obtained, whether a material uncertainty exists related to events or conditions that may cast significant doubt on the Company’s ability to continue as a going concern. If we conclude that a material uncertainty exists, we are required to draw attention in our auditor’s report to the related disclosures in the consolidated financial statements or, if such disclosures are inadequate, to modify our opinion. Our conclusions are based on the audit evidence obtained up to the date of our auditor’s report. However, future events or conditions may cause the Company to cease to continue as a going concern.

x Evaluate the overall presentation, structure and content of the consolidated financial statements, including the disclosures, and whether the consolidated financial statements represent the underlying transactions and events in a manner that achieves fair presentation.

x Obtain sufficient appropriate audit evidence regarding the financial information of the entities or business activities within the Company to express an opinion on the consolidated financial statements. We are responsible for the direction, supervision and performance of the audit. We remain solely responsible for our audit opinion.

We communicate with those charged with governance regarding, among other matters, the planned scope and timing of the audit and significant audit findings, including any significant deficiencies in internal control that we identify during our audit.

We also provide those charged with governance with a statement that we have complied with relevant ethical requirements regarding independence, and to communicate with them all relationships and other matters that may reasonably be thought to bear on our independence, and where applicable, related safeguards.

*SGVFS038914*

A member firm of Ernst & Young Global Limited - 6 -

From the matters communicated with those charged with governance, we determine those matters that were of most significance in the audit of the consolidated financial statements of the current period and are therefore the key audit matters. We describe these matters in our auditor’s report unless law or regulation precludes public disclosure about the matter or when, in extremely rare circumstances, we determine that a matter should not be communicated in our report because the adverse consequences of doing so would reasonably be expected to outweigh the public interest benefits of such communication.

The engagement partner on the audit resulting in this independent auditor’s report is Sherwin V. Yason.

SYCIP GORRES VELAYO & CO.

Sherwin V. Yason Partner CPA Certificate No. 104921 SEC Accreditation No. 1514-AR-1 (Group A), August 6, 2018, valid until August 5, 2021 Tax Identification No. 217-740-478 BIR Accreditation No. 08-001998-112-2018, February 14, 2018, valid until February 13, 2021 PTR No. 8125324, January 7, 2020, Makati City

February 24, 2020

*SGVFS038914*

A member firm of Ernst & Young Global Limited SM PRIME HOLDINGS, INC. AND SUBSIDIARIES CONSOLIDATED BALANCE SHEETS (Amounts in Thousands)

December 31 2019 2018 ASSETS Current Assets Cash and cash equivalents (Notes 6, 2 0, 27 and 2 8) P=34,599,959 P=38,766,467 Receivables and contract assets (Notes 8, 1 5, 20, 27 and 2 8) 53,636,921 35,229,450 Real estate inventories (Note 9) 43,946,109 37,575,103 Equity instruments at fair value through other comprehensive income (Notes 1 0, 20, 27 and 2 8) 659,077 639,316 Derivative assets (Notes 2 7 and 2 8) – 432,898 Prepaid expenses and other current assets (Notes 1 1, 20, 27 and 2 8) 19,485,542 15,147,029 Total Current Assets 152,327,608 127,790,263 Noncurrent Assets Equity instruments at fair value through other comprehensive income - net of current portion (Notes 1 0, 20, 2 7 and 2 8) 20,420,959 22,892,937 Property and equipment - net (Note s 12 and 26 ) 1,383,320 1,419,111 Investment properties - net (Notes 1 3,18 and 26 ) 410,639,578 343,418,862 Investments in associates and joint ventures (Note 1 4) 27,214,398 26,199,380 Deferred tax assets - net (Note 2 5) 903,845 1,083,670 Derivative assets - net of current portion (Notes 2 7 and 2 8) 826,315 420,035 Other noncurrent assets (Note s 15, 20, 24, 27 and 2 8) 53,563,651 80,910,060 Total Noncurrent Assets 514,952,066 476,344,055 P=667,279,674 P=604,134,318

LIABILITIES AND EQUITY Current Liabilities Loans payable (Notes 1 6, 20, 27 and 28 ) P=100,000 P=39,400 Accounts payable and other current liabilities (Notes 1 7, 20, 27 and 2 8) 70,125,750 61,767,086 Current portion of long -term debt (Notes 1 8, 20, 27 and 28 ) 23,521,373 25,089,624 Income tax payable 1,509,657 1,383,742 Total Current Liabilities 95,256,780 88,279,852 Noncurrent Liabilities Long -term debt - net of current portion (Notes 1 8, 20, 27 and 2 8) 214,333,050 197,682,262 Tenants’ and customers’ deposits - net of current portion (Notes 1 7, 26, 27 and 2 8) 21,646,217 18,676,022 Liability for purchased land - net of current portion (Notes 17, 27 and 2 8) 4,214,234 6,044,220 Deferred tax liabilities - net (Note 2 5) 4,179,154 3,527,501 Derivative liabilities (Notes 2 7 and 2 8) 711,617 335,008 Other noncurrent liabilities (Notes 15, 17, 2 4, 27 and 2 8) 24,422,348 10,511,491 Total Noncurrent Liabilities 269,506,620 236,776,504 Total Liabilities (Carried Forward) 364,763,400 325,056,356

(Forward)

*SGVFS038914* - 2 -

December 31 2019 2018 Total Liabilities (Brought Forward) P=364,763,400 P=325,056,356 Equity Attributable to Equity Holders of the Parent Capital stock (Notes 19 and 29 ) 33,166,300 33,166,300 Additional paid -in capital - net (Notes 5 and 19 ) 38,007,668 39,953,218 Cumulative translation adjustment 1,344,274 1,955,999 Net fair value changes of equity instruments at fair value through other comprehensive income (Note 10) 17,840,990 19,084,597 Net fair value changes on cash flow hedges (Note 2 8) (1,328,167) (842,098) Remeasurement loss on defined benefit obligation (Note 24) (913,390) (348,480) Retained earnings (Note 19 ): Appropriated 42,200,000 42,200,000 Unappropriated 173,583,191 143,118,153 Treasury stock (Notes 19 and 29 ) (2,984,695) (2,984,695) Total Equity Attributable to Equity Holders of the Parent 300,916,171 275,302,994 Non -controlling Interests (Note 19 ) 1,600,103 3,774,968 Total Equity 302,516,274 279,077,962 P=667,279,674 P=604,134,318

See accompanying Notes to Consolidated Financial Statements.

*SGVFS038914* SM PRIME HOLDINGS, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF INCOME (Amounts in Thousands, Except Per Share Data)

Years Ended December 31 2019 2018 2017

REVENUE Rent (Notes 13, 20, and 2 6) P=61,759,921 P=57,162,796 P=51,406,294 Sales: Real estate 44,465,454 35,872,552 29,434,050 Cinema and event ticket 5,548,469 5,218,434 4,767,364 Others (Notes 2 0 and 2 1) 6,537,646 5,826,783 5,314,142 118,311,490 104,080,565 90,921,850

COSTS AND EXPENSES (Note 2 2) 61,619,162 55,753,334 50,293,058

INCOME FROM OPERATIONS 56,692,328 48,327,231 40,628,792

OTHER INCOME (CHARGES) Interest expense (Notes 2 0, 2 3, 27 and 2 8) (8,832,770) (7,540,045) (5,474,422) Interest and dividend income (Notes 7, 1 0, 2 0 and 2 3) 1,746,406 1,828,776 1,214,347 Others - net (Notes 7, 1 4, 17, 18, 2 0 and 2 8) (443,970) (649,787) (420,856) (7,530,334) (6,361,056) (4,680,931)

INCOME BEFORE INCOME TAX 49,161,994 41,966,175 35,947,861

PROVISION FOR INCOME TAX (Note 25) Current 9,282,069 8,534,428 7,531,782 Deferred 1,091,252 520,618 291,616 10,373,321 9,055,046 7,823,398

NET INCOME P=38,788,673 P=32,911,129 P=28,124,463

Attributable to: Equity holders of the Parent (Notes 19 and 29 ) P=38,085,601 P=32,172,886 P=27,573,866 Non -controlling interests (Note 19 ) 703,072 738,243 550,597 P=38,788,673 P=32,911,129 P=28,124,463

Basic/Diluted earnings per share (Note 29 ) P=1.320 P=1.115 P=0. 956

See accompanying Notes to Consolidated Financial Statements.

*SGVFS038914* SM PRIME HOLDINGS, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (Amounts in Thousands)

Years Ended December 31 2019 2018 2017

NET INCOME P=38,788,673 P=32,911,129 P=28,124,463

OTHER COMPREHENSIVE INCOME (LOSS) Items that will not be reclassified to profit or loss in subsequent periods: Unrealized gain (loss) due to changes in fair value of financial assets at fair value through other comprehensive income (Note 1 0) 1,635,574 (5,287,209) 7,987,295 Remeasurement loss on defined benefit obligation (Note 24) (567,868) (152,405) (244,103) 1,067,706 (5,439,614) 7,743,192 Items that may be reclassified to profit or loss in subsequent periods: Cumulative translation adjustment (611,725) (154,746) 710,372 Net fair value changes on cash flow hedges (Note 2 8) (486,069) (530,669) (1,123,054) (30,088) (6,125,029) 7,330,510

TOTAL COMPREHENSIVE INCOME P=38,758,585 P=26,786,100 P=35,454,973

Attributable to: Equity holders of the Parent (Notes 19 and 29 ) P=38,058,471 P=26,050,908 P=34,906,622 Non -controlling interests (Note 19 ) 700,114 735,192 548,351 P=38,758,585 P=26,786,100 P=35,454,973

See accompanying Notes to Consolidated Financial Statements.

*SGVFS038914* SM PRIME HOLDINGS, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY FOR THE YEARS ENDED DECEMBER 31, 2019, 2018 AND 2017 (Amounts in Thousands)

Equity Attributable to Equity Holders of the Parent Net Fair Value Changes of Equity Instruments at Fair Value Net Fair Value Remeasurement Additional Through Other Changes on Loss on Defined Treasury Capital Stock Paid-in Cumulative Comprehensive Cash Flow Benefit Stock Non-controlling (Notes 19 Capital - Net Translation Income Hedges Obligation Retained Earnings (Note 19 ) (Notes 19 Interests Total and 29) (Notes 5 and 19) Adjustment (Note 10) (Note 28) (Note 24) Appropriated Unappropriated and 29) Total (Note 19) Equity At January 1, 201 9 P=33,166,300 P=39,953,218 P=1,955,999 P=19,084,597 (P=842,098) (P=348,480) P=42,200,000 P=143,118,153 (P=2,984,695) P=275,302,994 P=3,774,968 P=279,077,962 Net income for the year – – – – – – – 38,085,601 – 38,085,601 703,072 38,788,673 Transfer of realized gain on equity instruments at fair value through other comprehensive income (Note 10) – – – (2,879,181) – – – 2,879,181 – – – – Other comprehensive income (loss) – – (611,725) 1,635,574 (486,069) (564,910) – – – (27,130) (2,958) (30,088) Total comprehensive income (loss) for the year – – (611,725) (1,243,607) (486,069) (564,910) – 40,964,782 – 38,058,471 700,114 38,758,585 Cash dividends (Note 19 ) – – – – – – – (10,507,731) – (10,507,731) – (10,507,731) Cash dividends received by a subsidiary – – – – – – – 7,987 – 7,987 – 7,987 Cash dividends received by non -controlling interests – – – – – – – – – – (633,700) (633,700) Acquisition of non -controlling interest - net (Notes 2 and 5) – (1,945,550) – – – – – – – (1,945,550) (2,241,279) (4,186,829)

At December 31, 201 9 P=33,166,300 P=38,007,668 P=1,344,274 P=17,840,990 (P=1,328,167) (P=913,390) P=42,200,000 P=173,583,191 (P=2,984,695) P=300,916,171 P=1,600,103 P=302,516,274

At January 1, 2018 P=33,166,300 P= 39,662,168 P=2,110,745 P=25,489,705 (P=311,429) (P=199,126) P=42,200,000 P=120,125,945 (P=3,287,087) P=258,957,221 P=3,916,693 P=262,873,914 Net income for the year – – – – – – – 32,172,886 – 32,172,886 738,243 32,911,129 Transfer of realized gain on equity instruments at fair value through other comprehensive income (Note 10) – – – (1,117,899) – – – 1,117,899 – – – – Other comprehensive income (loss) – – (154,746) (5,287,209) (530,669) (149,354) – – – (6,121,978) (3,051) (6,125,029) Total comprehensive income (loss) for the year – – (154,746) (6,405,108) (530,669) (149,354) – 33,290,785 – 26,050,908 735,192 26,786,100 Cash dividends (Note 19) – – – – – – – (10,307,731) – (10,307,731) – (10,307,731) Cash dividends received by a subsidiary – – – – – – – 9,154 – 9,154 – 9,154 Cash dividends received by non -controlling interests – – – – – – – – – – (576,200) (576,200) Sale of treasury shares held by subsidiary – 282,816 – – – – – – 302,392 585,208 – 585,208 Sale (acquisition) of non -controlling interests (Notes 2 and 5) – 8,234 – – – – – – – 8,234 (300,717) (292,483) At December 31, 2018 P=33,166,300 P=39,953,218 P=1,955,999 P=19,084,597 (P=842,098) (P=348,480) P=42,200,000 P=143,118,153 (P=2,984,695) P=275,302,994 P=3,774,968 P=279,077,962

*SGVFS038914* - 2 -

Equity Attributable to Equity Holders of the Parent Net Fair Value Changes of Equity Instruments at Fair Value Net Fair Value Remeasurement Additional Through Other Changes on Gain (Loss) on Treasury Capital Stock Paid-in Cumulative Comprehensive Cash Flow Defined Benefit Stock Non-controlling (Notes 19 Capital - Net Translation Income Hedges Obligation Retained Earnings (Note 19 ) (Notes 19 Interests Total and 29) (Notes 5 and 19) Adjustment (Note 10) (Note 28) (Note 24) Appropriated Unappropriated and 29) Total (Note 19) Equity

At January 1, 2017, as previously reported P=33,166,300 P=39,545,625 P=1,400,373 P=17,502,410 P=811,625 P=39,687 P=42,200,000 P=100,170,486 (P=3,355,474) P=231,481,032 P=3,882,512 P=235,363,544 Effect of common control business combination (Note 5) – – – – – (3,046) – – – (3,046) (585) (3,631) At January 1, 2017, as adjusted 33,166,300 39,545,625 1,400,373 17,502,410 811,625 36,641 42,200,000 100,170,486 (3,355,474) 231,477,986 3,881,927 235,359,913 Net income for the year – – – – – – – 27,573,866 – 27,573,866 550,597 28,124,463 Other comprehensive income (loss) – – 710,372 7,987,295 (1,123,054) (241,857) – – – 7,332,756 (2,246) 7,330,510 Total comprehensive income (loss) for the year – – 710,372 7,987,295 (1,123,054) (241,857) – 27,573,866 – 34,906,622 548,351 35,454,973 Cash dividends (Note 19) – – – – – – – (7,708,600) – (7,708,600) – (7,708,600) Cash dividends received by a subsidiary – – – – – – – 11,862 – 11,862 – 11,862 Cash dividends received by non -controlling interests – – – – – – – – – – (580,791) (580,791) Sale of treasury shares held by subsidiary – 89,929 – – – – – – 68,387 158,316 – 158,316 Acquisition of subsidiary (Note 1 3) – – – – – – – – – – 327,729 327,729 Sale (acquisition) of non -controlling interests (Notes 2 and 5) – 26,614 – – – 6,090 – 78,331 – 111,035 (260,523) (149,488) At December 31, 2017 P=33,166,300 P=39,662,168 P=2,110,745 P=25,489,705 (P=311,429) (P=199,126) P=42,200,000 P=120,125,945 (P=3,287,087) P=258,957,221 P=3,916,693 P=262,873,914

See accompanying Notes to Consolidated Financial Statements.

*SGVFS038914* SM PRIME HOLDINGS, INC. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF CASH FLOWS (Amounts in Thousands)

Years Ended December 31 2019 2018 2017 CASH FLOWS FROM OPERATING ACTIVITIES Income before income tax P=49,161,994 P=41,966,175 P=35,947,861 Adjustments for: Depreciation and amortization (Note s 22 and 26) 10,825,078 9,655,426 8,959,170 Interest expense (Note 2 3) 8,832,770 7,540,045 5,474,422 Interest and dividend income (Notes 7, 10 and 23) (1,746,406) (1,828,776) (1,214,347) Equity in net earnings of associates and joint ventures (Note 14) (1,492,093) (1,297,528) (1,106,816) Loss (gain) on: Unrealized foreign exchange and fair value changes on derivatives - net 209,624 557,067 (26,266) Mark-to-market and disposal of investments held for trading í í 23,786 Operating income before working capital changes 65,790,967 56,592,409 48,057,810 Decrease (increase) in: Receivables and contract assets (17,302,352) (11,618,774) (6,715,156) Real estate inventories (1,514,160) (2,124,966) 1,779,568 Prepaid expenses and other current assets (4,368,606) (557,890) (2,368,411) Increase in: Accounts payable and other liabilities 15,222,583 9,552,450 11,154,924 Tenants’ and customers’ deposits 3,045,680 2,306,209 1,476,602 Cash generated from operations 60,874,112 54,149,438 53,385,337 Income tax paid (9,146,530) (8,185,024) (7,607,930) Net cash provided by operating activities 51,727,582 45,964,414 45,777,407 CASH FLOWS FROM INVESTING ACTIVITIES Proceeds from sale of: Equity instruments and f inancial assets at FVOCI 4,100,955 3,023,585 í Investments held for trading í í 286,500 Interest received 1,438,318 1,417,478 823,686 Dividends received 615,349 577,014 603,011 Additions to: Investment properties (Note 13) (51,267,038) (40,351,989) (42,678,441) Property and equipment - net (Note 12) (136,560) (126,355) (132,262) Equity instruments at FVOCI (Note 10) (4) (5,826) (1,906,125) Investments held for trading í í (122,660) Investments in associates and joint ventures and acquisition of a subsidiary - net of cash acquired (Note 14) 15,867 (509,282) (775,500) Decrease (increase) in bonds and deposits and other noncurrent assets (Note 15) (3,382,131) (28,102,681) 2,889,806 Net cash used in investing activities (48,615,244) (64,078,056) (41,011,985)

(Forward)

*SGVFS038914* - 2 -

Years Ended December 31 2019 2018 2017 CASH FLOWS FROM FINANCING ACTIVITIES Availments of bank loans and long-term debt (Notes 1 6 and 1 8) P=42,393,638 P=54,115,835 P=41,997,671 Payments of: Long -term debt (Note 18) (25,466,777) (26,737,233) (9,811,140) Dividends (Note 19 ) (11,133,444) (10,874,777) (8,277,529) Interest (8,712,493) (7,193,222) (5,156,332) Bank loans (Note 16 ) (519,400) (475,000) (4,735,000) Lease liabilities (Notes 3, 17, and 26) (80,437) í í Acquisition of non -controlling interest - net (Note 5) (4,186,829) í í Proceeds from: Maturity of derivatives 395,722 3,212,542 í Reissuance of treasury shares (Note 19 ) í 585,207 158,316 Net cash provided by (used in) financing activities (7,310,020) 12,633,352 14,175,986 EFFECT OF EXCHANGE RATE CHANGES ON CASH AND CASH EQUIVALENTS 31,174 (124,777) 229,144 NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS (4,166,508) (5,605,067) 19,170,552 CASH AND CASH EQUIVALENTS AT BEGINNING OF YEAR 38,766,467 44,371,534 25,200,982 CASH AND CASH EQUIVALENTS AT END OF YEAR P=34,599,959 P=38,766,467 P=44,371,534

See accompanying Notes to Consolidated Financial Statements.

*SGVFS038914* SM PRIME HOLDINGS, INC. AND SUBSIDIARIES NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

1. Corporate Information

SM Prime Holdings, Inc. (SMPH or the Parent Company) was incorporated in the Philippines and registered with the Securities and Exchange Commission (SEC) on January 6, 1994. SMPH and its subsidiaries (collectively known as the “Company”) are incorporated to acquire by purchase, exchange, assignment, gift or otherwise, and to own, use, improve, subdivide, operate, enjoy, sell, assign, transfer, exchange, lease, let, develop, mortgage, pledge, traffic, deal in and hold for investment or otherwise, including but not limited to real estate and the right to receive, collect and dispose of, any and all rentals, dividends, interest and income derived therefrom; the right to vote on any proprietary or other interest on any shares of stock, and upon any bonds, debentures, or other securities; and the right to develop, conduct, operate and maintain modernized commercial shopping centers and all the businesses appurtenant thereto, such as but not limited to the conduct, operation and maintenance of shopping center spaces for rent, amusement centers, movie or cinema theatres within the compound or premises of the shopping centers, to construct, erect, manage and administer buildings such as condominium, apartments, hotels, restaurants, stores or other structures for mixed use purposes.

SMPH’s shares of stock are publicly traded in the Philippine Stock Exchange (PSE).

As at December 31, 2019, SMPH is 49.70% and 25.85% directly-owned by SM Investments Corporation (SMIC) and the Sy Family, respectively. SMIC, the ultimate parent company, is a Philippine corporation which listed its common shares with the PSE in 2005. SMIC and all its subsidiaries are herein referred to as the “SM Group”.

The registered office and principal place of business of the Parent Company is at 10 th Floor Mall of Asia Arena Annex Building, Coral Way cor. J.W. Diokno Blvd., Mall of Asia Complex, Brgy. 76, Zone 10, CBP-1A, Pasay City, Philippines.

The accompanying consolidated financial statements were approved and authorized for issue in accordance with a resolution by the Board of Directors (BOD) on February 24, 2020.

2. Basis of Preparation

The accompanying consolidated financial statements of the Company have been prepared on a historical cost basis, except for financial assets at fair value through profit or loss (FVTPL), financial assets at fair value through other comprehensive income (FVOCI) and derivative financial instruments that have been measured at fair value. The consolidated financial statements are presented in Philippine peso, which is the Parent Company’s functional and presentation currency under Philippine Financial Reporting Standards (PFRS). All values are rounded to the nearest thousand peso, except when otherwise indicated.

Statement of Compliance The accompanying consolidated financial statements have been prepared in compliance with PFRS, which include the availment of the relief granted by the SEC under Memorandum Circular No. 14, Series of 2018 , Memorandum Circular No. 3, Series of 2019, and Memorandum Circular No. 4, Series of 2020.

*SGVFS038914* - 2 -

Basis of Consolidation The consolidated financial statements include the accounts of the Parent Company and the following subsidiaries:

Percentage of Country of Ownership Company Incorporation 2019 2018 Malls First Asia Realty Development Corporation Philippines 74.2 74.2 Premier Central, Inc. - do - 100.0 100.0 Consolidated Prime Dev. Corp. - do - 100.0 100.0 Premier Southern Corp. (PSC) - do - 100.0 100.0 San Lazaro Holdings Corporation - do - 100.0 100.0 Southernpoint Properties Corp. - do - 100.0 100.0 First Leisure Ventures Group Inc. (FLVGI) - do - 50.0 50.0 CHAS Realty and Development Corporation and Subsidiaries - do - 100.0 100.0 Affluent Capital Enterprises Limited and Subsidiaries British Virgin Islands (BVI) 100.0 100.0 Mega Make Enterprises Limited and Subsidiaries - do - 100.0 100.0 Springfield Global Enterprises Limited - do - 100.0 100.0 Simply Prestige Limited and Subsidiaries - do - 100.0 100.0 SM Land (China) Limited and Subsidiaries (SM Land China) Hong Kong 100.0 100.0 Rushmore Holdings, Inc. Philippines 100.0 100.0 Prime_Commercial Property Management Corporation and Subsidiaries (PCPMC) - do - 100.0 100.0 Magenta Legacy, Inc. - do - 100.0 100.0 Associated Development Corporation - do - 100.0 100.0 Prime Metroestate, Inc. and Subsidiary (PMI) - do - 100.0 60.0 SM Arena Complex Corporation - do - 100.0 100.0 Mindpro Incorporated (Mindpro) - do - 70.0 70.0 A. Canicosa Holdings, Inc. - do - 100.0 100.0 AD Canicosa Properties, Inc. - do - 100.0 100.0 Cherry Realty Development Corporation - do - 100.0 91.3 Supermalls Transport Services, Inc. * - do - 100.0 51.0 Residential SM Development Corporation and Subsidiaries (SMDC) - do - 100.0 100.0 Highlands Prime Inc. (HPI) - do - 100.0 100.0 Costa del Hamilo, Inc. and Subsidiary (Costa) - do - 100.0 100.0 Commercial Tagaytay Resort Development Corporation - do - 100.0 100.0 MOA Esplanade Port, Inc. - do - 100.0 100.0 Premier Clark Complex, Inc. - do - 100.0 – Hotels and Convention Centers SM Hotels and Conventions Corp. and Subsidiaries - do - 100.0 100.0 *Accounted as investment in joint venture in 2018

FLVGI is accounted for as a subsidiary by virtue of control, as evidenced by the majority members of the BOD representing the Parent Company.

The individual financial statements of the Parent Company and its subsidiaries, which were prepared for the same reporting period using their own set of accounting policies, are adjusted to the accounting policies of the Company when the consolidated financial statements are prepared. All intracompany balances, transactions, income and expenses, and profits and losses resulting from intracompany transactions and dividends are eliminated in full.

*SGVFS038914* - 3 -

Subsidiaries are consolidated from the date of acquisition, being the date on which the Company obtains control, and continue to be consolidated until the date that such control ceases. Control is achieved when the Company is exposed, or has rights, to variable returns from its involvement with the investee and when the Company has the ability to affect those returns through its power over the investee. A change in the ownership interest of a subsidiary, without a loss of control, is accounted for as an equity transaction. If the Company loses control over a subsidiary, it: x Derecognizes the assets (including goodwill) and liabilities of the subsidiary; x Derecognizes the carrying amount of any non-controlling interest; x Derecognizes the cumulative translation differences recorded in equity; x Recognizes the fair value of the consideration received; x Recognizes the fair value of any investment retained; x Recognizes any surplus or deficit in profit or loss; and x Reclassifies the parent’s share of components previously recognized in other comprehensive income to profit or loss or retained earnings, as appropriate.

Non-controlling interests represent the portion of profit or loss and net assets not held by the Company and are presented separately in the consolidated statements of income and within equity section in the consolidated balance sheets, separately from equity attributable to equity holders of the parent.

Significant Accounting Judgments, Estimates and Assumptions The preparation of the consolidated financial statements requires management to make judgments, estimates and assumptions that affect the reported amounts of revenue, expenses, assets and liabilities, and the disclosure of contingent liabilities, at the reporting date. However, uncertainty about these estimates and assumptions could result in outcomes that could require a material adjustment to the carrying amount of the affected asset or liability in the future.

Judgments In the process of applying the Company’s accounting policies, management has made the following judgments, apart from those involving estimations, which have the most significant effect on the amounts recognized in the consolidated financial statements.

Existence of a Contract. The Company’s primary document for a contract with a customer is a signed contract to sell or the combination of its other signed documentation such as reservation agreement, official receipts, quotation sheets and other documents, would contain all the criteria to qualify as contract with the customer under PFRS 15.

In addition, part of the assessment process of the Company before revenue recognition is to assess the probability that the Company will collect the consideration to which it will be entitled in exchange for the real estate property that will be transferred to the customer. In evaluating whether collectability of an amount of consideration is probable, an entity considers the significance of the buyer’s initial payments in relation to the total contract price.

Measure of Progress . The Company has determined that output method used in measuring the progress of the performance obligation faithfully depicts the Company’s performance in transferring control of real estate development to the customers.

Operating Lease Commitments - as Lessor . The Company has entered into commercial property leases in its investment property portfolio. Management has determined, based on an evaluation of the terms and conditions of the arrangements, that it retains all the significant risks and rewards of ownership of the properties and thus accounts for the contracts as operating leases. The ownership of *SGVFS038914* - 4 - the asset is not transferred to the lessee by the end of the lease term, the lessee has no option to purchase the asset at a price that is expected to be sufficiently lower than the fair value at the date the option is exercisable, and, the lease term is not for the major part of the asset’s economic life.

Rent income amounted to P=61,760 million, P=57,163 million and P=51,406 million for the years ended December 31, 2019, 2018 and 2017, respectively (see Note 26).

Before January 1, 2019

Operating Lease Commitments - as Lessee . The Company has entered into various lease agreements as a lessee. Management has determined that all the significant risks and benefits of ownership of these properties, which the Company leases under operating lease arrangements, remain with the lessor. Accordingly, the leases were accounted for as operating leases.

Rent expense amounted to P=1,730 million and P=1,598 million for the years ended December 31, 2018 and 2017, respectively (see Note 22).

On or after January 1, 2019

Determining the Lease Term of Contract. The Company applies judgement in evaluating whether it is reasonably certain whether or not to exercise the option to renew or terminate its lease contracts with extension and/or termination options. That is, it considers all relevant factors that create an economic incentive for it to exercise either the renewal or termination. The Company typically exercises its option to renew its leases of various parcels of land since its lease term periods are generally covered by an automatic renewal option. After the commencement date, the Company reassesses the lease term if there is a significant event or change in circumstances that is within its control and affects its ability to exercise or not to exercise the option to renew or to terminate.

Determining Taxable Profit, Tax Bases, Unused Tax Losses, Unused Tax Credits and Tax Rates. Upon adoption of the Philippine Interpretation IFRIC-23, Uncertainty over Income Tax Treatments , the Company has assessed whether it has any uncertain tax position. The Company applies significant judgment in identifying uncertainties over its income tax treatments. The Company determined based on its assessment, in consultation with its tax counsel, that it is probable that its income tax treatments (including for its subsidiaries) will be accepted by the taxation authorities. Accordingly, the interpretation did not have any significant impact on the consolidated financial statements of the Company.

Estimates and Assumptions The key estimates and assumptions that may have significant risks of causing material adjustments to the carrying amounts of assets and liabilities within the next financial period are discussed below.

Revenue Recognition Method and Measure of Progress. The percentage-of-completion method is used to recognize income from sales of projects where the Company has material obligations under the sales contract to complete the project after the property is sold, the equitable interest has been transferred to the buyer, construction is beyond preliminary stage (i.e., engineering, design work, construction contracts execution, site clearance and preparation, excavation and the building foundation are finished), and the costs incurred or to be incurred can be measured reliably.

Revenue from sale of real estate amounted to P=44,465 million, P=35,873 million and P=29,434 million for the years ended December 31, 2019, 2018 and 2017, respectively, while the cost of real estate sold amounted to P=20,794 million, P=17,769million and P=15,152 million for the years ended December 31, 2019, 2018 and 2017, respectively (see Note 22). *SGVFS038914* - 5 -

Provision for Expected Credit Losses (ECL) of Receivables and Contract Assets (or referred also in the consolidated financial statements as “Unbilled revenue from sale of real estate”). The Company maintains an allowance for impairment loss at a level considered adequate to provide for potential uncollectible receivables. The Company uses a provision matrix for rent and other receivables and vintage approach for receivable from sale of real estate (billed and unbilled) to calculate ECLs. The Company performs a regular review of the age and status of these accounts, designed to identify accounts for impairment. The assessment of the correlation between historical observed default rates, forecasted economic conditions and ECLs is a significant estimate. The amount of ECLs is sensitive to changes in circumstances and of forecast economic conditions.

The allowance for ECLs amounted to P=1,054 million and P=1,034 million as at December 31, 2019 and December 31, 2018, respectively (see Note 8).

Net Realizable Value of Real Estate Inventories . The Company writes down the carrying value of real estate inventories when the net realizable value becomes lower than the carrying value due to changes in market prices or other causes. The net realizable value is assessed with reference to market price at the balance sheet date for similar completed property, less estimate cost to complete the construction and estimated cost to sell. The carrying value is reviewed regularly for any decline in value.

The carrying values of real estate inventories amounted to P=43,946 million and P=37,575 million as at December 31, 2019 and 2018, respectively (see Note 9).

Estimated Useful Lives of Property and Equipment and Investment Properties (except for Right-of- use Asset) . The useful life of each of the Company’s property and equipment and investment properties, excluding right-of-use asset (ROUA), is estimated based on the period over which the asset is expected to be available for use. Such estimation is based on a collective assessment of industry practice, internal technical evaluation and experience with similar assets. The estimated useful life of each asset is reviewed periodically and updated if expectations differ from previous estimates due to physical wear and tear, technical or commercial obsolescence and legal or other limitations on the use of the asset. It is possible, however, that future financial performance could be materially affected by changes in the amounts and timing of recorded expenses brought about by changes in the factors mentioned above. A reduction in the estimated useful life of any property and equipment and investment properties, excluding ROUA, would increase the recorded costs and expenses and decrease noncurrent assets.

The aggregate carrying values of property and equipment and investment properties, excluding ROUA, amounted to P=390,356 million and P=344,838 million as at December 31, 2019 and 2018, respectively (see Notes 12 and 13).

Impairment of Other Nonfinancial Assets . The Company assesses at each reporting date whether there is an indication that an item of investments in associates and joint ventures, property and equipment, investment properties and other noncurrent assets (excluding time deposits) may be impaired. Determining the value in use of the assets, which requires the determination of future cash flows expected to be generated from the continued use and ultimate disposition of such assets, requires the Company to make estimates and assumptions that can materially affect the consolidated financial statements. Future events could cause the Company to conclude that these assets are impaired. Any resulting impairment loss could have a material impact on the consolidated financial position and performance.

*SGVFS038914* - 6 -

The preparation of the estimated future cash flows involves judgment and estimations. While the Company believes that its assumptions are appropriate and reasonable, significant changes in these assumptions may materially affect the assessment of recoverable values and may lead to future impairment charges.

The aggregate carrying values of investments in associates and joint ventures, property and equipment, investment properties and other noncurrent assets (excluding time deposits) amounted to P=490,388 million and P=449,555 million as at December 31, 2019 and 2018, respectively (see Notes 12, 13, 14 and 15).

Realizability of Deferred Tax Assets . The Company’s assessment on the recognition of deferred tax assets on deductible temporary differences and carryforward benefits of excess minimum corporate income tax (MCIT) and net operating loss carryover (NOLCO) is based on the projected taxable income in future periods. Based on the projection, not all deductible temporary differences and carryforward benefits of excess MCIT and NOLCO will be realized.

Deferred tax assets - net recognized in the consolidated balance sheets amounted to P=904 million and P=1,084 million as at December 31, 2019 and 2018, respectively (see Note 25).

Fair Value of Assets and Liabilities . The Company carries and discloses certain assets and liabilities at fair value, which requires extensive use of accounting judgments and estimates. The significant components of fair value measurement were determined using verifiable objective evidence (i.e., foreign exchange rates, interest rates and volatility rates). The amount of changes in fair value would differ if the Company utilized different valuation methodologies and assumptions. Any changes in the fair value of these assets and liabilities that are carried in the consolidated financial statements would directly affect consolidated statements of income and consolidated other comprehensive income.

The fair value of assets and liabilities are discussed in Notes 13 and 28.

Contingencies . The Company is currently involved in various legal and administrative proceedings. The estimate of the probable costs for the resolution of these proceedings has been developed in consultation with in-house as well as outside legal counsel handling defense in these matters and is based upon an analysis of potential results. The Company currently does not believe that these proceedings will have a material adverse effect on its consolidated financial position and performance. It is possible, however, that future consolidated financial performance could be materially affected by changes in the estimates or in the effectiveness of strategies relating to these proceedings. No provisions were made in relation to these proceedings.

On or after January 1, 2019

Estimating Incremental Borrowing Rate for Leases . The Company cannot readily determine the interest rate implicit in the lease, therefore, it uses its incremental borrowing rate (IBR) to measure lease liabilities. The IBR is the rate of interest that the Company would have to pay to borrow over a similar term, and with a similar security, the funds necessary to obtain the asset of similar value in a similar economic environment. The IBR therefore reflects what the Company ‘would have to pay’, which requires estimation when no observable rates are available or when they need to be adjusted to reflect the terms and conditions of the lease. The Company estimates the IBR using the available market interest rates adjusted with the Company’s credit rating.

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3. Summary of Significant Accounting and Financial Reporting Policies

Changes in Accounting Policies The accounting policies adopted are consistent with those of the previous financial year, except that the Company has adopted the following new accounting pronouncements starting January 1, 2019. Adoption of these pronouncements did not have any significant impact on the Company’s financial position or performance unless otherwise indicated.

Effective beginning on or after January 1, 2019

x PFRS 16, Leases , sets out the principles for the recognition, measurement, presentation and disclosure of leases and requires lessees to account for all leases under a single on-balance sheet model similar to the accounting for finance leases under PAS 17, Leases . The standard includes two recognition exemptions for lessees – leases of ’low-value’ assets (e.g., personal computers) and short-term leases (i.e., leases with a lease term of 12 months or less). At the commencement date of a lease, a lessee will recognize a liability to make lease payments (i.e., the lease liability) and an asset representing the right to use the underlying asset during the lease term (i.e., the right- of-use asset). Lessees will be required to separately recognize the interest expense on the lease liability and the depreciation expense on the right-of-use asset.

Lessees will be also required to remeasure the lease liability upon the occurrence of certain events (e.g., a change in the lease term, a change in future lease payments resulting from a change in an index or rate used to determine those payments). The lessee will generally recognize the amount of the remeasurement of the lease liability as an adjustment to the right-of-use asset.

Lessor accounting under PFRS 16 is substantially unchanged from accounting under PAS 17. Lessors will continue to classify all leases using the same classification principle as in PAS 17 and distinguish between two types of leases: operating and finance leases.

PFRS 16 also requires lessees and lessors to make more extensive disclosures than under PAS 17.

The Company applied PFRS 16 using modified retrospective approach with the cumulative effect of initially applying the standard recognized at the date of initial application on January 1, 2019. The Company also elected to use the recognition exemptions for low-value assets and short-term leases.

The Company has various lease contracts, as lessee, for parcels of land and office spaces which were accounted for as operating leases under PAS 17. Upon adoption of PFRS 16, the Company applied a single recognition and measurement approach for all these leases.

Set out below are the effects of initial adoption of PFRS 16:

ƒ The Company recognized ROUA amounting to P=19,626 million, including land use rights of P=9,976 million previously presented as part of “Other noncurrent assets”. These were presented under “Investment properties” and “Property and equipment - net” accounts in the consolidated balance sheet as at January 1, 2019. Moreover, accrued rent pertaining to land leases previously accounted for as operating leases under PAS 17 amounting to P=1,772 million as of December 31, 2018 was adjusted to ROUA as at January 1, 2019.

ƒ The Company recognized lease liabilities amounting to P=11,294 million. These were presented as part of “Accounts payable and other current liabilities” and “Other noncurrent liabilities” in the consolidated balance sheet as at January 1, 2019. *SGVFS038914* - 8 -

ƒ As at January 1, 2019, deferred tax assets - net increased by P=297 million as a result of recognizing the deferred tax impact of the changes in assets and liabilities.

As at December 31, 2018, the undiscounted operating lease commitments amounted to P=31,069 million. Upon adoption of PFRS 16, this amount was discounted using incremental borrowing rate of 4.95% to 7.86% resulting to recognized lease liabilities of P=11,264 million (net of discounted lease commitments related to low-value assets) at January 1, 2019. The transition adjustments related to PFRS 16 are considered noncash transactions in the consolidated statement of cash flows for the year ended December 31, 2019. x Philippine Interpretation IFRIC-23, Uncertainty over Income Tax Treatments , addresses the accounting for income taxes when tax treatments involve uncertainty that affects the application of PAS 12 and does not apply to taxes or levies outside the scope of PAS 12, nor does it specifically include requirements relating to interest and penalties associated with uncertain tax treatments.

The interpretation specifically addresses the following: ƒ Whether an entity considers uncertain tax treatments separately ƒ The assumptions an entity makes about the examination of tax treatments by taxation authorities ƒ How an entity determines taxable profit (tax loss), tax bases, unused tax losses, unused tax credits and tax rates ƒ How an entity considers changes in facts and circumstances

The entity is required to determine whether to consider each uncertain tax treatment separately or together with one or more other uncertain tax treatments and use the approach that better predicts the resolution of the uncertainty. The entity shall assume that the taxation authority will examine amounts that it has a right to examine and have full knowledge of all related information when making those examinations. If an entity concludes that it is not probable that the taxation authority will accept an uncertain tax treatment, it shall reflect the effect of the uncertainty for each uncertain tax treatment using the method the entity expects to better predict the resolution of the uncertainty. x Amendments to PFRS 9, Prepayment Features with Negative Compensation , allow debt instrument to be measured at amortized cost or at FVOCI, provided that the contractual cash flows are ‘solely payments of principal and interest on the principal amount outstanding’ (the SPPI criterion) and the instrument is held within the appropriate business model for that classification. The amendments to PFRS 9 clarify that a financial asset passes the SPPI criterion regardless of the event or circumstance that causes the early termination of the contract and irrespective of which party pays or receives reasonable compensation for the early termination of the contract. The amendments should be applied retrospectively and are effective from January 1, 2019, with earlier application permitted. x Amendments to PAS 19, Employee Benefits, Plan Amendment, Curtailment or Settlement, address the accounting when a plan amendment, curtailment or settlement occurs during a reporting period. The amendments specify that when a plan amendment, curtailment or settlement occurs during the annual reporting period, an entity is required to:

ƒ Determine current service cost for the remainder of the period after the plan amendment, curtailment or settlement, using the actuarial assumptions used to remeasure the net defined benefit liability (asset) reflecting the benefits offered under the plan and the plan assets after that event. *SGVFS038914* - 9 -

ƒ Determine net interest for the remainder of the period after the plan amendment, curtailment or settlement using: the net defined benefit liability (asset) reflecting the benefits offered under the plan and the plan assets after that event; and the discount rate used to remeasure that net defined benefit liability (asset).

The amendments also clarify that an entity first determines any past service cost, or a gain or loss on settlement, without considering the effect of the asset ceiling. This amount is recognized in profit or loss. An entity then determines the effect of the asset ceiling after the plan amendment, curtailment or settlement. Any change in that effect, excluding amounts included in the net interest, is recognized in other comprehensive income.

The amendments apply to plan amendments, curtailments, or settlements occurring on or after the beginning of the first annual reporting period that begins on or after January 1, 2019. x Amendments to PAS 28, Long-term Interests in Associates and Joint Ventures , clarify that an entity applies PFRS 9 to long-term interests in an associate or joint venture to which the equity method is not applied but that, in substance, form part of the net investment in the associate or joint venture (long-term interests). This clarification is relevant because it implies that the ECL model in PFRS 9 applies to such long-term interests.

The amendments also clarified that, in applying PFRS 9, an entity does not take account of any losses of the associate or joint venture, or any impairment losses on the net investment, recognized as adjustments to the net investment in the associate or joint venture that arise from applying PAS 28, Investments in Associates and Joint Ventures .

The amendments should be applied retrospectively and are effective from January 1, 2019.

Annual Improvements to PFRSs 2015-2017 Cycle x Amendments to PFRS 3, Business Combinations, and PFRS 11, Joint Arrangements , Previously Held Interest in a Joint Operation, clarify that, when an entity obtains control of a business that is a joint operation, it applies the requirements for a business combination achieved in stages, including remeasuring previously held interests in the assets and liabilities of the joint operation at fair value. In doing so, the acquirer remeasures its entire previously held interest in the joint operation.

A party that participates in, but does not have joint control of, a joint operation might obtain joint control of the joint operation in which the activity of the joint operation constitutes a business as defined in PFRS 3. The amendments clarify that the previously held interests in that joint operation are not remeasured.

An entity applies those amendments to business combinations for which the acquisition date is on or after the beginning of the first annual reporting period beginning on or after January 1, 2019 and to transactions in which it obtains joint control on or after the beginning of the first annual reporting period beginning on or after January 1, 2019. x Amendments to PAS 12, Income Tax Consequences of Payments on Financial Instruments Classified as Equity , clarify that the income tax consequences of dividends are linked more directly to past transactions or events that generated distributable profits than to distributions to owners. Therefore, an entity recognizes the income tax consequences of dividends in profit or loss, other comprehensive income or equity according to where the entity originally recognized those past transactions or events. *SGVFS038914* - 10 -

An entity applies those amendments for annual reporting periods beginning on or after January 1, 2019, with early application permitted. x Amendments to PAS 23, Borrowing Costs, Borrowing Costs Eligible for Capitalization, clarify that an entity treats as part of general borrowings any borrowing originally made to develop a qualifying asset when substantially all of the activities necessary to prepare that asset for its intended use or sale are complete.

An entity applies those amendments to borrowing costs incurred on or after the beginning of the annual reporting period in which the entity first applies those amendments. An entity applies those amendments for annual reporting periods beginning on or after January 1, 2019.

Effective beginning on or after January 1, 2020

Pronouncements issued but not yet effective are listed below. Unless otherwise indicated, the Company does not expect that the future adoption of the said pronouncements will have a significant impact on its consolidated financial statements. The Company intends to adopt the following pronouncements when they become effective. x Amendments to PFRS 3, Definition of a Business, clarify the minimum requirements to be a business, remove the assessment of a market participant’s ability to replace missing elements, and narrow the definition of outputs. The amendments also add guidance to assess whether an acquired process is substantive and add illustrative examples. An optional fair value concentration test is introduced which permits a simplified assessment of whether an acquired set of activities and assets is not a business.

An entity applies those amendments prospectively for annual reporting periods beginning on or after January 1, 2020, with earlier application permitted. These amendments will apply on future business combinations of the Company. x Amendments to PAS 1, Presentation of Financial Statements , and PAS 8, Accounting Policies, Changes in Accounting Estimates and Errors , Definition of Material, refine the definition of material in PAS 1 and align the definitions used across PFRSs and other pronouncements. They are intended to improve the understanding of the existing requirements rather than to significantly impact an entity’s materiality judgments.

An entity applies those amendments prospectively for annual reporting periods beginning on or after January 1, 2020, with earlier application permitted. The Company is currently assessing the impact of adopting this standard.

Effective beginning on or after January 1, 2021 x PFRS 17, Insurance Contracts, covers recognition and measurement, presentation and disclosure. Once effective, PFRS 17 will replace PFRS 4, Insurance Contracts . This new standard on insurance contracts applies to all types of insurance contracts (i.e., life, non-life, direct insurance and re-insurance), regardless of the type of entities that issue them, as well as to certain guarantees and financial instruments with discretionary participation features. A few scope exceptions will apply.

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The overall objective of PFRS 17 is to provide an accounting model for insurance contracts that is more useful and consistent for insurers. In contrast to the requirements in PFRS 4, which are largely based on grandfathering previous local accounting policies, PFRS 17 provides a comprehensive model for insurance contracts, covering all relevant accounting aspects. The core of PFRS 17 is the general model, supplemented by:

ƒ A specific adaptation for contracts with direct participation features (the variable fee approach)

ƒ A simplified approach (the premium allocation approach) mainly for short-duration contracts

PFRS 17 is effective for reporting periods beginning on or after January 1, 2021, with comparative figures required. Early application is permitted.

Deferred effectivity x Amendments to PFRS 10, Consolidated Financial Statements , and PAS 28, Sale or Contribution of Assets between an Investor and its Associate or Joint Venture address the conflict between PFRS 10 and PAS 28 in dealing with the loss of control of a subsidiary that is sold or contributed to an associate or joint venture. The amendments clarify that a full gain or loss is recognized when a transfer to an associate or joint venture involves a business as defined in PFRS 3. Any gain or loss resulting from the sale or contribution of assets that does not constitute a business, however, is recognized only to the extent of unrelated investors’ interests in the associate or joint venture.

On January 13, 2016, the Financial Reporting Standards Council deferred the original effective date of January 1, 2016 of the said amendments until the International Accounting Standards Board (IASB) completes its broader review of the research project on equity accounting that may result in the simplification of accounting for such transactions and of other aspects of accounting for associates and joint ventures. x Philippine Interpretations Committee (PIC) updates on PFRS 15 implementation Issues . On August 27, 2019, the Company, together with the real estate industry, sent a Position Paper to the PIC requesting the latter to revisit its position on certain issues relating to the adoption of PFRS 15 and some other industry issues. In line with this, the PIC issued two response letters to the Industry dated September 13 and 27, 2019. While the PIC finalizes its position on the matters raised by the Industry, PIC has provided the following options for accounting treatment or financial statement presentation on the following:

ƒ Conclusion of PIC Q&A No. 2018-12D Step 3, Determining the Transaction Price for the Contract , temporarily allows the recording for the difference between the consideration received from the customers and the transferred goods or services to the customer as either contract asset, with disclosure required under PFRS 15 being complied, or as installment contracts receivables with disclosure requirements under PFRS 9 being followed. The Company retained its accounting policy of presenting the difference between the consideration received and transferred goods or services as contract asset with disclosure requirements under PFRS 15 being complied with.

ƒ Conclusion of PIC Q&A No. 2018-12H, Accounting for Common Usage Service Area (CUSA) , recommends the industry to consider an alternative presentation wherein CUSA may be presented outside of topline revenues if these are not considered as main source of revenue and are not material. *SGVFS038914* - 12 - x March 2019 IFRIC Agenda Decision on Over Time Transfer of Constructed Good (PAS 23, Borrowing Costs). In March 2019, the IFRIC issued update summarizing the decisions reached in its public meetings. The March 2019 IFRIC update includes Agenda Decision on the capitalization of borrowing cost on over time transfer of constructed goods. The IFRIC Agenda Decision clarified whether borrowing costs may be capitalized in relation to the construction of a residential multi-unit real estate development (building) which are sold to customers prior to start of construction or completion of the development.

Applying paragraph 8 of PAS 23, Borrowing Cost , an entity capitalizes borrowing costs that are directly attributable to the acquisition, construction or production of a qualifying asset as part of the cost of that asset. Paragraph 5 of PAS 23 defines a qualifying asset as ‘an asset that necessarily takes a substantial period of time to get ready for its intended use or sale’. The March 2019 IFRIC Update clarified that the related assets that might be recognized in the real estate company’s financial statements (i.e., installment contract receivable, contract asset, or inventory) will not qualify as a qualifying asset and the corresponding borrowing cost may no longer be capitalized.

On February 21, 2020, the Philippine SEC decided to provide relief to the real estate industry by deferring the implementation of the above IFRIC Agenda Decision until December 31, 2020. Effective January 1, 2021, the real estate industry will adopt the IFRIC Interpretations and any subsequent amendments thereto retrospectively or as the Philippine SEC prescribed.

Cash and Cash Equivalents Cash includes cash on hand and in banks. Cash equivalents are short-term, highly liquid investments that are readily convertible to known amounts of cash with original maturities of three months or less from acquisition date and are subject to an insignificant risk of change in value.

Determination of Fair Value Fair value is the estimated price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. The fair value measurement is based on the presumption that the transaction to sell the asset or transfer the liability takes place either: x in the principal market for the asset or liability, or x in the absence of a principal market, in the most advantageous market for the asset or liability.

The principal or the most advantageous market must be accessible to the Company.

The fair value of an asset or a liability is measured using the assumptions that market participants would use when pricing the asset or liability, assuming that market participants act in their economic best interest.

A fair value measurement of a nonfinancial asset takes into account a market participant’s ability to generate economic benefits by using the asset in its highest and best use or by selling it to another market participant that would use the asset in its highest and best use.

The Company uses valuation techniques that are appropriate in the circumstances and for which sufficient data are available to measure fair value, maximizing the use of relevant observable inputs and minimizing the use of unobservable inputs.

*SGVFS038914* - 13 -

Assets and liabilities for which fair value is measured or disclosed in the consolidated financial statements are categorized within the fair value hierarchy, described as follows, based on the lowest level input that is significant to the fair value measurement as a whole:

Level 1 - Quoted (unadjusted) market prices in active markets for identical assets or liabilities; Level 2 - Valuation techniques for which the lowest level input that is significant to the fair value measurement is directly or indirectly observable; and Level 3 - Valuation techniques for which the lowest level input that is significant to the fair value measurement is unobservable.

For assets and liabilities that are recognized in the consolidated financial statements on a recurring basis, the Company determines whether transfers have occurred between Levels in the hierarchy by re-assessing categorization (based on the lowest level input that is significant to the fair value measurement as a whole) at the end of each reporting period.

The Company determines the policies and procedures for both recurring and non-recurring fair value measurements. For the purpose of fair value disclosures, the Company has determined classes of assets and liabilities on the basis of the nature, characteristics and risks of the asset or liability and the level of the fair value hierarchy.

The Company recognizes transfers into and transfers out of fair value hierarchy levels by re-assessing categorization (based on the lowest level input that is significant to the fair value measurement as a whole) as at the date of the event or change in circumstances that caused the transfer.

“Day 1” Difference . Where the transaction price in a non-active market is different from the fair value of other observable current market transactions in the same instrument or based on a valuation technique whose variables include only data from observable market, the Company recognizes the difference between the transaction price and fair value (a “Day 1” difference) in the consolidated statement of income unless it qualifies for recognition as some other type of asset or liability. In cases where unobservable data is used, the difference between the transaction price and model value is only recognized in the consolidated statement of income when the inputs become observable or when the instrument is derecognized. For each transaction, the Company determines the appropriate method of recognizing the “Day 1” difference amount.

Financial Instruments - Initial Recognition and Subsequent Measurement

Effective beginning January 1, 2018

A financial instrument is any contract that gives rise to a financial asset of one entity and a financial liability or equity instrument of another entity.

Financial Assets

Initial recognition and measurement. Financial assets are classified, at initial recognition, as subsequently measured at amortized cost, FVOCI, and FVTPL.

The classification of financial assets at initial recognition depends on the financial asset’s contractual cash flow characteristics and the Company’s business model for managing them. The Company initially measures a financial asset at its fair value plus, in the case of a financial asset not at FVTPL, transaction costs.

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In order for a financial asset to be classified and measured at amortized cost or FVOCI, it needs to give rise to cash flows that are ‘solely payments of principal and interest (SPPI)’ on the principal amount outstanding. This assessment is referred to as the SPPI test and is performed at an instrument level.

The Company’s business model for managing financial assets refers to how it manages its financial assets in order to generate cash flows. The business model determines whether cash flows will result from collecting contractual cash flows, selling the financial assets, or both.

Purchases or sales of financial assets that require delivery of assets within a time frame established by regulation or convention in the market place (regular way trades) are recognized on the trade date, i.e., the date that the Company commits to purchase or sell the asset.

Subsequent measurement. For purposes of subsequent measurement, financial assets are classified in four categories: x Financial assets at amortized cost (debt instruments) : The Company measures financial assets at amortized cost if both of the following conditions are met:

ƒ The financial asset is held within a business model with the objective to hold financial assets in order to collect contractual cash flows, and

ƒ The contractual terms of the financial asset give rise on specified dates to cash flows that are solely payments of principal and interest on the principal amount outstanding.

Financial assets at amortized cost are subsequently measured using the EIR method and are subject to impairment. Gains and losses are recognized in profit or loss when the asset is derecognized, modified or impaired.

The Company’s financial assets at amortized cost includes cash and cash equivalents, receivables, cash in escrow (included under “Prepaid expenses and other current assets” account) and time deposits (included under “Other noncurrent assets” account). Other than those financial assets at amortized cost whose carrying values are reasonable approximation of fair values, the aggregate carrying values of financial assets under this category amounted to P=2,413 million and P=2,393 million as at December 31, 2019 and 2018, respectively (see Note 28). x Financial assets at FVOCI (debt instruments): The Company measures debt instruments at FVOCI if both of the following conditions are met:

ƒ The financial asset is held within a business model with the objective to hold financial assets in order to collect contractual cash flows, and

ƒ Selling and the contractual terms of the financial asset give rise on specified dates to cash flows that are solely payments of principal and interest on the principal amount outstanding. x Financial assets at FVTPL . Financial assets at FVTPL include financial assets held for trading, financial assets designated upon initial recognition at FVTPL, or financial assets mandatorily required to be measured at fair value. Financial assets are classified as held for trading if they are acquired for the purpose of selling or repurchasing in the near term. Derivatives, including separated embedded derivatives, are also classified as held for trading unless they are designated as effective hedging instruments. Financial assets with cash flows that are not solely payments of principal and interest are classified and measured at FVTPL, irrespective of the business model. *SGVFS038914* - 15 -

Notwithstanding the criteria for debt instruments to be classified at amortized cost or FVOCI, as described above, debt instruments may be designated at FVTPL on initial recognition if doing so eliminates, or significantly reduces, an accounting mismatch. x Financial assets at FVTPL are carried in the consolidated balance sheet at fair value with net changes in fair value recognized in the consolidated statement of income.

This category includes derivative instruments. The carrying values of financial assets classified under this category amounted to P=826 million and =853P million as at December 31, 2019 and 2018, respectively (see Note 28).

A derivative embedded in a hybrid contract, with a financial liability or non-financial host, is separated from the host and accounted for as a separate derivative if: the economic characteristics and risks are not closely related to the host; a separate instrument with the same terms as the embedded derivative would meet the definition of a derivative; and the hybrid contract is not measured at FVTPL. Embedded derivatives are measured at fair value with changes in FVTPL. Reassessment only occurs if there is either a change in the terms of the contract that significantly modifies the cash flows that would otherwise be required or a reclassification of a financial asset out of the FVTPL category.

A derivative embedded within a hybrid contract containing a financial asset host is not accounted for separately. The financial asset host together with the embedded derivative is required to be classified in its entirety as a financial asset at FVTPL. x Financial assets at FVOCI (equity instruments). Upon initial recognition, the Company can elect to classify irrevocably its equity investments as equity instruments at FVOCI when they meet the definition of equity under PAS 32, Financial Instruments: Presentation , and are not held for trading. The classification is determined on an instrument-by-instrument basis.

Gains and losses on these financial assets are never recycled to profit or loss. Dividends are recognized in the consolidated statements of income when the right of payment has been established, except when the Company benefits from such proceeds as a recovery of part of the cost of the financial asset, in which case, such gains are recorded in OCI. Equity instruments at FVOCI are not subject to impairment assessment.

The Company elected to classify irrevocably its investments in equity instruments under this category.

Classified under this category are the investments in shares of stocks of certain companies. The carrying values of financial assets classified under this category amounted to P=21,080million and P=23,532million as at December 31, 2019 and 2018, respectively (see Note 28).

Derecognition. A financial asset (or, where applicable, a part of a financial asset or part of a Company of similar financial assets) is primarily derecognized (i.e., removed from the Company’s consolidated balance sheet) when: x The rights to receive cash flows from the asset have expired, or, x the Company has transferred its rights to receive cash flows from the asset or has assumed an obligation to pay the received cash flows in full without material delay to a third party under a ‘pass-through’ arrangement  and either (a) the Company has transferred substantially all the risks and rewards of the asset, or (b) the Company has neither transferred nor retained substantially all the risks and rewards of the asset, but has transferred control of the asset. *SGVFS038914* - 16 -

When the Company has transferred its rights to receive cash flows from an asset or has entered into a pass-through arrangement, it evaluates if, and to what extent, it has retained the risks and rewards of ownership. When it has neither transferred nor retained substantially all of the risks and rewards of the asset, nor transferred control of the asset, the Company continues to recognize the transferred asset to the extent of its continuing involvement. In that case, the Company also recognized an associated liability. The transferred asset and the associated liability are measured on a basis that reflects the rights and obligations that the Company has retained. Continuing involvement that takes the form of a guarantee over the transferred asset is measured at the lower of the original carrying amount of the asset and the maximum amount of consideration that the Company could be required to repay.

Impairment of financial assets. The Company recognizes an allowance for ECLs for all debt instruments not held at FVTPL. ECLs are based on the difference between the contractual cash flows due in accordance with the contract and all the cash flows that the Company expects to receive, discounted at an approximation of the original effective interest rate. The expected cash flows will include cash flows from the sale of collateral held or other credit enhancements that are integral to the contractual terms. The Company uses a provision matrix for rent and other receivables, vintage approach for receivables from sale of real estate (billed and unbilled) and general approach for treasury assets to calculate ECLs.

The Company applies provision matrix and has calculated ECLs based on lifetime ECLs. Therefore, the Company does not track changes in credit risk, but instead recognizes a loss allowance based on lifetime ECLs at each reporting date, adjusted for forward-looking factors specific to the debtors and the economic environment.

Vintage approach accounts for expected credit losses by calculating the cumulative loss rates of a given real estate receivable pool. It derives the probability of default from the historical data of a homogenous portfolio that share the same origination period. The information on the number of defaults during fixed time intervals of the accounts is utilized to create the probability model. It allows the evaluation of the loan activity from its origination period until the end of the contract period. In addition to life of loan loss data, primary drivers like macroeconomic indicators of qualitative factors such as, but not limited to, forward-looking data on inflation rate was added to the expected loss calculation to reach a forecast supported by both quantitative and qualitative data points. The probability of default is applied to the estimate of the loss arising on default which is based on the difference between the contractual cash flows due and those that the Company would expect to receive, including from the repossession of the subject real estate property, net of cash outflows. For purposes of calculating loss given default, accounts are segmented based on the type of unit. In calculating the recovery rates, the Company considered collections of cash and/or cash from resale of real estate properties after foreclosure, net of direct costs of obtaining and selling the real estate properties after the default event such as commission, refurbishment, payment required under Maceda law, cost to complete (for incomplete units). As these are future cash flows, these are discounted back to the time of default using the appropriate effective interest rate, usually being the original effective interest rate (EIR) or an approximation thereof.

The Company considers a financial asset in default generally when contractual payments are 120 days past due or when the sales are cancelled supported by a notarized cancellation letter executed by the Company and unit buyer. However, in certain cases, the Company may also consider a financial asset to be in default when internal or external information indicates that the Company is unlikely to receive the outstanding contractual amounts in full before taking into account any credit enhancements held by the Company.

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A financial asset is written off when there is no reasonable expectation of recovering the contractual cash flows.

Effective before January 1, 2018

Date of Recognition . The Company recognizes a financial asset or a financial liability in the consolidated balance sheets when it becomes a party to the contractual provisions of the instrument. In the case of a regular way purchase or sale of financial assets, recognition and derecognition, as applicable, are done using settlement date accounting. Regular way purchases or sales are purchases or sales of financial assets that require delivery of assets within the period generally established by regulation or convention in the market place. Derivatives are recognized on a trade date basis.

Initial Recognition of Financial Instruments . Financial instruments are recognized initially at fair value, which is the fair value of the consideration given (in case of an asset) or received (in case of a liability). The initial measurement of financial instruments, except for those classified as FVTPL, includes transaction costs.

The Company classifies its financial instruments in the following categories: financial assets and financial liabilities at FVTPL, loans and receivables, AFS investments and other financial liabilities. The classification depends on the purpose for which the instruments are acquired and whether they are quoted in an active market. Management determines the classification at initial recognition and, where allowed and appropriate, re-evaluates this classification at every reporting date. x Financial assets at FVTPL. Financial assets at FVTPL include financial assets held for trading and financial assets designated upon initial recognition as at FVTPL.

Financial assets are classified as held for trading if they are acquired for the purpose of selling or repurchasing in the near term. Derivatives, including any separated derivatives, are also classified under financial assets or liabilities at FVTPL, unless these are designated as hedging instruments in an effective hedge or financial guarantee contracts. Gains or losses on investments held for trading are recognized in the consolidated statement of income under “Others - net” account. Interest income on investments held for trading is included in the consolidated statement of income under the “Interest and dividend income” account. Instruments under this category are classified as current assets if these are held primarily for the purpose of trading or expected to be realized within 12 months from balance sheet date. Otherwise, these are classified as noncurrent assets.

Financial assets may be designated by management at initial recognition as FVTPL when any of the following criteria is met:

ƒ the designation eliminates or significantly reduces the inconsistent treatment that would otherwise arise from measuring the assets or recognizing gains or losses on a different basis; or

ƒ the assets are part of a group of financial assets which are managed and their performances are evaluated on a fair value basis, in accordance with a documented risk management or investment strategy; or

ƒ the financial instrument contains an embedded derivative, unless the embedded derivative does not significantly modify the cash flows or it is clear, with little or no analysis, that it would not be separately recorded.

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Classified as financial assets at FVTPL are the Company’s investments held for trading and derivative assets. x Loans and Receivables . Loans and receivables are nonderivative financial assets with fixed or determinable payments that are not quoted in an active market. They are not entered into with the intention of immediate or short-term resale and are not designated as AFS investments or financial assets at FVTPL.

After initial measurement, loans and receivables are subsequently measured at amortized cost using the effective interest method, less allowance for impairment. Amortized cost is calculated by taking into account any discount or premium on acquisition and fees that are an integral part of the effective interest rate. Gains and losses are recognized in the consolidated statement of income when the loans and receivables are derecognized and impaired, as well as through the amortization process. Loans and receivables are included under current assets if realizability or collectability is within twelve months from reporting period. Otherwise, these are classified as noncurrent assets.

Classified under this category are cash and cash equivalents, receivables (including noncurrent portion of receivables from sale of real estate), cash in escrow (included under “Prepaid expenses and other current assets” account) and time deposits (included under “Other noncurrent assets” account). x AFS Investments . AFS investments are nonderivative financial assets that are designated under this category or are not classified in any of the other categories. These are purchased and held indefinitely, and may be sold in response to liquidity requirements or changes in market conditions. Subsequent to initial recognition, AFS investments are carried at fair value in the consolidated balance sheet. Changes in the fair value of such assets are reported as net unrealized gain or loss on AFS investments in the consolidated statement of comprehensive income until the investment is derecognized or the investment is determined to be impaired. On derecognition or impairment, the cumulative gain or loss previously reported in the consolidated statement of comprehensive income is transferred to the consolidated statement of income. Interest earned on holding AFS investments are recognized in the consolidated statement of income using the effective interest method. Assets under this category are classified as current assets if expected to be disposed of within twelve months from reporting period and as noncurrent assets if expected date of disposal is more than twelve months from reporting period.

Classified under this category are the investments in quoted and unquoted shares of stocks of certain companies.

Impairment of financial assets. The Company assesses at each reporting period whether a financial asset or a group of financial assets is impaired. A financial asset or a group of financial assets is deemed to be impaired, if and only if, there is objective evidence of impairment as a result of one or more events that occurred after the initial recognition of the asset (an incurred loss event) and that loss event has an impact on the estimated future cash flows of the financial asset or a group of financial assets that can be reliably estimated. Objective evidence of impairment may include indications that the borrower or a group of borrowers is experiencing significant financial difficulty, default or delinquency in interest or principal payments, the probability that they will enter bankruptcy or other financial reorganization and where observable data indicate that there is measurable decrease in the estimated future cash flows, such as changes in arrears or economic conditions that correlate with defaults.

*SGVFS038914* - 19 - x Financial assets carried at amortized cost. The Company first assesses whether objective evidence of impairment exists for financial assets that are individually significant, and individually or collectively for financial assets that are not individually significant. If it is determined that no objective evidence of impairment exists for an individually assessed financial asset, whether significant or not, the asset is included in a group of financial assets with similar credit risk characteristics and that group of financial assets is collectively assessed for impairment. Assets that are individually assessed for impairment and for which an impairment loss is or continues to be recognized are not included in the collective impairment assessment.

If there is objective evidence that an impairment loss on loans and receivables carried at amortized cost has been incurred, the amount of the loss is measured as the difference between the asset’s carrying amount and the present value of estimated future cash flows (excluding future credit losses that have not been incurred) discounted at the financial asset’s original effective interest rate (i.e., the effective interest rate computed at initial recognition).

The carrying amount of the impaired asset shall be reduced through the use of an allowance account. The amount of the loss shall be recognized in the consolidated statement of income. Interest income continues to be accrued on the reduced carrying amount based on the original effective interest rate of the asset. Loans and receivables together with the associated allowance are written off when there is no realistic prospect of future recovery and all collateral, if any, has been realized or has been transferred to the Company. If, in a subsequent period, the amount of the impairment loss increases or decreases because of an event occurring after the impairment was recognized, the previously recognized impairment loss is increased or decreased by adjusting the allowance account. If a future write-off is later recovered, the recovery is recognized in the consolidated statement of income under “Others - net” account. x Financial Assets Carried at Cost . If there is objective evidence that an impairment loss has been incurred in an unquoted equity instrument that is not carried at fair value because its fair value cannot be reliably measured, or on a derivative asset that is linked to and must be settled by delivery of such an unquoted equity instrument, the amount of the loss is measured as the difference between the asset’s carrying amount and the present value of estimated future cash flows discounted at the current market rate of return for a similar financial asset. x AFS Investments . In the case of equity instruments classified as AFS investments, evidence of impairment would include a significant or prolonged decline in fair value of investments below its cost. Where there is evidence of impairment, the cumulative loss - measured as the difference between the acquisition cost and the current fair value, less any impairment loss on that financial asset previously recognized in the consolidated statement of income - is removed from the consolidated statement of comprehensive income and recognized in the consolidated statement of income. Impairment losses on equity investments are not reversed through the consolidated statement of income. Increases in fair value after impairment are recognized directly in the consolidated statement of comprehensive income.

In the case of debt instruments classified as AFS investments, impairment is assessed based on the same criteria as financial assets carried at amortized cost. Future interest income is based on the reduced carrying amount of the asset and is accrued based on the rate of interest used to discount future cash flows for the purpose of measuring impairment loss. Such accrual is recorded as part of “Interest and dividend income” account in the consolidated statement of income. If, in subsequent year, the fair value of a debt instrument increased and the increase can be objectively related to an event occurring after the impairment loss was recognized in the consolidated statement of income, the impairment loss is reversed through the consolidated statement of income. *SGVFS038914* - 20 -

Financial Liabilities

Initial recognition and measurement. Financial liabilities are classified, at initial recognition, as financial liabilities at FVTPL, loans and borrowings and payables, or as derivatives designated as hedging instruments in an effective hedge, as appropriate.

All financial liabilities are recognized initially at fair value and, in the case of loans and borrowings and payables, net of directly attributable transaction costs.

Subsequent measurement . The Company classifies its financial liabilities in the following categories: x Financial liabilities at FVTPL. Financial liabilities at fair value through profit or loss include financial liabilities held for trading and financial liabilities designated upon initial recognition as at FVTPL.

Financial liabilities are classified as held for trading if they are incurred for the purpose of repurchasing in the near term. Derivatives, including any separated derivatives, are also classified under liabilities at FVTPL, unless these are designated as hedging instruments in an effective hedge or financial guarantee contracts. Gains or losses on liabilities held for trading are recognized in the consolidated statement of income under “Others - net” account. Classified as financial liabilities at FVTPL are the Company’s derivative liabilities amounting to P=712 million and P=335 million as at December 31, 2019 and 2018, respectively (see Note 28). x Loans and borrowings. This category pertains to financial liabilities that are not held for trading or not designated as at FVTPL upon the inception of the liability. These include liabilities arising from operations or borrowings. After initial recognition, interest-bearing loans and borrowings are subsequently measured at amortized cost using the EIR method. Gains and losses are recognized in the consolidated statement of income when the loans and borrowings are derecognized, as well as through the amortization process. Loans and borrowings are included under current liabilities if settlement is within twelve months from reporting period. Otherwise, these are classified as noncurrent liabilities.

Classified under this category are loans payable, accounts payable and other current liabilities, long-term debt, tenants’ deposits, liability for purchased land and other noncurrent liabilities (except for taxes payables and other payables covered by other accounting standards). Other than those other financial liabilities whose carrying values are reasonable approximation of fair values, the aggregate carrying values of financial liabilities under this category amounted to P=258,681 million and P=228,983 million as at December 31, 2019 and 2018, respectively (see Note 28).

Derecognition. A financial liability is derecognized when the obligation under the liability is discharged or cancelled or expired. When an existing financial liability is replaced by another from the same lender on substantially different terms, or the terms of an existing liability are substantially modified, such an exchange or modification is treated as the derecognition of the original liability and the recognition of a new liability. The difference in the respective carrying amounts is recognized in the consolidated statement of income.

Offsetting Financial Instruments Financial assets and financial liabilities are offset and the net amount is reported in the consolidated balance sheet if there is a currently enforceable legal right to set off the recognized amounts and there is intention to settle on a net basis, or to realize the asset and settle the liability simultaneously. The Company assesses that it has a currently enforceable right of offset if the right is not contingent on a *SGVFS038914* - 21 - future event, and is legally enforceable in the normal course of business, event of default, and event of insolvency or bankruptcy of the Company and all of the counterparties. This is not generally the case with master netting agreements, and the related assets and liabilities are presented at gross in the consolidated balance sheet.

Classification of Financial Instruments Between Liability and Equity A financial instrument is classified as liability if it provides for a contractual obligation to: x deliver cash or another financial asset to another entity; x exchange financial assets or financial liabilities with another entity under conditions that are potentially unfavorable to the Company; or x satisfy the obligation other than by the exchange of a fixed amount of cash or another financial asset for a fixed number of own equity shares.

If the Company does not have an unconditional right to avoid delivering cash or another financial asset to settle its contractual obligation, the obligation meets the definition of a financial liability.

The components of issued financial instruments that contain both liability and equity elements are accounted for separately, with the equity component being assigned the residual amount after deducting from the instrument as a whole the amount separately determined as the fair value of the liability component on the date of issue.

Debt Issue Costs Debt issue costs are presented as reduction in long-term debt and are amortized over the terms of the related borrowings using the effective interest method.

Derivative Financial Instruments

Initial recognition and subsequent measurement. The Company uses derivative financial instruments, such as non-deliverable forwards, cross currency swaps, interest rate swaps and principal only swaps contracts to hedge its foreign currency risks and interest rate risks. Such derivative financial instruments are initially recognized at fair value on the date on which a derivative contract is entered into and are subsequently remeasured at fair value. Derivatives are carried as financial assets when the fair value is positive and as financial liabilities when the fair value is negative.

The Company only has hedges classified as cash flow hedges. These hedge the exposures to variability in cash flows that is either attributable to a particular risk associated with a recognized asset or liability or a highly probable forecast transaction or the foreign currency risk in an unrecognized firm commitment.

At the inception of a hedge relationship, the Company formally designates and documents the hedge relationship to which it wishes to apply hedge accounting and the risk management objective and strategy for undertaking the hedge.

Before 1 January 2018, the documentation includes identification of the hedging instrument, the hedged item or transaction, the nature of the risk being hedged and how the Company will assess the effectiveness of changes in the hedging instrument’s fair value in offsetting the exposure to changes in the hedged item’s fair value or cash flows attributable to the hedged risk. Such hedges are expected to be highly effective in achieving offsetting changes in fair value or cash flows and are assessed on an ongoing basis to determine that they actually have been highly effective throughout the financial reporting periods for which they were designated.

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Effective January 1, 2018, the documentation includes identification of the hedging instrument, the hedged item, the nature of the risk being hedged and how the Company will assess whether the hedging relationship meets the hedge effectiveness requirements (including the analysis of sources of hedge ineffectiveness and how the hedge ratio is determined). A hedging relationship qualifies for hedge accounting if it meets all of the following effectiveness requirements: x There is ‘an economic relationship’ between the hedged item and the hedging instrument. x The effect of credit risk does not ‘dominate the value changes’ that result from that economic relationship. x The hedge ratio of the hedging relationship is the same as that resulting from the quantity of the hedged item that the Company actually hedges and the quantity of the hedging instrument that the Company actually uses to hedge that quantity of hedged item.

Hedges that meet all the qualifying criteria for hedge accounting are accounted for, as described below:

Cash flow hedges. The effective portion of the gain or loss on the hedging instrument is recognized in OCI in the net fair value changes on cash flow hedges, while any ineffective portion is recognized immediately in the consolidated statement of income. The net fair value changes on cash flow hedges is adjusted to the lower of the cumulative gain or loss on the hedging instrument and the cumulative change in fair value of the hedged item.

The Company uses cross currency swaps, interest rate swaps and principal only swaps contracts to hedge its foreign currency risks and interest rate risks.

Changes in the fair value of the cross currency swaps, interest rate swaps and principal only swaps contracts are recognized in OCI and accumulated as a separate component of equity under “Net fair value changes on cash flow hedges”.

Before 1 January 2018, the Company designated all of the cross currency swaps, interest rate swaps and principal only swaps contracts as hedging instrument. Any gains or losses arising from changes in the fair value of derivatives were taken directly to profit or loss, except for the effective portion of cash flow hedges, which were recognized in OCI and later reclassified to profit or loss when the hedge item affects profit or loss.

Effective January 1, 2018, the Company designates only the elements of the cross currency swaps, interest rate swaps and principal only swaps contracts as hedging instruments to achieve its risk management objective. These elements are recognized in OCI and accumulated in a separate component of equity under net fair value changes on cash flow hedges.

The amounts accumulated in OCI are accounted for, depending on the nature of the underlying hedged transaction. If the hedged transaction subsequently results in the recognition of a non- financial item, the amount accumulated in equity is removed from the separate component of equity and included in the initial cost or other carrying amount of the hedged asset or liability. This is not a reclassification adjustment and will not be recognized in OCI for the period. This also applies where the hedged forecast transaction of a non-financial asset or non-financial liability subsequently becomes a firm commitment for which fair value hedge accounting is applied.

For any other cash flow hedges, the amount accumulated in OCI is reclassified to profit or loss as a reclassification adjustment in the same period or periods during which the hedged cash flows affect profit or loss.

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If cash flow hedge accounting is discontinued, the amount that has been accumulated in OCI must remain in accumulated OCI if the hedged future cash flows are still expected to occur. Otherwise, the amount will be immediately reclassified to profit or loss as a reclassification adjustment. After discontinuation, once the hedged cash flow occurs, any amount remaining in accumulated OCI must be accounted for depending on the nature of the underlying transaction as described above.

Real Estate Inventories Real estate inventories are stated at the lower of cost and net realizable value. Net realizable value is the selling price in the ordinary course of business, less costs to complete and the estimated cost to make the sale. Real estate inventories include properties being constructed for sale in the ordinary course of business, rather than to be held for rental or capital appreciation.

Cost incurred for the development and improvement of the properties includes the following: x Land cost; x Amounts paid to contractors for construction and development; and x Planning and design costs, costs of site preparation, professional fees, property transfer taxes, construction overheads and other related costs.

Prepaid Expenses and Other Current Assets Other current assets consist of advances and deposits to suppliers and contractors, advances for project development, input tax, creditable withholding taxes, cash in escrow, prepayments, supplies and inventories and others. Advances and deposits to suppliers and contractors are carried at cost. These represent advance payments to contractors for the construction and development of the projects. These are recouped upon every progress billing payment depending on the percentage of accomplishment. Advances for project development represent advances made for the purchase of land and is stated initially at cost. Advances for project development are subsequently measured at cost, net of any impairment. Prepaid taxes and other prepayments are carried at cost less amortized portion. These include prepayments for taxes and licenses, rent, advertising and promotions and insurance.

Property Acquisitions and Business Combinations When property is acquired, through corporate acquisitions or otherwise, management considers the substance of the assets and activities of the acquired entity in determining whether the acquisition represents an acquisition of a business.

When such an acquisition is not judged to be an acquisition of a business, it is not treated as a business combination. Rather, the cost to acquire the corporate entity is allocated between the identifiable assets and liabilities of the entity based on their relative fair values at the acquisition date. Accordingly, no goodwill or additional deferred tax arises. Otherwise, the acquisition is accounted for as a business combination.

Business combinations are accounted for using the acquisition method. Applying the acquisition method requires the (a) determination whether the Company will be identified as the acquirer, (b) determination of the acquisition date, (c) recognition and measurement of the identifiable assets acquired, liabilities assumed and any non-controlling interest in the acquiree and (d) recognition and measurement of goodwill or a gain from a bargain purchase.

The cost of an acquisition is measured as the aggregate of the consideration transferred, measured at acquisition date fair value and the amount of any non-controlling interest in the acquiree. For each business combination, the Company measures the non-controlling interest in the acquiree either at fair

*SGVFS038914* - 24 - value or at the proportionate share of the acquiree’s identifiable net assets. Acquisition costs incurred are expensed and included in the costs and expenses.

When the Company acquires a business, it assesses the financial assets and liabilities assumed for appropriate classification and designation in accordance with the contractual terms, economic circumstances and pertinent conditions as at the acquisition date. This includes the separation of embedded derivatives in host contracts by the acquiree.

If the business combination is achieved in stages, the acquisition date fair value of the Company’s previously held equity interest in the acquiree is remeasured to fair value at the acquisition date through profit or loss.

Any contingent consideration to be transferred by the Company is recognized at fair value at the acquisition date. Subsequent changes to the fair value of the contingent consideration which is deemed to be an asset or liability is recognized in accordance with PFRS 9 either in profit or loss or as change to other comprehensive income. If the contingent consideration is classified as equity, it is not remeasured until it is finally settled and final difference is recognized within equity.

Common Control Business Combinations Business combinations involving entities or businesses under common control are business combinations in which all of the entities or businesses are ultimately controlled by the same party or parties both before and after the business combination, and that control is not transitory. Business combinations under common control are accounted for similar to pooling of interests method. Under the pooling of interests method: x The assets, liabilities and equity of the acquired companies for the reporting period in which the common control business combinations occur and for the comparative periods presented, are included in the consolidated financial statements at their carrying amounts as if the consolidation had occurred from the beginning of the earliest period presented in the financial statements, regardless of the actual date of the acquisition; x No adjustments are made to reflect the fair values, or recognize any new assets or liabilities at the date of the combination. The only adjustments would be to harmonize accounting policies between the combining entities; x No ‘new’ goodwill is recognized as a result of the business combination; x The excess of the cost of business combinations over the net carrying amounts of the identifiable assets and liabilities of the acquired companies is considered as equity adjustment from business combinations, included under “Additional paid-in capital - net” account in the equity section of the consolidated balance sheet; and x The consolidated statement of income in the year of acquisition reflects the results of the combining entities for the full year, irrespective of when the combination took place.

Acquisition of Non-controlling Interests Changes in a parent’s ownership interest in a subsidiary that do not result in a loss of control are accounted for as equity transactions (i.e., transactions with owners in their capacity as owners). In such circumstances, the carrying amounts of the controlling and non-controlling interests shall be adjusted to reflect the changes in their relative interests in the subsidiary. Any difference between the amount by which the non-controlling interests are adjusted and the fair value of the consideration paid shall be recognized directly in equity and included under “Additional paid-in capital - net” account in the equity section of the consolidated balance sheet.

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Property and Equipment The Company’s property and equipment consist of land, building, equipment and ROUA. Property and equipment, except land and construction in progress, is stated at cost less accumulated depreciation and amortization and any accumulated impairment in value. Such cost includes the cost of replacing part of the property and equipment at the time that cost is incurred, if the recognition criteria are met, and excludes the costs of day-to-day servicing. Land is stated at cost less any impairment in value.

The initial cost of property and equipment consists of its purchase price, including import duties, taxes and any directly attributable costs necessary in bringing the asset to its working condition and location for its intended use. Cost also includes any related asset retirement obligation and interest incurred during the construction period on funds borrowed to finance the construction of the projects. When each major inspection is performed, its cost is recognized in the carrying amount of the property and equipment as a replacement if the recognition criteria are satisfied. Expenditures incurred after the item has been put into operation, such as repairs, maintenance and overhaul costs, are normally recognized as expense in the period such costs are incurred. In situations where it can be clearly demonstrated that the expenditures have improved the condition of the asset beyond the originally assessed standard of performance, the expenditures are capitalized as additional cost of property and equipment.

Depreciation and amortization are calculated on a straight-line basis over the following estimated useful lives of the assets:

Land improvements 5 years Buildings 10 –25 years Leasehold improvements 5–10 years or term of the lease, whichever is shorter Data processing equipment 5–8 years Transportation equipment 5–6 years Furniture, fixtures and equipment 5–10 years ROUA – Office spaces 10–25 years or term of the lease whichever is shorter

The residual values, useful lives and method of depreciation and amortization of the assets are reviewed and adjusted, if appropriate, at each reporting period.

The carrying values of property and equipment are reviewed for impairment when events or changes in circumstances indicate that the carrying value may not be recoverable.

Fully depreciated assets are retained in the accounts until they are no longer in use and no further depreciation and amortization is credited or charged to current operations.

An item of property and equipment is derecognized when either it has been disposed or when it is permanently withdrawn from use and no future economic benefits are expected from its use or disposal. Any gains or losses arising on the retirement and disposal of an item of property and equipment are recognized in the consolidated statements of income in the period of retirement or disposal.

Investment Properties These accounts consist of commercial spaces/properties held for rental and/or capital appreciation, ROUA and land held for future development. These accounts are measured initially at cost. The cost of a purchased investment property comprises of its purchase price and any directly attributable costs. *SGVFS038914* - 26 -

Subsequently, these accounts, except land and construction in progress, are measured at cost, less accumulated depreciation and amortization and accumulated impairment in value, if any. The carrying amount includes the cost of replacing part of an existing investment property at the time that cost is incurred if the recognition criteria are met, and excludes the costs of day-to-day servicing of an investment property. Land is stated at cost less any impairment in value.

Property under construction or development for future use as an investment property is classified as investment property.

Depreciation and amortization are calculated on a straight-line basis over the following estimated useful lives of the assets:

Land improvements 5 years Buildings and improvements 20 –40 years Building equipment, furniture and others 3–15 years Building and leasehold improvements 5 years or term of the lease, whichever is shorter ROUA – land Remaining lease term

The residual values, useful lives and method of depreciation and amortization of the assets are reviewed and adjusted, if appropriate, at each reporting period.

Construction in progress represents structures under construction and is stated at cost. This includes cost of construction, property and equipment, and other direct costs. Cost also includes interest on borrowed funds incurred during the construction period. Construction in progress is not depreciated until such time that the relevant assets are completed and are ready for use.

Investment property is derecognized when either it has been disposed or when it is permanently withdrawn from use and no future economic benefit is expected from its disposal. Any gains or losses on the retirement or disposal of an investment property are recognized in the consolidated statement of income in the period of retirement or disposal.

Transfers are made from investment property to inventories when, and only when, there is a change in use, as evidenced by an approved plan to construct and develop condominium and residential units for sale. Transfers are made to investment property from inventories when, and only when, there is change in use, as evidenced by commencement of an operating lease to a third party or change in the originally approved plan. The cost of property for subsequent accounting is its carrying value at the date of change in use.

Transfers are made to investment property when, and only when, there is a change in use, evidenced by ending of owner-occupation or commencement of an operating lease to another party. Transfers are made from investment property when, and only when, there is a change in use, evidenced by commencement of owner-occupation or commencement of development with a view to sell.

For a transfer from investment property to owner-occupied property, the cost of property for subsequent accounting is its carrying value at the date of change in use. If the property occupied by the Company as an owner-occupied property becomes an investment property, the Company accounts for such property in accordance with the policy stated under property and equipment up to the date of change in use.

*SGVFS038914* - 27 -

Investments in Associates and Joint Ventures An associate is an entity over which the Company has significant influence. Significant influence is the power to participate in the financial and operating policy decisions of the investee, but is not control or joint control over those policies.

A joint venture is a type of joint arrangement whereby the parties that have joint control of the arrangement have rights to the net assets of the joint venture. Joint control is the contractually agreed sharing of control of an arrangement, which exists only when decisions about the relevant activities require unanimous consent of the parties sharing control.

The considerations made in determining significant influence or joint control are similar to those necessary to determine control over subsidiaries.

The Company’s investments in shares of stocks of associates and joint ventures are accounted for under the equity method of accounting.

Under the equity method, investment in an associate or a joint venture is carried in the consolidated balance sheet at cost plus post-acquisition changes in the Company’s share in the net asset of the associate or joint venture. The consolidated statements of income reflect the share in the result of operations of the associate or joint venture under “Others-net” account. Where there has been a change recognized directly in the equity of the associate or joint venture, the Company recognizes its share in any changes and discloses this, when applicable, in the consolidated statement of income. Profit and losses resulting from transactions between the Company and the associate or joint venture are eliminated to the extent of the interest in the associate or joint venture. After application of the equity method, the Company determines whether it is necessary to recognize any additional impairment loss with respect to the Company’s net investment in the associate or joint venture. An investment in associate or joint venture is accounted for using the equity method from the date when it becomes an associate or joint venture. On acquisition of the investment, any difference between the cost of the investment and the investor’s share in the net fair value of the associate’s identifiable assets, liabilities and contingent liabilities is accounted for as follows: x Goodwill relating to an associate or joint venture is included in the carrying amount of the investment. However, amortization of that goodwill is not permitted and is therefore not included in the determination of the Company’s share in the associate’s or joint venture’s profits or losses. x Any excess of the Company’s share in the net fair value of the associate’s identifiable assets, liabilities and contingent liabilities over the cost of the investment is excluded from the carrying amount of the investment and is instead included as income in the determination of the investor’s share in the associate’s or joint venture’s profit or loss in the period in which the investment is acquired.

Also, appropriate adjustments to the Company’s share of the associate’s or joint venture’s profit or loss after acquisition are made to account for the depreciation of the depreciable assets based on their fair values at the acquisition date and for impairment losses recognized by the associate or joint venture.

The Company discontinues the use of equity method from the date when it ceases to have significant influence or joint control over an associate or joint venture and accounts for the investment in accordance with PFRS 9, from that date, provided the associate or joint venture does not become a subsidiary. Upon loss of significant influence or joint control over the associate or joint venture, the Company measures and recognizes any remaining investment at its fair value. Any difference in the carrying amount of the associate or joint venture upon loss of significant influence or joint control *SGVFS038914* - 28 - and the fair value of the remaining investment and proceeds from disposal is recognized in the consolidated statement of income. When the Company’s interest in an investment in associate or joint venture is reduced to zero, additional losses are provided only to the extent that the Company has incurred obligations or made payments on behalf of the associate or joint venture to satisfy obligations of the investee that the Company has guaranteed or otherwise committed. If the associate or joint venture subsequently reports profits, the Company resumes recognizing its share of the profits if it equals the share of net losses not recognized.

The financial statements of the associates and joint ventures are prepared for the same reporting period as the Company. The accounting policies of the associates and joint ventures conform to those used by the Company for like transactions and events in similar circumstances.

Other Noncurrent Assets Other noncurrent assets consist of bonds and deposits, receivables from sale of real estate - net of current portion, land use rights, time deposits, deferred input tax and others. Other noncurrent assets are carried at cost. Prior to January 1, 2019, land use rights are amortized over its useful life of 40 to 60 years.

Impairment of Nonfinancial Assets The carrying values of investments in associates and joint ventures, property and equipment, investment properties and other noncurrent assets (excluding time deposits) are reviewed for impairment when events or changes in circumstances indicate that the carrying values may not be recoverable. If any such indication exists, and if the carrying value exceeds the estimated recoverable amount, the assets or cash-generating units are written down to their recoverable amounts. The recoverable amount of the asset is the greater of fair value less costs to sell or value in use. The fair value less costs to sell is the amount obtainable from the sale of an asset in an arm’s-length transaction between knowledgeable, willing parties, less costs of disposal. In assessing value in use, the estimated future cash flows are discounted to their present value using a pre-tax discount rate that reflects current market assessments of the time value of money and the risks specific to the asset. For an asset that does not generate largely independent cash inflows, the recoverable amount is determined for the cash-generating unit to which the asset belongs. Impairment losses are recognized in the consolidated statement of income in those expense categories consistent with the function of the impaired asset.

An assessment is made at each reporting date as to whether there is any indication that previously recognized impairment loss may no longer exist or may have decreased. If such indication exists, the recoverable amount is estimated. A previously recognized impairment loss is reversed only if there has been a change in the estimates used to determine the asset’s recoverable amount since the last impairment loss was recognized. If that is the case, the carrying amount of the asset is increased to its recoverable amount. That increased amount cannot exceed the carrying amount that would have been determined, net of depreciation and amortization, had no impairment loss been recognized for the asset in prior years. Such reversal is recognized in the consolidated statement of income. After such a reversal, the depreciation or amortization charge is adjusted in future periods to allocate the asset’s revised carrying amount, less any residual value, on a systematic basis over its remaining useful life.

Tenants’ Deposits Tenants’ deposits are measured at amortized cost. Tenants’ deposits refer to security deposits received from various tenants upon inception of the respective lease contracts on the Company’s investment properties. At the termination of the lease contracts, the deposits received by the Company are returned to tenants, reduced by unpaid rental fees, penalties and/or deductions from repairs of damaged leased properties, if any. The related lease contracts usually have a term of more than twelve months. *SGVFS038914* - 29 -

Customers’ Deposits Customers’ deposits mainly represent reservation fees and advance payments. These deposits will be recognized as revenue in the consolidated statement of income as the related obligations to the real estate buyers are fulfilled.

Capital Stock and Additional Paid-in Capital Capital stock is measured at par value for all shares issued. Incremental costs incurred directly attributable to the issuance of new shares are shown in equity as deduction from proceeds, net of tax. Proceeds and/or fair value of considerations received in excess of par value, if any, are recognized as “Additional paid-in capital - net” account.

Retained Earnings Retained earnings represent accumulated net profits, net of dividend distributions and other capital adjustments.

Treasury Stock Own equity instruments which are acquired (treasury shares) are deducted from equity and accounted for at cost. No gain or loss is recognized in the consolidated statement of income on the purchase, sale, issuance or cancellation of own equity instruments.

Dividends Dividends on common shares are recognized as liability and deducted from equity when declared and approved by the BOD. Dividends for the year that are approved after balance sheet date are dealt with as an event after the reporting period.

Revenue Recognition Revenue from contracts with customers is recognized when control of the goods or services are transferred to the customer at an amount that reflects the consideration to which the Company expects to be entitled in exchange for those goods or services. The Company assesses its revenue arrangements against specific criteria to determine if it is acting as a principal or as an agent. The Company has concluded that it is acting as principal in majority of its revenue arrangements. The following specific recognition criteria, other than those disclosed in Note 2 to the consolidated financial statements, must also be met before revenue is recognized:

The disclosures of significant accounting judgments, estimates and assumptions relating to revenue from contracts with customers are provided in Note 2.

Rent . Revenue is recognized on a straight-line basis over the lease term or based on the terms of the lease as applicable.

Sale of Amusement Tickets and Merchandise . Revenue is recognized upon receipt of cash from the customer which coincides with the rendering of services or the delivery of merchandise. Revenue from sale of amusement tickets and merchandise are included in the “Revenue - Others” account in the consolidated statement of income.

Dividend . Revenue is recognized when the Company’s right as a shareholder to receive the payment is established. These are included in the “Interest and dividend income” account in the consolidated statement of income.

Management and Service Fees . Revenue is recognized when earned in accordance with the terms of the agreements.

*SGVFS038914* - 30 -

Interest . Revenue is recognized as the interest accrues, taking into account the effective yield on the asset.

Room Rentals, Food and Beverage, and Others . Revenue from room rentals is recognized on actual occupancy, food and beverage sales when orders are served, and other operated departments when the services are rendered. Revenue from other operated departments include, among others, business center, laundry service, and telephone service. Revenue from food and beverage sales and other hotel revenue are included under the “Revenue - Others” account in the consolidated statement of income.

Revenue and Cost from Sale of Real Estate effective beginning January 1, 2018. On February 14, 2018, the PIC issued PIC Q&A 2018-12 (PIC Q&A) which provides guidance on some implementation issues of PFRS 15 affecting real estate industry. On October 25, 2018 and February 8, 2019, the Philippine SEC issued SEC Memorandum Circular No. 14 Series of 2018 and SEC Memorandum Circular No. 3 Series of 2019, respectively, providing relief to the real estate industry by deferring the application of the following provisions of the above PIC Q&A for a period of 3 years:

ƒ Exclusion of land and uninstalled materials in the determination of POC discussed in PIC Q&A 2018-12-E

ƒ Accounting for significant financing component discussed in PIC Q&A 2018-12-D

ƒ Accounting for CUSA charges discussed in PIC Q&A 2018-12-H

Under the same SEC Memorandum Circular No. 3 Series of 2019, the adoption of PIC Q&A 2018- 14: PFRS 15 – Accounting for Cancellation of Real Estate Sales was also deferred.

The Company availed of the deferral of adoption of the above specific provisions, except for land exclusion in determination of POC.

The Company derives its real estate revenue from sale of lots, house and lot and condominium units. Revenue from the sale of these real estate projects under pre-completion stage are recognized over time during the construction period (or percentage of completion) since based on the terms and conditions of its contract with the buyers, the Company’s performance does not create an asset with an alternative use and the Company has an enforceable right to payment for performance completed to date.

In measuring the progress of its performance obligation over time, the Company uses output method. The Company recognizes revenue on the basis of direct measurements of the value to customers of the goods or services transferred to date, relative to the remaining goods or services promised under the contract. Progress is measured using survey of performance completed to date/milestones reached/time elapsed. This is based on the monthly project accomplishment report prepared by the third party project managers as approved by the construction managers which integrates the surveys of performance to date of the construction activities.

Any excess of progress of work over the right to an amount of consideration that is unconditional, recognized as receivables from sale of real estate, under trade receivables, is accounted for as unbilled revenue from sale of real estate.

Any excess of collections over the total of recognized installment real estate receivables is included in the contract liabilities (or referred also in the consolidated financial statements as “Unearned revenue from sale of real estate”). *SGVFS038914* - 31 -

Information about the Company’s performance obligation. The Company entered into contracts to sell with one identified performance obligation which is the sale of the real estate unit together with the services to transfer the title to the buyer upon full payment of contract price. The amount of consideration indicated in the contract to sell is fixed and has no variable consideration.

Payment commences upon signing of the contract to sell and the consideration is payable in cash or under a financing scheme entered with the customer. The financing scheme would include payment of certain percentage of the contract price spread over a certain period (e.g. one to three years) at a fixed monthly payment with the remaining balance payable in full at the end of the period either through cash or external financing. The amount due for collection under the amortization schedule for each of the customer does not necessarily coincide with the progress of construction.

The Company has a quality assurance warranty which is not treated as a separate performance obligation.

Cost of real estate sold. The Company recognizes costs relating to satisfied performance obligations as these are incurred taking into consideration the contract fulfillment assets such as land and connection fees. These include costs of land, land development costs, building costs, professional fees, depreciation and, permits and licenses. These costs are allocated to the saleable area, with the portion allocable to the sold area being recognized as costs of real estate sold while the portion allocable to the unsold area being recognized as part of real estate inventories. In addition, the Company recognizes as an asset only costs that give rise to resources that will be used in satisfying performance obligations in the future and that are expected to be recovered.

Contract Balances

Receivables. A receivable represents the Company’s right to an amount of consideration that is unconditional (i.e., only the passage of time is required before payment of the consideration is due).

Contract assets. These pertain to unbilled revenue from sale of real estate . This is the right to consideration that is conditional in exchange for goods or services transferred to the customer. This is reclassified as trade receivable from sale of real estate when the monthly amortization of the customer is already due for collection.

Contract liabilities. These pertain to unearned revenue from sale of real estate. This is the obligation to transfer goods or services to a customer for which the Company has received consideration (or an amount of consideration is due) from the customer. These also include customers’ deposits related to sale of real estate. These are recognized as revenue when the Company performs its obligation under the contract.

Costs to obtain contract. The incremental costs of obtaining a contract with a customer are recognized as an asset if the Company expects to recover them. The Company has determined that commissions paid to brokers and marketing agents on the sale of pre-completed real estate units are deferred when recovery is reasonably expected and are charged to expense in the period in which the related revenue is recognized as earned. Commission expense is included in the “Costs and expenses” account in the consolidated statement of income. Costs incurred prior to obtaining contract with customer are not capitalized but are expensed as incurred.

*SGVFS038914* - 32 -

Contract fulfillment assets. Contract fulfillment costs are divided into: (i) costs that give rise to an asset; and (ii) costs that are expensed as incurred. When determining the appropriate accounting treatment for such costs, the Company firstly considers any other applicable standards. If those standards preclude capitalization of a particular cost, then an asset is not recognized under PFRS 15.

If other standards are not applicable to contract fulfillment costs, the Company applies the following criteria which, if met, result in capitalization: (i) the costs directly relate to a contract or to a specifically identifiable anticipated contract; (ii) the costs generate or enhance resources of the entity that will be used in satisfying (or in continuing to satisfy) performance obligations in the future; and (iii) the costs are expected to be recovered. The assessment of this criteria requires the application of judgement, in particular when considering if costs generate or enhance resources to be used to satisfy future performance obligations and whether costs are expected to be recoverable.

The Company’s contract fulfillment assets mainly pertain to land acquisition costs (included under real estate inventories).

Amortization, derecognition and impairment of contract fulfillment assets and capitalized costs to obtain a contract. The Company amortizes contract fulfillment assets and capitalized costs to obtain a contract to cost of sales over the expected construction period using POC following the pattern of real estate revenue recognition. The amortization is included within cost of real estate sold.

A contract fulfillment asset or capitalized costs to obtain a contract is derecognized either when it is disposed of or when no further economic benefits are expected to flow from its use or disposal.

At each reporting date, the Company determines whether there is an indication that contract fulfillment asset or cost to obtain a contract maybe impaired. If such indication exists, the Company makes an estimate by comparing the carrying amount of the assets to the remaining amount of consideration that the Company expects to receive less the costs that relate to providing services under the relevant contract. In determining the estimated amount of consideration, the Company uses the same principles as it does to determine the contract transaction price, except that any constraints used to reduce the transaction price will be removed for the impairment test.

Where the relevant costs are demonstrating indicators of impairment, judgment is required in ascertaining whether or not the future economic benefits from these contracts are sufficient to recover these assets.

Revenue and Cost Recognition from Sale of Real Estate effective before January 1, 2018. The Company assesses whether it is probable that the economic benefits will flow to the Company when the sales prices are collectible. Collectability of the contract price is demonstrated by the buyer’s commitment to pay, which is supported by the buyer’s initial and continuous investments that motivates the buyer to honor its obligation. Collectability is also assessed by considering factors such as collections, credit standing of the buyer and location of the property.

Revenue from sales of completed real estate projects is accounted for using the full accrual method. In accordance with PIC Q&A No. 2006-01, the percentage-of-completion method is used to recognize income from sales of projects where the Company has material obligations under the sales contract to complete the project after the property is sold, the equitable interest has been transferred to the buyer, construction is beyond preliminary stage (i.e., engineering, design work, construction contracts execution, site clearance and preparation, excavation and the building foundation are finished), and the costs incurred or to be incurred can be measured reliably. Under this method, revenue is recognized as the related obligations are fulfilled, measured principally on the basis of the estimated completion of a physical proportion of the contract work. *SGVFS038914* - 33 -

Any excess of collections over the recognized receivables are included in the “Tenants’ and customers’ deposits” account in the consolidated balance sheet. If any of the criteria under the full accrual or percentage-of-completion method is not met, the deposit method is applied until all the conditions for recording a sale are met. Pending recognition of sale, cash received from buyers are presented under the “Tenants’ and customers’ deposits” account in the consolidated balance sheet.

Revenue from construction contracts included in the “Revenue from sale of real estate” account in the consolidated statement of income is recognized using the percentage-of-completion method, measured principally on the basis of the estimated physical completion of the contract work.

Cost of real estate sold . Cost of real estate sold is recognized consistent with the revenue recognition method applied. Cost of condominium units sold before the completion of the development is determined on the basis of the acquisition cost of the land plus its full development costs, which include estimated costs for future development works. The cost of inventory recognized in the consolidated statement of income upon sale is determined with reference to the specific costs incurred on the property, allocated to saleable area based on relative size and takes into account the percentage of completion used for revenue recognition purposes. Expected losses on contracts are recognized immediately when it is probable that the total contract costs will exceed total contract revenue. Changes in the estimated cost to complete the condominium project which affects cost of real estate sold and gross profit are recognized in the year in which changes are determined.

Management Fees Management fees are recognized as expense in accordance with the terms of the agreements.

General, Administrative and Other Expenses Costs and expenses are recognized as incurred.

Pension Benefits The Company is a participant in the SM Corporate and Management Companies Employer Retirement Plan . The plan is a funded, noncontributory defined benefit retirement plan administered by a Board of Trustees covering all regular full-time employees. The cost of providing benefits under the defined benefit plan is determined using the projected unit credit method. This method reflects service rendered by employees to the date of valuation and incorporates assumptions concerning the employees’ projected salaries. The net defined benefit liability or asset is the aggregate of the present value of the defined benefit obligation at the end of the reporting period reduced by the fair value of plan assets, if any, adjusted for any effect of limiting a net defined benefit asset to the asset ceiling. The asset ceiling is the present value of any economic benefits available in the form of refunds from the plan or reductions in future contributions to the plan.

Defined benefit pension costs comprise the following: x Service cost x Net interest on the net defined benefit obligation or asset x Remeasurements of net defined benefit obligation or asset

Service cost which includes current service costs, past service costs and gains or losses on non- routine settlements are recognized as part of “Costs and expenses” under “Administrative” account in the consolidated statement of income. Past service costs are recognized when plan amendment or curtailment occurs.

*SGVFS038914* - 34 -

Net interest on the net defined benefit obligation or asset is the change during the period in the net defined benefit obligation or asset that arises from the passage of time which is determined by applying the discount rate based on government bonds to the net defined benefit liability or asset. Net interest on the net defined benefit obligation or asset is recognized as part of “Costs and expenses” under “Administrative” account in the consolidated statement of income.

Remeasurements comprising actuarial gains and losses, return on plan assets and any change in the effect of the asset ceiling (excluding net interest on defined benefit obligation) are recognized immediately in other comprehensive income in the period in which they arise. Remeasurements are not reclassified to profit or loss in subsequent periods.

Plan assets are assets that are held by a long-term employee benefit fund. Fair value of plan assets is based on market price information. When no market price is available, the fair value of plan assets is estimated by discounting expected future cash flows using a discount rate that reflects both the risk associated with the plan assets and the maturity or expected disposal date of those assets (or, if they have no maturity, the expected period until the settlement of the related obligations).

The Company’s right to be reimbursed of some or all of the expenditure required to settle a defined benefit obligation is recognized as a separate asset at fair value when and only when reimbursement is virtually certain.

Foreign Currency-denominated Transactions The consolidated financial statements are presented in Philippine peso, which is SMPH’s functional and presentation currency. Transactions in foreign currencies are initially recorded in the functional currency rate at the date of the transaction. Monetary assets and liabilities denominated in foreign currencies are restated at the functional currency rate of exchange at reporting period. Nonmonetary items denominated in foreign currency are translated using the exchange rates as at the date of initial recognition. All differences are taken to the consolidated statements of income.

Foreign Currency Translation The assets and liabilities of foreign operations are translated into Philippine peso at the rate of exchange ruling at reporting period and their respective statements of income are translated at the weighted average rates for the year. The exchange differences arising on the translation are included in the consolidated statements of comprehensive income and are presented within the “Cumulative translation adjustment” account in the consolidated statements of changes in equity. On disposal of a foreign entity, the deferred cumulative amount of exchange differences recognized in equity relating to that particular foreign operation is recognized in the profit or loss.

Leases The determination of whether an arrangement is, or contains, a lease is based on the substance of the arrangement and requires an assessment of whether the fulfillment of the arrangement is dependent on the use of a specific asset or assets and the arrangement conveys a right to use the asset.

Company as Lessor . Leases where the Company does not transfer substantially all the risks and benefits of ownership of the asset are classified as operating leases. Lease income from operating leases are recognized as income on a straight-line basis over the lease term. Initial direct costs incurred in negotiating an operating lease are added to the carrying amount of the leased asset and recognized over the lease term on the same basis as rental income. Contingent rents are recognized as revenue in the period in which they are earned.

*SGVFS038914* - 35 -

Effective beginning on or after January 1, 2019

Company as Lessee . The Company applies a single recognition and measurement approach for all the leases except for low-value assets and short-term leases. The Company recognizes lease liabilities to make lease payments and ROUA representing the right to use the underlying asset.

At the commencement date of the lease, the Company recognizes lease liabilities measured at the present value of lease payments to be made over the lease term. The lease payments include fixed payments which includes in substance fixed payments. The variable lease payments that do not depend on an index or a rate are recognized as expense in the period on which the event or condition that triggers the payment occurs.

In calculating the present value of lease payments, the Company uses the incremental borrowing rate at the lease commencement date. After the commencement date, the amount of lease liabilities is adjusted to reflect the accretion of interest and reduced for the lease payments made. In addition, the carrying amount of lease liabilities is remeasured if there is a modification, a change in the lease term, a change in the in-substance fixed lease payments or a change in the assessment to purchase the underlying asset.

The Company also recognized ROUA in property and equipment (office spaces) and investment properties (land lease and land use rights). Prior to that date, all of the Company’s leases are accounted for as operating leases in accordance with PAS 17, hence, not recorded on the consolidated balance sheet. The Company recognizes ROUA at the commencement date of the lease (i.e., the date the underlying asset is available for use). The initial cost of ROUA includes the amount of lease liabilities recognized less any lease payments made at or before the commencement date.

The Company applies the short-term lease recognition exemption to its short-term leases (i.e., those leases that have a lease term of 12 months or less from the commencement date and do not contain a purchase option). It also applies the leases of low-value assets recognition exemption to leases of bridgeway, machineries and equipment that are considered of low value. Lease payments on short- term leases and leases of low-value assets are recognized as expense on a straight-line basis over the lease term.

The Company recognizes deferred tax asset and liability based from the lease liability and ROUA, respectively, on a gross basis, as of balance sheet date.

Effective before January 1, 2019

Company as Lessee . Finance leases, which transfer to the Company substantially all the risks and benefits incidental to ownership of the leased item, are capitalized at the inception of the lease at the fair value of the leased property or, if lower, at the present value of the minimum lease payments. Lease payments are apportioned between the finance charges and reduction of the lease liability so as to achieve a constant rate of interest on the remaining balance of the liability. Finance charges are reflected in the consolidated statement of income.

Capitalized leased assets are depreciated over the shorter of the estimated useful life of the asset and the lease term, if there is no reasonable certainty that the Company will obtain ownership by the end of the lease term.

*SGVFS038914* - 36 -

Leases which do not transfer to the Company substantially all the risks and benefits of ownership of the asset are classified as operating leases. Operating lease payments are recognized as expense in the consolidated statement of income on a straight-line basis over the lease term. Associated costs, such as maintenance and insurance, are expensed as incurred.

Provisions Provisions are recognized when the Company has a present obligation (legal or constructive) as a result of a past event, it is probable that an outflow of resources embodying economic benefits will be required to settle the obligation, and a reliable estimate can be made of the amount of the obligation. If the effect of the time value of money is material, provisions are determined by discounting the expected future cash flows at a pre-tax rate that reflects current market assessments of the time value of money and, where appropriate, the risks specific to the liability. Where discounting is used, the increase in the provision due to the passage of time is recognized as interest expense. Where the Company expects a provision to be reimbursed, the reimbursement is recognized as a separate asset but only when the receipt of the reimbursement is virtually certain.

Borrowing Costs Borrowing costs are capitalized if they are directly attributable to the acquisition or construction of a qualifying asset as part of the cost of that asset. Capitalization of borrowing costs commences when the activities to prepare the asset are in progress and expenditures and borrowing costs are being incurred. Borrowing costs are capitalized until the assets are substantially ready for their intended use or sale. Borrowing costs are capitalized when it is probable that they will result in future economic benefits to the Company. For borrowing associated with a specific asset, the actual rate on that borrowing is used. Otherwise, a weighted average cost of borrowings is used.

Borrowing costs include exchange differences arising from foreign currency borrowings to the extent that they are regarded as an adjustment to interest cost. The Company limits exchange losses taken as amount of borrowing costs to the extent that the total borrowing costs capitalized do not exceed the amount of borrowing costs that would be incurred on functional currency equivalent borrowings. The amount of foreign exchange differences eligible for capitalization is determined for each period separately. Foreign exchange losses that did not meet the criteria for capitalization in previous years are not capitalized in subsequent years. All other borrowing costs are expensed as incurred.

Taxes

Current Tax . Current tax assets and liabilities for the current and prior periods are measured at the amount expected to be recovered from or paid to the taxation authorities. The tax rates and tax laws used to compute the amount are those that are enacted or substantively enacted as at reporting period.

Deferred Tax . Deferred tax is provided, using the balance sheet liability method, on temporary differences at reporting period between the tax bases of assets and liabilities and their carrying amounts for financial reporting purposes. Deferred tax liabilities are recognized for all taxable temporary differences, except: x where the deferred tax liability arises from the initial recognition of goodwill or of an asset or liability in a transaction that is not a business combination and, at the time of the transaction, affects neither the accounting profit nor taxable profit or loss; and x with respect to taxable temporary differences associated with investments in subsidiaries, associates and interests in joint ventures, where the timing of the reversal of the temporary differences can be controlled and it is probable that the temporary differences will not reverse in the foreseeable future.

*SGVFS038914* - 37 -

Deferred tax assets are recognized for all deductible temporary differences and carryforward benefits of excess MCIT and NOLCO, to the extent that it is probable that taxable profit will be available against which the deductible temporary differences and the carryforward benefits of excess MCIT and NOLCO can be utilized, except: x where the deferred tax asset relating to the deductible temporary difference arises from the initial recognition of an asset or liability in a transaction that is not a business combination and, at the time of the transaction, affects neither the accounting profit nor taxable profit or loss; and x with respect to deductible temporary differences associated with investments in subsidiaries, associates and interests in joint ventures, deferred tax assets are recognized only to the extent that it is probable that the temporary differences will reverse in the foreseeable future and taxable profit will be available against which the temporary differences can be utilized.

The carrying amount of deferred tax assets is reviewed at each reporting period and reduced to the extent that it is no longer probable that sufficient taxable profit will be available to allow all or part of the deferred income tax assets to be utilized. Unrecognized deferred tax assets are reassessed at each reporting period and are recognized to the extent that it has become probable that future taxable profit will allow the deferred tax assets to be recovered.

Deferred tax assets and liabilities are measured at the tax rates that are expected to apply to the period the asset is realized or the liability is settled, based on tax rates and tax laws that have been enacted or substantively enacted at reporting period.

Income tax relating to items recognized directly in the consolidated statement of comprehensive income is recognized in the consolidated statement of comprehensive income and not in the consolidated statement of income.

Deferred tax assets and deferred tax liabilities are offset, if a legally enforceable right exists to offset current tax assets against current tax liabilities and the deferred taxes relate to the same taxable entity and the same taxation authority.

Value Added Tax (VAT) . Revenues, expenses, and assets are recognized net of the amount of VAT, if applicable.

When VAT from sales of goods and/or services (output VAT) exceeds VAT passed on from purchases of goods or services (input VAT), the excess is recognized as part of “Accounts payable and other current liabilities” account in the consolidated balance sheets. When VAT passed on from purchases of goods or services (input VAT) exceeds VAT from sales of goods and/or services (output VAT), the excess is recognized as part of “Prepaid expenses and other current assets” account in the consolidated balance sheets to the extent of the recoverable amount.

Business Segments The Company is organized and managed separately according to the nature of business. The four operating business segments are mall, residential, commercial and hotels and convention centers. These operating businesses are the basis upon which the Company reports its segment information presented in Note 4 to the consolidated financial statements.

Basic/Diluted Earnings Per Common Share (EPS) Basic EPS is computed by dividing the net income for the period attributable to owners of the Parent by the weighted-average number of issued and outstanding common shares during the period, with retroactive adjustment for any stock dividends declared.

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For the purpose of computing diluted EPS, the net income for the period attributable to owners of the Parent and the weighted-average number of issued and outstanding common shares are adjusted for the effects of all dilutive potential ordinary shares, if any.

Contingencies Contingent liabilities are not recognized in the consolidated financial statements. They are disclosed in the notes to consolidated financial statements unless the possibility of an outflow of resources embodying economic benefits is remote. Contingent assets are not recognized in the consolidated financial statements but are disclosed in the notes to consolidated financial statements when an inflow of economic benefits is probable.

Events after the Reporting Period Post year-end events that provide additional information about the Company’s financial position at the end of the reporting period (adjusting events) are reflected in the consolidated financial statements. Post year-end events that are not adjusting events are disclosed in the notes to the consolidated financial statements when material.

4. Segment Information

For management purposes, the Company is organized into business units based on their products and services, and has four reportable operating segments as follows: mall, residential, commercial and hotels and convention centers.

Mall segment develops, conducts, operates and maintains the business of modern commercial shopping centers and all businesses related thereto such as the conduct, operation and maintenance of shopping center spaces for rent, amusement centers, or cinema theaters within the compound of the shopping centers.

Residential and commercial segments are involved in the development and transformation of major residential, commercial, entertainment and tourism districts through sustained capital investments in buildings and infrastructure.

Hotels and convention centers segment engages in and carry on the business of hotel and convention centers and operates and maintains any and all services and facilities incident thereto.

Management, through the Executive Committee, monitors the operating results of its business units separately for the purpose of making decisions about resource allocation and performance assessment. Segment performance is evaluated based on operating profit or loss and is measured consistently with the operating profit or loss in the consolidated financial statements.

The amount of segment assets and liabilities and segment profit or loss are based on measurement principles that are similar to those used in measuring the assets and liabilities and profit or loss in the consolidated financial statements, which is in accordance with PFRS.

Inter-segment Transactions Transfer prices between business segments are set on an arm’s length basis similar to transactions with nonrelated parties. Such transfers are eliminated in the consolidated financial statements.

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Business Segment Data

201 9 Hotels and Convention Consolidated Mall Residential Commercial Centers Eliminations Balances (In Thousands) Revenue: External customers P=63,540,287 P=45,213,765 P=4,510,820 P=5,046,618 P=– P=118,311,490 Inter-segment 85,072 – 74,100 13,662 (172,834) í P=63,625,359 P=45,213,765 P=4,584,920 P=5,060,280 (P=172,834) P=118,311,490

Segment results: Income before income tax P=30,418,637 P=15,020,332 P=3,661,683 P=1,074,405 (P=1,013,063) P=49,161,994 Provision for income tax (7,020,933) (2,428,262) (658,358) (265,768) – (10,373,321) Net income P=23,397,704 P=12,592,070 P=3,003,325 P=808,637 (P=1,013,063) P=38,788,673 Net income attributable to: Equity holders of the Parent P=22,701,115 P=12,585,587 P=3,003,325 P=808,637 (P=1,013,063) P=38,085,601 Non-controlling interests 696,589 6,483 – – – 703,072

Segment assets P=388,653,151 P=217,788,016 P=51,340,770 P=13,573,854 (P=4,076,117) P=667,279,674

Segment liabilities P=237,486,362 P=124,277,871 P=5,982,687 P=1,092,597 (P=4,076,117) P=364,763,400

Other information: Capital expenditures P=29,283,828 P=27,578,564 P=10,216,823 P=1,618,631 P=–=68,697,846 P Depreciation and amortization 9,514,073 143,438 560,854 606,713 – 10,825,078

2018 Hotels and Convention Consolidated Mall Residential Commercial Centers Eliminations Balances (In Thousands) Revenue: External customers P=59,188,798 P=36,519,311 P=3,504,224 P=4,868,232 P=– P=104,080,565 Inter-segment 88,489 – 73,856 85 (162,430) í P=59,277,287 P=36,519,311 P=3,578,080 P=4,868,317 (P=162,430) P=104,080,565

Segment results: Income before income tax P=27,413,548 P=10,664,058 P=2,864,711 P=1,179,145 (P=155,287) P=41,966,175 Provision for income tax (6,816,792) (1,448,652) (510,274) (279,328) – (9,055,046) Net income P=20,596,756 P=9,215,406 P=2,354,437 P=899,817 (P=155,287) P=32,911,129

Net income attributable to: Equity holders of the Parent P=19,869,360 P=9,204,559 P=2,354,437 P=899,817 (P=155,287) P=32,172,886 Non-controlling interests 727,396 10,847 – – – 738,243

Segment assets P=366,324,387 P=186,098,844 P=40,308,522 P=12,278,302 (P=875,737) P=604,134,318

Segment liabilities P=212,781,100 P=108,996,681 P=3,163,510 P=990,802 (P=875,737) P=325,056,356

Other information: Capital expenditures P=28,991,530 P=57,128,644 P=4,213,470 P=820,890 P=– P=91,154,534 Depreciation and amortization 8,495,514 156,599 446,646 556,667 – 9,655,426

2017 Hotels and Convention Consolidated Mall Residential Commercial Centers Eliminations Balances (In Thousands) Revenue: External customers P=53,102,361 P=30,039,222 P=2,998,731 P=4,781,536 P=– P=90,921,850 Inter-segment 93,279 – 61,767 15,472 (170,518) í P=53,195,640 P=30,039,222 P=3,060,498 P=4,797,008 (P=170,518) P=90,921,850

Segment results: Income before income tax P=24,669,099 P=7,932,778 P=2,471,844 P=1,156,616 (P=282,476) P=35,947,861 Provision for income tax (6,237,757) (876,195) (443,757) (265,689) – (7,823,398) Net income P=18,431,342 P=7,056,583 P=2,028,087 P=890,927 (P=282,476) P=28,124,463

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2017 Hotels and Convention Consolidated Mall Residential Commercial Centers Eliminations Balances Net income attributable to: Equity holders of the Parent P=17,883,603 P=7,053,725 P=2,028,087 P=890,927 (P=282,476) P=27,573,866 Non-controlling interests 547,739 2,858 – – – 550,597

Segment assets P=354,773,934 P=136,663,121 P=36,930,208 P=11,714,059 (P=1,663,724) P=538,417,598

Segment liabilities P=204,608,715 P=68,954,662 P=2,577,233 P=1,066,798 (P=1,663,724) P=275,543,684

Other information: Capital expenditures P=23,635,417 P=29,951,127 P=3,937,079 P=761,980 P=– P=58,285,603 Depreciation and amortization 7,814,104 191,829 397,705 555,532 – 8,959,170

For the years ended December 31, 2019, 2018 and 2017, there were no revenue transactions with a single external customer which accounted for 10% or more of the consolidated revenue from external customers. The main revenues of the Company are substantially earned from the Philippines.

The Company disaggregates its revenue information in the same manner as it reports its segment information.

5. Acquisition of Non-controlling Interest and Business Combinations

Acquisition of Non-controlling Interest In August 2019, the Parent Company acquired the remaining 40% of the outstanding common stock of PMI from SMIC for a total consideration of P=4,106 million. The valuation of the non-controlling interest was based on the appraised values of the real estate assets of PMI as at January 25, 2019. The acquisition resulted to equity reserve adjustment, included under “Additional paid-in capital-net” account in the equity section of the consolidated balance sheets amounting to P=1,946 million (see Note 19).

Common Control Business Acquisitions In December 2016, the Parent Company, through PCPMC, acquired 90% of the outstanding shares of Shopping Center Management Corporation (SCMC). In January 2017, the Parent Company, through SM Lifestyle, Inc., acquired 90% of the outstanding stock of Family Entertainment Center, Inc. In September 2017, the Parent Company, through PCPMC, acquired the remaining 10% of the outstanding common stock of SCMC. The companies involved are all under common control by the Sy Family thus accounted for using pooling of interest method.

6. Cash and Cash Equivalents

This account consists of:

2019 2018 (In Thousands) Cash on hand and in banks (see Note 2 0) P=4,564,399 P=3,887,600 Temporary investments (see Note 2 0) 30,035,560 34,878,867 P=34,599,959 P=38,766,467

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Cash in banks earn interest at the respective bank deposit rates. Temporary investments are made for varying periods of up to three months depending on the immediate cash requirements of the Company, and earn interest at the respective temporary investment rates.

Credit risk from balances with banks and financial institutions is managed by the Company’s treasury department in accordance with the Company’s policy. Investments of surplus funds are made only with approved counterparties and within credit limits assigned to each counterparty. The limits are set to minimize the concentration of risks and therefore mitigate financial loss through a counterparty’s potential failure to make payments.

Interest income earned from cash in banks and temporary investments amounted to P=1,304 million, P=1,297 million and P=723 million for the years ended December 31, 2019, 2018 and 2017, respectively (see Note 23).

7. Financial Assets at FVOCI

This account consisted of investments in listed common shares, which were disposed in 2018.

In 2018, mark-to-market loss on changes in fair value of financial assets at FVOCI amounting to P=4 million is recognized in other comprehensive income. In 2017, mark-to-market loss on changes in fair value of financial assets at FVTPL amounting to P=4 million is included under “Others - net” account in the consolidated statement of income.

Interest income earned amounted P=15 million for the year ended December 31, 2017 (see Note 23).

Dividend income earned amounted to P=18 million and P=16 million for the years ended December 31, 2018 and 2017, respectively.

8. Receivables and Contract Assets

This account consists of:

2019 2018 (In Thousands) Trade (billed and unbilled) : Sale of real estate* P=66,604,837 P=50,748,255 Rent: Third parties 6,347,182 5,544,270 Related parties (see Note 2 0) 3,733,761 3,024,750 Others (see Note 2 0) 40,754 124,530 Nontrade 241,413 252,196 Accrued interest (see Note 2 0) 128,743 134,801 Others (see Note 2 0) 2,474,556 2,666,855 79,571,246 62,495,657 Less allowance for ECLs 1,053,549 1,034,040 78,517,697 61,461,617 Less noncurrent portion of trade receivables from sale of real estate (see Note 1 5) 24,880,776 26,232,167 P=53,636,921 P=35,229,450 *Includes unbilled revenue from sale of real estate amounting to ࠷59,903 million and ࠷46,501 million as at December 31, 201 9 and 2018, respectivel y. *SGVFS038914* - 42 -

The terms and conditions of the above receivables are as follows: x Trade receivables from tenants are noninterest-bearing and are normally collectible on a 30 to 90 days’ term. Trade receivables from sale of real estate pertains to sold condominium and residential units at various terms of payments, which are noninterest-bearing.

The Company assigned receivables from sale of real estate (billed and unbilled) on a without recourse basis to local banks amounting to P=7,689 million and P=1,664 million for the years ended December 31, 2019 and 2018, respectively (see Note 20).

The Company also has assigned receivables from real estate (billed and unbilled) on a with recourse basis to local banks with outstanding balance of P=1,986 million and nil as at December 31, 2019 and 2018, respectively. The related liability from assigned receivables, which is of equal amount with the assigned receivables, bear interest rate of 4.25% to 4.50% in 2019 and 4.50% to 6.50% in 2018. The fair values of the assigned receivables and the related liabilities approximate their costs. x Accrued interest and other receivables are normally collected throughout the financial period.

Interest income earned from receivables totaled P=92 million, P=75 million and P=58 million for the years ended December 31, 2019, 2018 and 2017, respectively (see Note 23).

Customer credit risk is managed by each business unit subject to the Company’s established policy, procedures and control relating to customer credit risk management. Credit quality of a customer is assessed and individual credit limits are defined in accordance with this assessment. Outstanding customer receivables are regularly monitored.

There is no allowance for ECLs on unbilled revenue from sale of real estate. The movements in the allowance for ECLs related to receivables from sale of real estate and other receivables are as follows:

2019 2018 (In Thousands) At beginning of year P=1,034,040 P=1,053,582 Provision (write -off) - net 19,509 (19,542) At end of year P=1,053,549 P=1,034,040

The aging analysis of receivables and unbilled revenue from sale of real estate as at December 31 are as follows:

2019 2018 (In Thousands) Neither past due nor impaired P=70,428,499 P=55,907,949 Past due but not impaired: Less than 30 days 3,000,288 2,124,715 31 –90 days 2,890,044 1,340,889 91 –120 days 650,958 687,725 Over 120 days 1,547,908 1,400,339 Impaired 1,053,549 1,034,040 P=79,571,246 P=62,495,657

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Receivables, except for those that are impaired, are assessed by the Company’s management as not impaired, good and collectible. The transaction price allocated to the remaining performance obligations totaling P=11,424 million and P=12,929 million as at December 31, 2019 and 2018, respectively, are expected to be recognized over the construction period ranging from one to five years.

9. Real Estate Inventories

The movements in this account are as follows:

Residential Units Land and Condominium and Subdivision Development Units for Sale Lots Total (In Thousands) Balance as at December 31, 2017 P=58,666,174 P=8,566,351 P=166,948 P=67,399,473 Development cost incurred 20,320,803 – – 20,320,803 Cost of real estate sold (see Note 22) (15,390,337) (2,177,394) (201,477) (17,769,208) Transfer s (1,733,711) 1,550,984 182,727 – Reclassifications to investment properties (see Note 13) (32,400,724) – – (32,400,724) Translation adjustment and others 24,759 – – 24,759 Balance as at December 31, 2018 29,486,964 7,939,941 148,198 37,575,103 Development cost incurred 22,263,906 – – 22,263,906 Cost of real estate sold (see Note 22) (14,632,001) (6,006,765) (155,594) (20,794,360) Transfer s (4,089,397) 3,947,179 142,218 – Reclassifications from investment properties (see Note 13) 5,002,450 – – 5,002,450 Translation adjustment and others (100,990) – – (100,990) Balance as at December 31, 2019 P=37,930,932 P=5,880,355 P=134,822 P=43,946,109

Land and development pertain to the Company’s on-going residential units and condominium projects. Estimated cost to complete the projects amounted to P=74,238 million and P=51,097 million as at December 31, 2019 and 2018, respectively.

The average rates used to determine the amount of borrowing costs eligible for capitalization range from 4.60% to 5.10% in 2018.

Condominium and residential units for sale pertain to completed projects. These are stated at cost as at December 31, 2019 and 2018.

Contract fulfillment assets, included under land and development, mainly pertain to unamortized portion of land cost totaling P=720 million and P=1,232 million as at December 31, 2019 and 2018, respectively.

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10. Equity Instruments at FVOCI This account consists of investments in:

2019 2018 (In Thousands) Shares of stock: Listed (see Note 2 0) P=21,076,655 P=23,508,022 Unlisted 3,381 24,231 21,080,036 23,532,253 Less noncurrent portion 20,420,959 22,892,937 P=659,077 P=639,316

x Listed shares of stock pertain to investments in publicly-listed companies.

x Unlisted shares of stock pertain to stocks of private corporations.

In August 2019, the Parent Company sold a portion of its listed shares to SMIC based on 30-day volume-weighted average price as of July 26, 2019 resulting in a realized gain amounting to P=2,879 million directly recognized in retained earnings.

Dividend income from investments at FVOCI amounted to P=314 million, P=394 million and P=354 million for the years ended December 31, 2019, 2018 and 2017, respectively (see Note 20).

The movements in the “Net fair value changes of equity instruments at FVOCI” account are as follows:

2019 2018 (In Thousands) At beginning of the year P=19,084,597 P=25,489,705 Unrealized loss due to changes in fair value - net of transfers (1,243,607) (6,405,108) At end of the year P=17,840,990 P=19,084,597

11. Prepaid Expenses and Other Current Assets This account consists of:

2019 2018 (In Thousands) Advances and deposits P=8,261,828 P=6,108,850 Input and creditable withholding taxes 6,781,180 5,658,232 Prepaid taxes and other prepayments 3,905,472 2,845,331 Supplies and inventories 370,330 362,833 Cash in escrow and others (see Notes 2 0 and 2 7) 166,732 171,783 P=19,485,542 P=15,147,029

x Advances and deposits pertain to downpayments made to suppliers or contractors to cover preliminary expenses of the contractors in construction projects. The amounts are noninterest- bearing and are recouped upon every progress billing payment depending on the percentage of *SGVFS038914* - 45 -

accomplishment. This account also includes construction bonds, rental deposits and deposits for utilities and advertisements.

x Input tax represents VAT paid to suppliers that can be claimed as credit against the future output VAT liabilities without prescription. Creditable withholding tax is the tax withheld by the withholding agents from payments to the Company which can be applied against the income tax payable.

x Prepaid taxes and other prepayments consist of prepayments for insurance, real property taxes, rent, and other expenses which are normally utilized within the next financial period.

x Cash in escrow pertains to the amounts deposited in the account of an escrow agent as required by the Housing and Land Use Regulatory Board (HLURB) in connection with SMDC’s temporary license to sell properties for specific projects prior to HLURB’s issuance of a license to sell and certificate of registration. Under this temporary license to sell, all payments, inclusive of down payments, reservation and monthly amortization, among others, made by buyers within the selling period shall be deposited in the escrow account. Interest income earned from the cash in escrow amounted to P=4 million, P=2 million and P=2 million for the years ended December 31, 2019, 2018 and 2017, respectively (see Note 23).

12. Property and Equipment - net

The movements in this account are as follows:

Buildings and Data Furniture, ROUA - Land and Leasehold Processing Transportation Fixtures and Office Construction Improvements Improvements Equipment Equipment Equipment Space s in Progress Total (In Thousands) Cost Balance at December 31, 2017 P=220,215 P=1,773,420 P=287,313 P=67,202 P=691,641 P=– P=312 P=3,040,103 Additions 22,629 45,439 23,516 18,723 14,491 – 1,557 126,35 5 Disposals/retirements – – – – (679) – – (679) Reclassifications (see Note 13) 6,480 3,017 3,922 4,888 (18,289) – (312) (294) Balance at December 31, 2018 249,324 1,821,876 314,751 90,813 687,164 – 1,557 3,165,485 Effect of PFRS 16 adoption – – – – – 10,290 – 10,290 Additions 13,220 42,768 34,128 9,401 36,716 – 381 136,614 Disposals/retirements – (3,827) (312) (3,967) (149) – – (8,255) Reclassifications – 1,830 – – – – (1,830) – Balance at December 31, 2019 P=262,544 P=1,862,647 P=348,567 P=96,247 P=723,731 P=10,290 P=108 P=3,304,134 Accumulated Depreciation and Amortization Balance at December 31, 2017 P=415 P=744,601 P=215,377 P=59,010 P=527,273 P=– P=– P=1,546,676 Depreciation and amortization (see Note 2 2) 792 113,826 31,371 19,112 35,284 – – 200,38 5 Disposals/retirements – – – – (679) – – (679) Reclassifications (see Note 13) 6,480 6,268 3,327 – (16,083) – – (8) Balance at December 31, 2018 7,687 864,69 5 250,07 5 78,122 545,795 – – 1,746,374 Depreciation and amortization (see Note 2 2) 3,017 100,283 28,974 3,634 44,313 2,420 – 182,641 Disposals/retirements – (3,827) (301) (3,924) (149) – – (8,201) Balance at December 31, 2019 P=10,704 P=961,151 P=278,748 P=77,832 P=589,959 P=2,420 P=– P=1,920,814 Net Book Value As at December 31, 2018 P=241,637 P=957,18 1 P=64,67 6 P=12,691 P=141,369 P=– P=1,557 P=1,419,111 As at December 31, 2019 P=251,840 P=901,496 P=69,819 P=18,415 P=133,772 P=7,870 P=108 P=1,383,320

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13. Investment Properties

The movements in this account are as follows:

Building Land Held Equipment, for Future Land and Buildings and Furniture Construction Development Improvements Improvements and Others ROUA - Land in Progress Total (In Thousands) Cost Balance as at December 31, 2017 P=– P=64,067,484 P=207,454,220 P=36,077,251 P=– P=33,182,636 P=340,781,591 Additions 17,443,522 4,331,600 8,480,962 3,016,764 – 14,318,076 47,590,924 Reclassifications (see Notes 9 and 12) 32,400,724 (1,450,592) 9,070,215 1,112,147 – (8,731,468) 32,401,026 Translation adjustment – (5,531) (166,451) (12,678) – (4,949) (189,609) Disposals – (65,250) (63,044) (413,314) – (24,124) (565,732) Balance as at December 31, 2018 49,844,246 66,877,711 224,775,90 2 39,780,17 0 – 38,740,171 420,018,200 Effect of PFRS 16 adoption – (145,995) – – 19, 761,645 – 19,615,650 Additions 22,801,889 6,7 60,551 2,156,348 1,863,980 3,000,000 29,076,123 65,658,891 Reclassifications (see Note 9) (1,803,370) (3,173,524 ) 12,679,149 1,261,397 – (13,966,10 2) (5,002,450) Translation adjustment – (67,417) (1,976,026) (157,843) (556,102) (69,32 2) (2,826,710) Disposals – (4,012) (18,639) (159,680) (2,073) (1,153) (185,557) Balance as at December 31, 2019 P=70,842,765 P=70,247,314 P=237,616,734 P=42,588,024 P=22,203,470 P=53,779,717 P=497,278,024 Accumulated Depreciation and Amortization Balance as at December 31, 2017 P=– P=1,920,473 P=43,981,769 P=21,795,203 P=– P=– P=67,697,445 Depreciation and amortization (see Note 22) – 212,082 6, 182 ,725 3,060,234 – – 9,455,04 1 Reclassifications (see Notes 9 and 12) – (26,656) 179,884 (153,212) – – 16 Translation adjustment – (9,243) (68,853) (14,860) – – (92,956) Disposals – (25,807) (61,055) (373,346) – – (460,208) Balance as at December 31, 2018 – 2,070,849 50,214,470 24,314,019 – – 76,599,338 Depreciation and amortization (see Note 22) – 229,686 6,807,228 3,055,683 549,840 – 10,642,437 Reclassifications – 7,56 3 (7,56 3) – – – – Translation adjustment – (35,05 3) (355,54 6) (88,474) (4,416) – (483,489) Disposals – (2,883) (10,454) (105,893) (610) – (119,840) Balance as at December 31, 2019 P=– P=2,270,162 P=56,648,135 P=27,175,335 P=544,814 P=– P=86,638,446

Net Book Value As at December 31, 2018 P=49,844,246 P=64,806,862 P=174,561,432 P=15,466,151 P=– P=38,740,171 P=343,418,862 As at December 31, 2019 P=70,842,765 P=67,977,152 P=180,968,599 P=15,412,689 P=21,658,656 P=53,779,717 P=410,639,578

Portions of investment properties located in China with total carrying value of P=1,738 million and P=1,886 million as at December 31, 2019 and 2018, respectively, are mortgaged as collaterals to secure domestic borrowings (see Note 18).

Consolidated rent income from investment properties amounted to P=61,760 million, P=57,163 million and P=51,406 million for the years ended December 31, 2019, 2018 and 2017, respectively.

Consolidated costs and expenses from investment properties, which generate income, amounted to P=34,060 million, P=31,684 million and P=29,370 million for the years ended December 31, 2019, 2018 and 2017, respectively.

Construction in progress includes complex under construction and landbanking and commercial building constructions amounting to P=53,780 million and P=38,740 million as at December 31, 2019 and 2018, respectively.

Construction contracts with various contractors related to the construction of the above-mentioned projects amounted to P=55,155 million and P=47,100 million as at December 31, 2019 and 2018, respectively, inclusive of overhead, cost of labor and materials and all other costs necessary for the proper execution of the works. The outstanding contracts are valued at P=24,676 million and P=15,738 million as at December 31, 2019 and 2018, respectively.

*SGVFS038914* - 47 -

Interest capitalized to the construction of investment properties amounted to P=3,143 million, P=2,681 million and P=2,299 million for the years ended December 31, 2019, 2018 and 2017, respectively. Capitalization rates used range from 2.35% to 5.13%, from 2.35% to 5.04%, and from 2.35% to 4.77% for the years ended December 31, 2019, 2018 and 2017, respectively.

The most recent fair value of investment properties amounted to P=1,305,810 million as determined by an independent appraiser who holds a recognized and relevant professional qualification. The valuation of investment properties was based on market values mainly using income approach. The fair value represents the amount at which the assets can be exchanged between a knowledgeable, willing seller and a knowledgeable, willing buyer in an arm’s length transaction at the date of valuation, in accordance with International Valuation Standards as set out by the International Valuation Standards Committee. The average discount rates and capitalization rates used were 4.00% to 6.00% with an average growth rate of 1.00% to 5.00%.

Investment properties are categorized under Level 3 fair value measurement .

The Company’s management believes that there were no conditions present in 2019 that would significantly reduce the fair value of the investment properties from that determined on September 30, 2018. While the fair value of the newly constructed investment properties was not determined as at December 31, 2019, the Company’s management believes that cost of the investment properties approximate their fair values as at December 31, 2019.

The Company has no restriction on the realizability of its investment properties and no obligation to either purchase, construct or develop or for repairs, maintenance and enhancements.

14. Investments in Associates and Joint Ventures

Investments in Associates This pertains mainly to investments in the following companies:

x OCLP Holdings, Inc. (OHI) x Feihua Real Estate (Chongqing) Company Ltd. (FHREC)

On May 7, 2015, SMPH acquired 39.96% collective ownership interest in OHI, through acquisition of 100% interest in six (6) holding entities, for a total consideration of P=15,433 million, which approximates the proportionate share of SMPH in the fair values of the identifiable net assets of OHI. OHI owns strategic residential, commercial and landbank areas in key cities in Metro Manila.

As at December 31, 2019, OHI’s total assets, total liabilities and total equity amounted to P=40,023 million, P=30,735 million and P=9,288 million, respectively. The carrying value of investment in OHI amounted to P=17,639 million, which consists of its proportionate share in the net assets of OHI amounting to P=3,867 million and fair value adjustments and others totaling P=13,772 million.

As at December 31, 2018, OHI’s total assets, total liabilities and total equity amounted to P=34,563 million, P=27,442 million and P=7,121 million, respectively. The carrying value of investment in OHI amounted to P=16,920 million, which consists of its proportionate share in the net assets of OHI amounting to P=3,148 million and fair value adjustments and others totaling P=13,772 million.

The share in profit of OHI amounted to P=719 million, P=727 million and P=589 million for the years ended December 31, 2019, 2018 and 2017, respectively. There is no share in other comprehensive income for the years ended December 31, 2019, 2018 and 2017. *SGVFS038914* - 48 -

On April 10, 2012, SMPH, through Tennant Range Corporation (TRC), entered into a Memorandum of Agreement with Trendlink Holdings Limited (THL), a third party, wherein Fei Hua Real Estate Company (FHREC), a company incorporated in China and 100% subsidiary of TRC, issued new shares to THL equivalent to 50% equity interest. In addition, THL undertakes to pay for the difference between cash invested and the 50% equity of FHREC and the difference between the current market value and cost of the investment properties of FHREC. Management assessed that FHREC is an associate of SMPH by virtue of the agreement with the shareholders of THL.

The carrying value of investment in FHREC amounted to P=1,276 million and P=1,340 million as at December 31, 2019 and 2018, respectively. This consists of the acquisition cost amounting to P=292 million and cumulative equity in net earnings amounting to P=984 million and P=1,048 million as at December 31, 2019 and 2018, respectively. The share in profit amounted to nil, P=61 million and P=47 million for the years ended December 31, 2019, 2018 and 2017, respectively. There is no share in other comprehensive income for the years ended December 31, 2019, 2018 and 2017.

Investment in Joint Ventures On January 7, 2013, SMPH entered into Shareholders Agreement and Share Purchase Agreement for the acquisition of 51% ownership interest in the following companies (collectively, Waltermart): x Winsome Development Corporation x Willin Sales, Inc. x Willimson, Inc. x Waltermart Ventures, Inc. x WM Development, Inc.

On July 12, 2013, the Deeds of Absolute Sale were executed between SMPH and shareholders of Waltermart. Waltermart is involved in shopping mall operations and currently owns 31 malls across Metro Manila and Luzon. The investment in Waltermart is accounted as joint venture using equity method of accounting because the contractual arrangement between the parties establishes joint control.

The aggregate carrying values of investment in Waltermart amounted to P=6,675 million and P=6,304 million as at December 31, 2019 and 2018, respectively. These consist of the acquisition costs totaling P=5,145 million and cumulative equity in net earnings, net of dividends received, totaling P=1,530 million and P=1,159 million as at December 31, 2019 and 2018, respectively. The share in profit, net of dividends received, amounted to P=371 million, P=326 million and P=204 million for the years ended December 31, 2019, 2018 and 2017, respectively. There is no share in other comprehensive income for the years ended December 31, 2019, 2018 and 2017.

In June 2016, SMDC entered into a shareholder’s agreement through ST 6747 Resources Corporation (STRC) for the development of a high-end luxury residential project. Under the provisions of the agreement, each party shall have 50% ownership interest and is required to maintain each party’s equal equity interest in STRC. The carrying value of investment in STRC amounted to P=1,500 million as at December 31, 2019 and 2018. The investment in STRC is accounted as joint venture using equity method of accounting because the contractual arrangement between the parties establishes joint control. The project was launched in 2019.

In 2016, PSC entered into a joint venture agreement through Metro Rapid Transit Services, Inc. (MRTSI) for the establishment and operation of a high quality public transport system. The investment in MRTSI is accounted as joint venture using equity method of accounting because the contractual arrangement between the parties establishes joint control. The carrying values of investment in MRTSI amounted to P=79 million and P=47 million as at December 31, 2019 and 2018, *SGVFS038914* - 49 -

respectively. These consist of the acquisition costs totaling P=86 million and P=60 million and cumulative equity in net loss totaling P=7 million and P=13 million as at December 31, 2019 and 2018, respectively. There is no share in other comprehensive income for the years ended December 31, 2019 and 2018.

The Company has no outstanding contingent liabilities or capital commitments related to its investments in associates and joint ventures as at December 31, 2019 and 2018.

15. Other Noncurrent Assets This account consists of:

2019 2018 (In Thousands) Receivables from sale of real estate - net of current portion* (see Note 8 ) P=24,880,776 P=26,232,167 Bonds and deposits 23,659,284 39,594,024 Time deposits (see Notes 2 0 and 2 8) 2,412,972 2,392,622 Deferred input tax 1,144,582 1,171,185 Land use rights and others (see Note 24 ) 1,466,037 11,520,062 P=53,563,651 P=80,910,060 *Pertains to noncurrent portion of unbilled revenue from sale of real estate (see Note 8).

Bonds and Deposits Bonds and deposits consist of deposits to contractors and suppliers to be applied throughout construction and advances, deposits paid for leased properties to be applied at the last term of the lease and advance payments for land acquisitions which will be applied against the purchase price of the properties upon fulfillment by both parties of certain undertakings and conditions.

Time Deposits Time deposits with various maturities within one year were used as collateral for use of credit lines obtained by the Company from related party banks. Interest income earned amounted to P=32 million, P=42 million and P=46 million for the years ended December 31, 2019, 2018 and 2017, respectively (see Note 23).

Land use rights and Others Included under “Land use rights and others” account are certain parcels of real estate properties planned for residential development in accordance with the cooperative contracts entered into by SMPH with Grand China International Limited (Grand China) and Oriental Land Development Limited (Oriental Land) in March 2007. The value of these real estate properties were not part of the consideration paid by SMPH to Grand China and Oriental Land. Accordingly, the assets were recorded at their carrying values under “Other noncurrent assets” account and a corresponding liability equivalent to the same amount, which is shown as part of “Other noncurrent liabilities” account in the consolidated balance sheets.

*SGVFS038914* - 50 -

16. Loans Payable

This account consists of unsecured Philippine peso-denominated loans obtained from local banks amounting to P=100 million and P=39 million as at December 31, 2019 and 2018, respectively, with due dates of less than one year. These loans bear interest rates of 4.30% in 2019 and 6.00% in 2018.

Interest expense incurred from loans payable amounted to P=28 million, P=21 million and P=31 million for the years ended December 31, 2019, 2018 and 2017, respectively (see Note 23).

17. Accounts Payable and Other Current Liabilities

This account consists of:

2019 2018 (In Thousands) Trade: Third parties P=33,593,152 P=25,987,678 Related parties (see Note 2 0) 98,76 5 282,337 Tenants’ and customers’ deposits* (see Note 2 6) 34,514,623 31,375,908 Lease liabilities (see Note 3) 11,213,547 – Accrued operating expenses: Third parties 9,270,065 9,338,262 Related parties (see Note 2 0) 455,154 455,954 Liability for purchased land 8,983,584 14,019,013 Deferred output VAT 4,797,328 3,087,528 Accrued interest (see Note 2 0) 1,991,323 1,881,165 Payable to government agencies 1,216,212 1,170,561 Nontrade 360,582 286,841 Liability from assigned receivables and others (see Note 8) 4,634,033 1,458,027 111,128,368 89,343,274 Less noncurrent portion 41,002,618 27,576,188 P=70,125,750 P=61,767,086 * Includes unearned revenue from sale of real estate amounting to P=6,023 million and P=4,195 million as at December 31, 2019 and 2018, respectively.

The terms and conditions of the above liabilities follow:

x Trade payables primarily consist of liabilities to suppliers and contractors, which are noninterest- bearing and are normally settled within a 30-day term.

x Accrued operating expenses pertain to accrued selling, general and administrative expenses which are normally settled throughout the financial period. Accrued operating expenses - third parties consist of:

2019 2018 (In Thousands) Payable to contractors P=3,381,980 P=1,736,748 Utilities 2,888,920 4,484,483 Marketing and advertising and others 2,999,165 3,117,031 P=9,270,065 P=9,338,262 *SGVFS038914* - 51 - x Tenants’ deposits refer to security deposits received from various tenants upon inception of the respective lease contracts on the Company’s investment properties. At the termination of the lease contracts, the deposits received by the Company are returned to tenants, reduced by unpaid rental fees, penalties and/or deductions from repairs of damaged leased properties, if any. Customers’ deposits mainly represent excess of collections from buyers over the related revenue recognized based on the percentage of completion method. This also includes nonrefundable reservation fees by prospective buyers which are to be applied against the receivable upon recognition of revenue. The amount of revenue recognized in 2019 and 2018 from amounts included in unearned revenue from sale of real estate at the beginning of the year amounted to P=2,769 million and P=2,020 million, respectively. x Deferred output VAT represents output VAT on unpaid portion of recognized receivable from sale of real estate. This amount is reported as output VAT upon collection of the receivables. x Liability for purchased land, payable to government agencies, accrued interest and other payables are normally settled throughout the financial period. x Lease liabilities included in "Other noncurrent liabilities" amounted to P=11,151 million as at December 31, 2019. Interest on lease liabilities included under “Others - net” in the consolidated statements of income amounted to P=317 million as at December 31, 2019.

*SGVFS038914* - 52 -

18. Long-term Debt

This account consists of:

Availment Date Maturity Date Interest Rate Condition Outstanding Balance 2019 2018 (In Thousands) Parent Company Philippine peso -denominated loans Retail bonds November 25, 2015 - May 17, 2019 March 1, 2020 - July 26, 2026 4.20% - 6.22% Unsecured P=100,000,000 P=90,000,000 Other bank loans January 12, 2012 - June 20, 2016 December 21, 2022 - June 20, 2023 Float ing BVAL + margin; Fixed 6.10% - 6.74% Unsecured 22,048,400 22,323,200 U.S. dollar -denominated loans * July 30, 2018 June 14, 2023 LIBOR + spread; semi -annual Unsecured 5,569,850 5,783,800 Subsidiaries Philippine peso -denominated loans June 3, 2013 - December 27, 2019 January 28, 2019 - August 7, 2029 Floating BVAL + margin; Fixed - 3.84% -7.55% Unsecured 74,511,969 66,490,939 U.S. dollar -denominated loans ** April 23, 2014 - April 15, 2019 April 14, 2019 - February 28, 2024 LIBOR + spread; semi -annual Unsecured 34,179,449 36,191,602 China yuan renminbi-denominated loans July 28, 2015 - October 16, 2017 December 31, 2019 - October 16, 2022 CBC rate less 10%; quarterly; Fixed - 5.85% Secured*** 2,670,803 3,118,514 238,980,471 223,908,055 Less debt issue cost 1,126,048 1,136,169 237,854,423 222,771,886 Less current portion 23,521,373 25,089,624 P=214,333,050 P=197,682,262 LIBOR – London Interbank Offered Rate BVAL – Bloomberg Valuation Service CBC – Central Bank of China *Hedged against foreign exchange risks using cross-currency swaps (see Notes 27 and 28) ** Hedged against foreign exchange and interest rate risks using cross-currency swaps, principal-only swaps and interest rate swaps (see Notes 27 and 28) ***Secured by portions of investment properties located in China (see Notes 13 and 15)

*SGVFS038914* - 53 -

The loan agreements of the Company provide certain restrictions and requirements principally with respect to maintenance of required financial ratios (i.e., current ratio of not less than 1.00:1.00, debt to equity ratio of not more than 0.70:0.30 to 0.75:0.25 and interest coverage ratio of not less than 2.50:1.00 and material change in ownership or control. As at December 31, 2019 and 2018, the Company is in compliance with the terms of its loan covenants.

The re-pricing frequencies of floating rate loans of the Company range from three to six months.

Interest expense incurred from long-term debt amounted to P=8,663 million, P=7,451 million and P=5,251 million for the years ended December 31, 2019, 2018 and 2017, respectively (see Note 23).

Debt Issue Cost The movements in unamortized debt issue cost of the Company follow:

2019 2018 (In Thousands) Balance at beginning of the year P=1,136,169 P=956,980 Additions 386,742 549,560 Amortization (396,863) (370,371) Balance at end of the year P=1,126,048 P=1,136,169

Amortization of debt issuance costs is recognized in the consolidated statements of income under “Others - net” account.

Repayment Schedule The repayments of long-term debt are scheduled as follows:

Gross Loan Debt Issue Cost Net (In Thousands) Within 1 year P=23,521,373 (=P352,995) P=23,168,378 More than 1 year to 5 years 186,044,158 (745,198) 185,298,960 More than 5 years 29,414,940 (27,855) 29,387,085 P=238,980,471 (=P1,126,048) P=237,854,423

19. Equity

Capital Stock As at December 31, 2019 and 2018, the Company has an authorized capital stock of 40,000 million with a par value of P=1 a share, of which 33,166 million shares were issued.

The movement of the outstanding shares of the Company are as follows:

2019 2018 (In Thousands) Balance at beginning of the year 28,856,412 28,837,814 Reissuance of treasury shares – 18,598 Balance at end of the year 28,856,412 28,856,412

*SGVFS038914* - 54 -

The following summarizes the information on SMPH's registration of securities under the Securities Regulation Code:

Date of SEC Approval/ Authorized No. of Shares Issue/Offer Notification to SEC Shares Issued Price March 15, 1994 10,000,000,000 – P=– April 22, 1994 – 6,369,378,049 5.35 May 29, 2007 10,000,000,000 – – May 20, 2008 – 912,897,212 11.86 October 14, 2010 – 569,608,700 11.50 October 10, 2013 20,000,000,000 15,773,765,315 19.50

SMPH declared stock dividends in 2012, 2007, 1996 and 1995. The total number of shareholders is 2,399 as at December 31, 2019.

Additional Paid-in Capital - Net Following represents the nature of the consolidated “Additional paid-in capital - net”:

2019 2018 (In Thousands) Paid -in subscriptions in excess of par value P=33,549,808 P=33,549,808 Net equity adjustments from common control business combinations 9,309,730 9,309,730 Arising from acquisition of non-controlling interests (see Note 5) (4,851,870) (2,906,320) As presented in the consolidated balance sheets P=38,007,668 P=39,953,218

Retained Earnings In 2019, the BOD approved the declaration of cash dividend of P=0.35 per share or P=10,108 million to stockholders of record as of May 8, 2019, P=8 million of which was received by SMDC. This was paid on May 22, 2019. In 2018, the BOD approved the declaration of cash dividend of P=0.35 per share or P=10,108 million to stockholders of record as of May 9, 2018, P=9 million of which was received by SMDC. This was paid on May 23, 2018. In 2017, the BOD approved the declaration of cash dividend of P=0.26 per share or P=7,509 million to stockholders of record as of May 12, 2017, P=12 million of which was received by SMDC. This was paid on May 25, 2017.

As at December 31, 2019 and 2018, the amount of retained earnings appropriated for the continuous corporate and mall expansions amounted to P=42,200 million. This represents a continuing appropriation for land banking activities and planned construction projects. The appropriation is being fully utilized to cover part of the annual capital expenditure requirement of the Company.

For the year 2020, the Company expects to incur capital expenditures of approximately P=80 billion.

The retained earnings account is restricted for the payment of dividends to the extent of P=91,773 million and P=75,721 million as at December 31, 2019 and 2018, respectively, representing the cost of shares held in treasury (P=2,985 million as at December 31, 2019 and 2018) and accumulated equity in net earnings of SMPH subsidiaries, associates and joint ventures P=88,788 million and P=72,736 million as at December 31, 2019 and 2018, respectively. The accumulated equity in net earnings of subsidiaries is not available for dividend distribution until such time that the Parent Company receives the dividends from its subsidiaries, associates and joint ventures. *SGVFS038914* - 55 -

Treasury Stock As at December 31, 2019 and 2018, this includes reacquired capital stock and shares held by a subsidiary stated at acquisition cost of P=2,985 million. The movement of the treasury stock of the Company are as follows:

2019 2018 (In Thousands) Balance at beginning of year 4,309,888 4,328,486 Sale of treasury shares – (18,598) Balance at end of year 4,309,888 4,309,888

20. Related Party Transactions

Parties are considered to be related if one party has the ability, directly and indirectly, to control the other party or exercise significant influence over the other party in making financial and operating decisions. Parties are also considered to be related if they are subject to common control. Related parties may be individuals or corporate entities.

Terms and Conditions of Transactions with Related Parties There have been no guarantees/collaterals provided or received for any related party receivables or payables. For the years ended December 31, 2019 and 2018, the Company has not recorded any impairment of receivables relating to amounts owed by related parties. This assessment is undertaken each financial period through examining the financial position of the related party and the market in which the related party operates. Settlement of the outstanding balances normally occur in cash. The Company has approval process and established limits when entering into material related party transactions.

The significant related party transactions entered into by the Company with its related parties and the amounts included in the accompanying consolidated financial statements with respect to these transactions follow:

Outstanding Amount Amount of Transactions [Asset (Liability)] 2019 2018 2017 2019 2018 Terms Conditions (In Thousands) Ultimate Parent Rent income P=46,314 P=45,391 P=55,459 P= í P= í Rent receivable í í í 4,846 4,967 Noninterest-bearing Unsecured; not impaired Management fee income 3,183 2,885 í í í Service income 57,600 57,600 48,000 í í Service fee receivable í í í 14,080 14,000 Noninterest-bearing Unsecured; not impaired Rent expense 113,152 105,583 102,231 í í Accrued rent payable – –– (8) (808) Noninterest-bearing Unsecured Trade payable 7,955 6,539 5,952 (24,759) (16,805) Noninterest-bearing Unsecured Equity instruments at FVOCI í í í 152,386 134,050 Noninterest-bearing Unsecured Dividend income 1,332 1,198 1,135 í í

Bank and Retail Affiliates Cash and cash equivalents 123,976,281 160,983,099 171,812,742 21,375,689 24,890,200 Interest bearing based Unsecured; on prevailing rates not impaired Investments held for trading í í 122,660 í í Noninterest-bearing Unsecured; not impaired Rent income 17,103,118 16,079,276 14,558,585 í í Rent receivable í í í 3,712,435 3,006,209 Noninterest-bearing Unsecured; not impaired *SGVFS038914* - 56 -

Outstanding Amount Amount of Transactions [Asset (Liability)] 2019 2018 2017 2019 2018 Terms Conditions (In Thousands) Service income P=19,895 P=28,559 P=30,023 P= í P= í Management fee income 256 999 5,979 í í Management fee receivable í í í 16,882 14,469 Noninterest-bearing Unsecured; not impaired Deferred rent income í í í í (8,950) Noninterest bearing Unsecured Interest income 862,812 374,432 297,719 í í Accrued interest receivable í í í 51,668 29,963 Noninterest-bearing Unsecured; not impaired Receivable financed 7,689,986 1,663,822 4,923,847 í í Without recourse Unsecured Time deposits 30,375 í í 2,412,972 2,382,597 Interest-bearing Unsecured Loans payable and long-term debt 2,500,330 9,205,385 386 (12,277,815) (9,824,904) Interest-bearing Combination of secured and unsecured Interest expense 714,250 252,296 139,292 í í Accrued interest payable í í í (57,229) (3,878) Noninterest-bearing Unsecured Rent expense 461 634 1,004 í í Trade payable í 38,510 47,803 (63,136) (138,782) Noninterest-bearing Unsecured Management fee expense 3,425 11,217 3,093 í í Equity instruments at FVOCI í í í 14,223,854 15,011,058 Noninterest-bearing Unsecured Cash in escrow 149,038 157,719 í 117,985 157,719 Interest bearing based Unsecured; on prevailing rates not impaired Dividend income 186,098 225,357 212,740 í í

Other Related Parties Rent income 187,219 178,572 119,238 – – Rent receivable – –– 16,480 13,574 Noninterest-bearing Unsecured; not impaired Service income 92,823 77,579 92,943 í í Service fee receivable – –– 1,963 62 Noninterest-bearing Unsecured; not impaired Management fee income 15,491 6,859 2,799 í í Management fee receivable – –– 6,862 7,993 Noninterest-bearing Unsecured; not impaired Rent expense 8,602 8,311 5,735 í í Accrued expenses – –– (455,146) (455,146) Noninterest-bearing Unsecured Trade payable – – 176,761 (10,870) (126,750) Noninterest-bearing Unsecured Dividend income í 88,266 87,885 í í

Affiliate refers to an entity that is neither a parent, subsidiary, nor an associate, with stockholders common to the SM Group or under common control.

Below are the nature of the Company’s transactions with the related parties: Rent The Company has existing lease agreements for office and commercial spaces with related companies (SM Retail (Retail Affiliates), BDO Unibank, Inc. (BDO) and China Banking Corporation (China Bank) (Bank Affiliates) and other affiliates). Service Fees The Company provides manpower and other services to affiliates. Dividend Income The Company’s equity instruments at FVOCI of certain affiliates earn income upon the declaration of dividends by the investees. Cash Placements and Loans The Company has certain bank accounts and cash placements that are maintained with BDO and China Bank. Such accounts earn interest based on prevailing market interest rates (see Note 6).

*SGVFS038914* - 57 -

The Company also availed of bank loans and long-term debt from BDO and China Bank and pays interest based on prevailing market interest rates (see Notes 16 and 18).

The Company also entered into financing arrangements with BDO and China Bank. There were no assigned receivables on a with recourse basis to BDO and China Bank in 2019 and 2018 (see Note 8).

Others The Company, in the normal course of business, has outstanding receivables from and payables to related companies as at reporting period which are unsecured and normally settled in cash.

Compensation of Key Management Personnel The aggregate compensation and benefits related to key management personnel for the years ended December 31, 2019, 2018 and 2017 consist of short-term employee benefits amounting to P=1,179 million, P=1,104 million and P=930 million, respectively, and post-employment benefits (pension benefits) amounting to P=182 million, P=165 million and P=144 million, respectively.

21. Other Revenue

Details of other revenue follows:

2019 2018 2017 (In Thousands) Food and beverages P=1,733,424 P=1,668,705 P=1,620,269 Net merchandise sales 973,897 902,730 740,356 Amusement and others 925,485 911,580 851,264 Bowling and ice skating fees 291,909 253,911 219,378 Advertising income 220,331 214,473 202,000 Others 2,392,600 1,875,384 1,680,875 P=6,537,646 P=5,826,783 P=5,314,142

Others include service fees, parking terminal, sponsorships, commissions and membership revenue.

22. Costs and Expenses

This account consists of:

2019 2018 2017 (In Thousands) Cos t of real estate sold (see Note 9) P=20,794,360 P=17,769,208 P=15,151,804 Administrative (see Notes 2 0 and 2 4) 12,100,309 11,329,111 10,860,321 Depreciation and amortization (see Notes 1 2 and 1 3) 10,825,078 9,655,426 8,959,170 Marketing and selling 6,408,579 5,530,794 4,788,603 Business taxes and licenses 4,819,840 4,790,129 4,406,480 Film rentals 3,048,427 2,829,629 2,600,839 Rent (see Notes 2 0 and 2 6) 1,255,788 1,729,671 1,597,970 Insurance 542,349 518,168 475,732 Others 1,824,432 1,601,198 1,452,139 P=61,619,162 P=55,753,334 P=50,293,058

*SGVFS038914* - 58 -

In 2019, rent expense pertain to variable payments for various lease agreements, payments for short- term leases and leases of low-value assets.

Others include bank charges, donations, dues and subscriptions, services fees and transportation and travel.

23. Interest Income and Interest Expense

The details of the sources of interest income and interest expense follow:

2019 2018 2017 (In Thousands) Interest income on: Cash and cash equivalents (see Note 6) P=1,304,094 P=1,297,364 P=723,235 Time deposits (see Note 1 5) 32,149 42,160 46,424 Financial asset at FVTPL (see Note 7) – – 14,891 Others (see Notes 8 and 1 1) 96,017 76,924 59,288 P=1,432,260 P=1,416,448 P=843,838 Interest expense on: Long -term debt (see Note 1 8) P=8,663,340 P=7,451,159 P=5,251,144 Loans payable (see Note 1 6) 28,055 21,054 30,737 Others 141,375 67,832 192,541 P=8,832,770 P=7,540,045 P=5,474,422

24. Pension Benefits

The Company has funded defined benefit pension plans covering all regular and permanent employees. The benefits are based on employees’ projected salaries and number of years of service. The latest actuarial valuation report is as at December 31, 2019.

The following tables summarize the components of the pension plan as at December 31:

Net Pension Cost (included under “Costs and expenses” account under “Administrative”) 2019 2018 2017 (In Thousands) Current service cost P=327,853 P=296,007 P=286,297 Net interest income (9,973) (13,279) (32,062) P=317,880 P=282,728 P=254,235

Net Pension Asset (included under “Other noncurrent assets” account)

2019 2018 (In Thousands) Fair value of plan assets P=226,448 P=1,427,448 Defined benefit obligation (149,375) (1,339,655) Effect of asset ceiling limit (11,186) (15,148) Net pension asset P=65,887 P=72,645

*SGVFS038914* - 59 -

Net Pension Liability (included under “Other noncurrent liabilities” account)

2019 2018 (In Thousands) Defined benefit obligation P=3,591,858 P=1,160,163 Fair value of plan assets (2,876,419) (1,023,976) Net pension liability P=715,439 P=136,187

The changes in the present value of the defined benefit obligation are as follows:

2019 2018 (In Thousands) Balance at beginning of the year P=2,499,818 P=2,164,819 Actuarial loss (gain): Changes in financial assumptions 601,169 (495,054) Experience adjustments 180,426 433,932 Changes in demographic assumptions 22,494 14,117 Current service cost 327,853 296,007 Interest cost 193,627 125,370 Benefits paid (79,068) (57,447) Transfer to (from) the plan (5,086) 10,109 Other adjustments – 7,965 Balance at end of the year P=3,741,233 P=2,499,818

The above present value of defined benefit obligation are broken down as follows:

2019 2018 (In Thousands) Related to pension asset P=149,375 P=1,339,655 Related to pension liability 3,591,858 1,160,163 P=3,741,233 P=2,499,818

The changes in the fair value of plan assets are as follows:

2019 2018 (In Thousands) Balance at beginning of year P=2,451,424 P=2,277,227 Contributions 498,788 356,040 Interest income 204,775 140,309 Benefits paid from assets (79,068) (57,447) Transfer to (from) the plan and others (5,086) 10,109 Remeasurement gain ( loss ) 32,034 (274,814) Balance at end of year P=3,102,867 P=2,451,424

*SGVFS038914* - 60 -

The changes in the fair value of plan assets are broken down as follows:

2019 2018 (In Thousands) Related to pension asset P=226,448 P=1,427,448 Related to pension liability 2,876,419 1,023,976 P=3,102,867 P=2,451,424

The changes in the effect of asset ceiling limit are as follows:

2019 2018 (In Thousands) Asset ceiling limit at beginning of year P=15,148 P=28,759 Remeasurement gain (5,137) (15,271) Interest cost 1,175 1,660 P=11,186 P=15,148

The carrying amounts and fair values of the plan assets as at December 31, 2019 and 2018 are as follows:

2019 2018 Carrying Fair Carrying Fair Amount Value Amount Value (In Thousands) Cash and cash equivalents P=18,228 P=18,228 P=203,807 P=203,807 Investments in: Common trust funds 1,237,861 1,237,861 799,380 799,380 Government securities 1,069,767 1,069,767 715,089 715,089 Debt and other securities 727,017 727,017 662,123 662,123 Equity securities 31,603 31,603 56,500 56,500 Other financial assets 18,391 18,391 14,525 14,525 P=3,102,867 P=3,102,867 P=2,451,424 P=2,451,424 x Cash and cash equivalents includes regular savings and time deposits; x Investments in common trust funds pertain to unit investment trust fund; x Investments in government securities consist of retail treasury bonds which bear interest ranging from 3.25% to 8.75% and have maturities ranging from 2020 to 2030; x Investments in debt and other securities consist of short-term and long-term corporate loans, notes and bonds which bear interest ranging from 3.50% to 7.51% and have maturities ranging from 2020 to 2026; x Investments in equity securities consist of listed and unlisted equity securities; and x Other financial assets include accrued interest income on cash deposits held by the Retirement Plan.

Debt and other securities, equity securities and government securities have quoted prices in active market. The remaining plan assets do not have quoted market prices in active market. *SGVFS038914* - 61 -

The plan assets have diverse instruments and do not have any concentration of risk.

The following table summarizes the outstanding balances and transactions of the pension plan with BDO, an affiliate, as at and for the years ended December 31:

2019 2018 (In Thousands) Cash and cash equivalents P=18,228 P=203,807 Interest income from cash and cash equivalents 5,314 10,328 Investments in common trust funds 1,237,861 799,380 Gain (l oss ) from investments in common trust funds 4 (3,858)

The principal assumptions used in determining pension obligations for the Company’s plan are shown below:

2019 2018 2017 Discount rate 5.5%–5.6% 7.4%–7.8% 5.7%–5.8% Future salary increases 3.0%–9.0% 3.0%–9.0% 4.0%–10.0%

Remeasurement effects recognized in other comprehensive income at December 31 follow:

2019 2018 2017 (In Thousands) Actuarial loss P=772,055 P=227,809 P=396,511 Remeasurement gain - excluding amounts recognized in net interest cost (5,137) (15,271) (50,151) P=766,918 P=212,538 P=346,360

The sensitivity analysis below has been determined based on reasonably possible changes of each significant assumption on the defined benefit obligation as at December 31, 2019 and 2018, respectively, assuming all other assumptions were held constant:

Increase (Decrease) Increase (Decrease) in in Basis Points Defined Benefit Obligation 2019 (In Thousands) Discount rates 50 (P=170,376) (50) 185,129 Future salary increases 100 370,345 (100) (320,998) 2018 Discount rates 50 (=P101,386) (50) 109,328 Future salary increases 100 221,857 (100) (194,777)

The Company and the pension plan has no specific matching strategies between the pension plan assets and the defined benefit obligation under the pension plan.

*SGVFS038914* - 62 -

Shown below is the maturity analysis of the undiscounted benefit payments as at December 31, 2019 and 2018, respectively:

Year 2019 Amount (In Thousands) 2020 P=579,542 2021 461,929 2022–2023 618,296 2024–2029 2,421,611

Year 2018 Amount (In Thousands) 2019 P=390,127 2020 233,043 2021–2022 671,628 2023–2028 2,219,158

The Company expects to contribute about P=553 million to its defined benefit pension plan in 2020.

The weighted average duration of the defined benefit obligation is 9.4 years and 9.7 years as of December 31, 2019 and 2018, respectively.

25. Income Tax The details of the Company’s deferred tax assets and liabilities are as follows:

2019 2018 (In Thousands) Deferred tax assets: Lease liabilities P=2,019,512 P=– NOLCO 413,026 508,314 Unrealized foreign exchange losses 408,342 231,560 Excess of fair value over cost of investment properties and others 347,763 364,249 Provision for ECLs on receivables 105,450 105,090 Unamortized past service cost 27,895 17,443 MCIT 17,088 3,394 Deferred rent income 4,073 4,073 Others 1,054,832 303,857 4,397,981 1,537,980 Deferred tax liabilities: Unrealized gross profit on sale of real estate (3,924,038) (2,000,677) Undepreciated capitalized interest, unrealized foreign exchange gains and others (1,996,511) (1,791,729) Right -of -use assets (1,597,089) – Pension asset (28,861) (40,201) Others (126,791) (149,204) (7,673,290) (3,981,811) Net deferred tax liabilities (P=3,275,309) (=P2,443,831)

*SGVFS038914* - 63 -

The net deferred tax assets and liabilities are presented in the consolidated balance sheets as follows:

2019 2018 (In Thousands) Deferred tax assets - net P=903,845 P=1,083,670 Deferred tax liabilities - net (4,179,154) (3,527,501) (P=3,275,309) (=P2,443,831)

As at December 31, 2019 and 2018, unrecognized deferred tax assets amounted to P=174 million and P=430 million, respectively, bulk of which pertains to NOLCO.

The reconciliation between the statutory tax rates and the effective tax rates on income before income tax as shown in the consolidated statements of income follows:

2019 2018 2017 Statutory tax rate 30.0% 30.0% 30.0% Income tax effects of: Equity in net earnings of associates and joint ventures (0.9) (0.9) (0.9) Availment of income tax holiday (4.1) (4.0) (4.4) Interest income subjected to final tax and dividend income exempt from income tax (0.8) (1.2) (1.0) Others - net (3.1) (2.3) (1.9) Effective tax rates 21.1% 21.6% 21.8%

26. Lease Agreements

Company as Lessor The Company’s lease agreements with its mall tenants are generally granted for a term of one year, with the exception of some of the larger tenants operating nationally, which are granted initial lease terms of five years, renewable on an annual basis thereafter. Upon inception of the lease agreement, tenants are required to pay certain amounts of deposits. Tenants likewise pay either a fixed monthly rent, which is calculated by reference to a fixed sum per square meter of area leased, or pay rent on a percentage rental basis, which comprises of a basic monthly amount and a percentage of gross sales or a minimum set amount, whichever is higher.

Also, the Company’s lease agreements with its commercial property tenants are generally granted for a term of one year, with the exception of some tenants, which are granted initial lease terms of 2 to 20 years, renewable on an annual basis thereafter. Upon inception of the lease agreement, tenants are required to pay certain amounts of deposits. Tenants pay either a fixed monthly rent or a percentage of sales, depending on the terms of the lease agreements, whichever is higher.

*SGVFS038914* - 64 -

The Company’s future minimum rent receivables for the noncancellable portions of the operating commercial property leases follow:

2019 2018 (In Millions) Within one year P=3,630 P=3,838 After one year but not more than five years 12,802 9,944 After more than five years 7,747 3,259 P=24,179 P=17,041

Consolidated rent income amounted to P=61,760 million, P=57,163 million and P=51,406 million for the years ended December 31, 2019, 2018 and 2017, respectively.

Company as Lessee The Company also leases certain parcels of land where some of its malls are situated or constructed. The terms of the lease are for periods ranging from 15 to 50 years, renewable for the same period under the same terms and conditions. Rental payments are generally computed based on a certain percentage of the gross rental income or a certain fixed amount, whichever is higher.

Depreciation expense on ROUA, interest expense on lease liabilities and rent expense on other leases amounting to P=552 million, P=317 million and P=1,256 million respectively, are recognized in the consolidated statement of income for the year ended December 31, 2019 (see Notes 12, 13, 17 and 22).

The maturity analysis of the undiscounted lease payments as at December 31, 2019 is presented in Note 27 to the consolidated financial statements.

27. Financial Risk Management Objectives and Policies

The Company’s principal financial instruments, other than derivatives, comprise of cash and cash equivalents, accrued interest and other receivables, equity instruments at FVOCI and bank loans. The main purpose of these financial instruments is to finance the Company’s operations. The Company has other financial assets and liabilities such as trade receivables and trade payables, which arise directly from its operations.

The Company also enters into derivative transactions, principally, cross currency swaps, and interest rate swaps. The purpose is to manage the interest rate and foreign currency risks arising from the Company’s operations and its sources of finance (see Note 28).

The main risks arising from the Company’s financial instruments are interest rate risk, foreign currency risk, liquidity risk, credit risk and equity price risk. The Company’s BOD and management review and agree on the policies for managing each of these risks and they are summarized in the following tables.

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Interest Rate Risk The Company’s policy is to manage its interest cost using a mix of fixed and floating rate debts. To manage this mix in a cost-efficient manner, it enters into interest rate swaps, in which the Company agrees to exchange, at specified intervals, the difference between fixed and floating rate interest amounts calculated by reference to an agreed-upon notional principal amount. These swaps are designated to economically hedge underlying debt obligations. As at December 31, 2019 and 2018, after taking into account the effect of interest rate swaps, approximately 81% and 80%, respectively, of its long-term borrowings, are at a fixed rate of interest (see Note 28).

*SGVFS038914* - 66 -

Interest Rate Risk The following tables set out the carrying amount, by maturity, of the Company’s long-term financial liabilities that are exposed to interest rate risk as at December 31, 2019 and 2018:

2019 Interest Rate 1–<2 Years 2–<3 Years 3–<4 Years 4–<5 Years =>5 Years Total Fixed Rate Philippine peso -denominated retail bonds 4.20%–6.22% P=15,035,740 P=20,331,520 P=10,000,000 P=10,000,000 P=44,632,740 P=100,000,000 Philippine peso-denominated other bank loans 3.84%–7.55% P=7,019,589 P=6,576,260 P=12,436,260 P=11,592,860 P=12,775,000 50,399,969 Floating Rate U.S. dollar -denominated loans LIBOR + spread $– $270,000 $100,000 $110,000 $286,000 39,749,299 Philippine peso-denominated loans BVAL+margin% P=1,325,100 P=3,150,100 P=8,235,100 P=18,209,100 P=15,241,000 46,160,400 China yuan renminbi -denominated five -year loan CBC rate less 10% ¥19,382 ¥– ¥347,900 ¥– ¥– 2,670,803 238,980,471 Less debt issue cost 1,126,048 P=237,854,423

2018 Interest Rate 1–<2 Years 2–<3 Years 3–<4 Years 4–<5 Years =>5 Years Total Fixed Rate Philippine peso-denominated retail bonds 4.20%–6.08% P=– P=15,035,740 P=20,331,520 P=– P=54,632,740 P=90,000,000 Philippine peso -denominated other bank loans 3.84% –7.55% P=7,004,439 P=6,865,320 P=6,311 ,260 P=11,9 11 ,26 0 P=19,937,860 52,030,139 Floating Rate U.S. dollar-denominated five-year term loans LIBOR + spread $300,000 $– $270,000 $100,000 $110,000 41,975,402 Philippine peso -denominated loans BVAL +margin% P=1,425 ,000 P=1,825 ,000 P=3,325 ,000 P=8,085 ,000 P=22,124,000 36,784,000 China yuan renminbi -denominated five -year loan CBC rate less 10% ¥40,857 ¥19,382 ¥– ¥347,900 ¥– 3,118,514 223,908,055 Less debt issue cost 1,136,169 P=222,771,88 6 LIBOR - London Interbank Offered Rate BVAL – Bloomberg Valuation Services CBC - Central Bank of China

*SGVFS038914* - 67 -

Interest Rate Risk Sensitivity Analysis . The following table demonstrates the sensitivity to a reasonably possible change in interest rates, with all other variables held constant of the Company’s income before income tax.

Increase (Decrease) Effect on Income in Basis Points Before Income Tax (In Thousands) 2019 100 (P=35,221) 50 (17,611) (100) 35,221 (50) 17,611

2018 100 (=P67,204) 50 (33,602) (100) 67,204 (50) 33,602

Fixed rate debts, although subject to fair value interest rate risk, are not included in the sensitivity analysis as these are carried at amortized costs. The assumed movement in basis points for interest rate sensitivity analysis is based on currently observable market environment, showing a significantly higher volatility as in prior years.

Foreign Currency Risk Foreign currency risk is the risk that the fair value or future cash flows of a financial instrument will fluctuate because of changes in foreign exchange rates.

The Company’s policy is to manage its foreign currency risk mainly from its debt issuances which are denominated in U.S. dollars and subsequently remitted to China to fund its capital expenditure requirements by entering into foreign currency swap contracts, cross-currency swaps, foreign currency call options, non-deliverable forwards and foreign currency range options aimed at reducing and/or managing the adverse impact of changes in foreign exchange rates on financial performance and cash flow.

The Company’s foreign currency-denominated monetary assets amounted to US$33 million (P=1,655 million) as at December 31, 2019 and US$43 million (P=2,252 million) as at December 31, 2018.

In translating the foreign currency-denominated monetary assets and liabilities to peso amounts, the exchange rates used were P=50.64 to US$1.00 and P=52.58 to US$1.00, the Philippine peso to U.S. dollar exchange rate as at December 31, 2019 and 2018, respectively.

*SGVFS038914* - 68 -

Foreign Currency Risk Sensitivity Analysis . The following table demonstrates the sensitivity to a reasonably possible change in U.S. dollar to Philippine peso exchange rate with all other variables held constant, of the Company’s income before income tax (due to changes in the fair value of monetary assets, including the impact of derivative instruments). There is no impact on the Company’s equity.

Appreciation Effect on Income (Depreciation) of $ Before Tax (In Thousands) 2019 1.50 P=12,254 1.00 8,169 (1.50) (12,254) (1.00) (8,169)

2018 1.50 P=16,063 1.00 10,709 (1.50) (16,063) (1.00) (10,709)

Liquidity Risk Liquidity risk arises from the possibility that the Company may encounter difficulties in raising funds to meet commitments from financial instruments or that a market for derivatives may not exist in some circumstance.

The Company seeks to manage its liquidity profile to be able to finance capital expenditures and service maturing debts. To cover its financing requirements, the Company intends to use internally generated funds and proceeds from debt and equity issues.

As part of its liquidity risk management program, the Company regularly evaluates its projected and actual cash flow information and continuously assesses conditions in the financial markets for opportunities to pursue fund-raising initiatives. These initiatives may include bank loans and debt capital and equity market issues.

The Company’s financial assets, which have maturities of less than 12 months and used to meet its short-term liquidity needs, include cash and cash equivalents and equity instruments at FVOCI amounting to P=34,600 million and P=659 million, respectively, as at December 31, 2019 and P=38,766 million and P=639 million, respectively, as at December 31, 2018 (see Notes 6 and 10). The Company also has readily available credit facility with banks and affiliates to meet its long-term financial liabilities.

The tables below summarize the maturity profile of the Company’s financial liabilities based on the contractual undiscounted payments as at December 31:

2019 More than 1 More than Within 1 Year Year to 5 Years 5 Years Total (In Thousands) Loans payable P=100,000 P=– P=– P=100,000 Accounts payable and other current liabilities* 55,618,612 – – 55,618,612 Long -term debt (including current portion) 30,199,771 209,574,775 95,275,297 335,049,843 Derivative liabilities – 711,617 – 711,617 Liability for purchased land - net of current portion – 4,214,234 – 4,214,234 Tenants’ deposits - net of current portion – 20,797,637 – 20,797,637 Lease liabilities 662,887 2,625,786 22,943,876 26,232,549 Other noncurrent liabilities** – 8,184,737 – 8,184,737 P=86,581,270 P=246,108,786 P=118,219,173 P=450,909,229 *SGVFS038914* - 69 -

201 8 More than 1 Year More than Within 1 Year to 5 Years 5 Years Total (In Thousands) Loans payable P=39,400 P=– P=– P=39,400 Accounts payable and other current liabilities* 49,454,491 – – 49,454,491 Long-term debt (including current portion) 35,048,713 178,038,797 50,800,897 263,888,407 Derivative liabilities – 335,008 – 335,008 Liability for purchased land - net of current portion – 6,044,220 – 6,044,220 Tenants’ deposits - net of current portion – 18,177,479 – 18,177,479 Other noncurrent liabilities** – 7,078,916 – 7,078,916 P=84,542,604 P=209,674,420 P=50,800,897 P=345,017,921 ** Excluding nonfinancial liabilities and lease liabilities totaling to P=14,507 million and P=12,313 million as at December 31, 2019 and 2018, respectively. ** Excluding nonfinancial liabilities and lease liabilities totaling to P=16,238 million and P=3,433 million as at December 31, 2019 and 2018, respectively.

Credit Risk Credit risk is the risk that a counterparty will not meet its obligations under a financial instrument or customer contract, leading to a financial loss. The Company is exposed to credit risk from its operating activities (primarily trade receivables) and from its financing activities, including deposits with banks and financial institutions, foreign exchange transactions and other financial instruments (see Notes 6, 8, 10 and 11).

The maximum exposure to credit risk at the reporting date is the carrying value of each class of financial assets. The fair values of these financial assets are disclosed in Note 28. For receivables from real estate sale, the title of the real estate property is only transferred to the customer if the consideration had been fully paid. In case of default, after enforcement activities, the Company has the right to cancel the sale and enter into another contract to sell to another customer after certain proceedings (e.g. grace period, referral to legal, cancellation process, reimbursement of previous payments) had been completed. Given this, based on the experience of the Company, the maximum exposure to credit risk at the reporting date is nil considering that fair value less cost to repossess of the real estate projects is higher than the exposure at default. The Company evaluates the concentration of risk with respect to trade receivables and unbilled revenue from sale of real estate as low, as its customers are located in several jurisdictions and industries and operate in largely independent markets.

The changes in the gross carrying amount of receivables and unbilled revenue from sale of real estate during the year did not materially affect the allowance for ECLs.

As at December 31, 2019 and 2018, the financial assets, except for certain receivables, are generally viewed by management as good and collectible considering the credit history of the counterparties (see Note 8). Past due or impaired financial assets are very minimal in relation to the Company’s consolidated total financial assets.

Credit Quality of Financial Assets . The credit quality of financial assets is managed by the Company using high quality and standard quality as internal credit ratings.

High Quality. Pertains to counterparty who is not expected by the Company to default in settling its obligations, thus credit risk exposure is minimal. This normally includes large prime financial institutions, companies and government agencies.

Standard Quality. Other financial assets not belonging to high quality financial assets are included in this category.

*SGVFS038914* - 70 -

As at December 31, 2019 and 2018, the credit quality of the Company’s financial assets is as follows:

2019 Neither Past Due nor Impaired Past Due High Standard but not Quality Quality Impaired Total (In Thousands) Financial assets at amortized cost Cash and cash equivalents* P=34,399,825 P= í P= í P=34,399,825 Receivables** 128,743 10,632,459 8,089,198 18,850,400 Cash in escrow (included under “Prepaid expenses and other current assets”) 117,985 í í 117,985 Time deposits (included under “Other noncurrent assets”) 2,412,972 – – 2,412,972 Financial assets at FVTPL Derivative assets 826,315 – – 826,315 Financial assets at FVOCI Equity instruments 21,076,655 3,381 – 21,080,036 P=58,962,495 P=10,635,840 P=8,089,198 P=77,687,533 ** Excluding cash on hand amounting to P=200 million ** Excluding nonfinancial assets amounting to P=34,787 million

2018 Neither Past Due nor Impaired Past Due High Standard but not Quality Quality Impaired Total (In Thousands) Financial assets at amortized cost Cash and cash equivalents* P=38,637,321 P=í P=í P=38,637,321 Receivables** 134,801 9,271,008 5,553,669 14,959,478 Cash in escrow (included under “Prepaid expenses and other current assets”) 157,719 í í 157,719 Time deposits (included under “Other noncurrent assets”) 2,392,622 – – 2,392,622 Financial assets at FVTPL Derivative assets 852,933 – – 852,933 Financial assets at FVOCI Equity instruments 23,508,022 24,231 – 23,532,253 P=65,683,418 P=9,295,239 P=5,553,669 P=80,532,326 ** Excluding cash on hand amounting to P=129 million ** Excluding nonfinancial assets amounting to P=20,270 million

Equity Price Risk Equity price risk arises from the changes in the levels of equity indices and the value of individual stocks traded in the stock exchange. As a policy, management monitors its equity price risk pertaining to its investments in quoted equity securities which are classified as equity instruments designated at FVOCI in the consolidated balance sheets based on market expectations. Material equity investments within the portfolio are managed on an individual basis and all buy and sell decisions are approved by management.

*SGVFS038914* - 71 -

The effect on equity after income tax (as a result of change in fair value of equity instruments at FVOCI as at December 31, 2019 and 2018) due to a possible change in equity indices, based on historical trend of PSE index, with all other variables held constant is as follows:

2019 Change in Equity Price Effect on Equity (In Millions) Equity instruments at FV OCI +2.86% P=133 -2.86% (133)

2018 Change in Equity Price Effect on Equity (In Millions) Equity instruments at FVOCI +1.78% P=103 -1.78% (103)

Capital Management Capital includes equity attributable to the owners of the Parent.

The primary objective of the Company’s capital management is to ensure that it maintains a strong credit rating and healthy capital ratios in order to support its business and maximize shareholder value.

The Company manages its capital structure and makes adjustments to it, in the light of changes in economic conditions. To maintain or adjust the capital structure, the Company may adjust the dividend payment to shareholders, pay-off existing debts, return capital to shareholders or issue new shares.

The Company monitors capital using the following gearing ratios as at December 31:

Interest-bearing Debt to Total Capital plus Interest-bearing Debt

2019 2018 (In Thousands) Loans payable P=100,000 P=39,400 Current portion of long -term debt 23,521,373 25,089,624 Long -term debt - net of current portion 214,333,050 197,682,262 Total interest -bearing debt (a) 237,954,423 222,811,286 Total equity attributable to equity holders of the parent 300,916,171 275,302,994 Total interest-bearing debt and equity attributable to equity holders of the parent (b) P=538,870,594 P=498,114,280

Gearing ratio (a/b) 44% 45%

*SGVFS038914* - 72 -

Net Interest-bearing Debt to Total Capital plus Net Interest-bearing Debt

2019 2018 (In Thousands) Loans payable P=100,000 P=39,400 Current portion of long -term debt 23,521,373 25,089,624 Long -term debt - net of current portion 214,333,050 197,682,262 Less cash and cash equivalents (34,599,959) (38,766,467) Total net interest -bearing debt (a) 203,354,464 184,044,819 Total equity attributable to equity holders of the parent 300,916,171 275,302,994 Total net interest-bearing debt and equity attributable to equity holders of the parent (b) P=504,270,635 P=459,347,813

Gearing ratio (a/b) 40% 40%

28. Financial Instruments

Fair Values The following table sets forth the carrying values and estimated fair values of financial assets and liabilities, by category and by class, other than those whose carrying values are reasonable approximations of fair values, as at December 31:

2019 2018 Carrying Value Fair Value Carrying Value Fair Value (In Thousands) Financial Assets Financial assets at FVTPL: Derivative assets P=826,315 P=826,315 P=852,933 P=852,933 Financial assets at amortized cost: Time deposits (included under “Other noncurrent assets”) 2,412,972 2,412,972 2,392,622 2,3 39,327 Financial assets at FVOCI: Equity instruments 21,080,036 21,080,036 23,532,253 23,532,253 P=24,319,323 P=24,319,323 P=26,777,808 P=26,724,513

Financial Liabilities Financial liabilities at FVTPL: Derivative liabilities P=711,617 P=711,617 P=335,008 P=335,008 Loans and borrowings: Liability for purchased land - net of current portion 4,214,234 3,895,885 6,044,220 6,011,668 Long -term debt - net of current portion 214,333,050 210,364,038 197,682,262 182,162,127 Tenants’ deposits - net of current portion 20,797,637 20,598,862 18,177,479 17,770,876 Other noncurrent liabilities * 19,335,954 19,124,918 7,078,916 6,978,719 P=259,392,492 P=254,695,320 P=229,317,885 P=213,258,398 *Excluding nonfinancial liabilities amounting to P=5,086 million and P=3,433 million as at December 31, 2019 and 2018, respectively.

The following methods and assumptions were used to estimate the fair value of each class of financial instrument for which it is practicable to estimate such value:

Financial Assets at FVTPL . The fair values are based on the quoted market prices of the instruments.

Derivative Instruments . The fair values are based on quotes obtained from counterparties. *SGVFS038914* - 73 -

Equity Instruments at FVOCI . The fair value of investments that are actively traded in organized financial markets is determined by reference to quoted market bid prices at the close of business.

Long-term Debt . Fair value is based on the following:

Debt Type Fair Value Assumptions Fixed Rate Loans Estimated fair value is based on the discounted value of future cash flows using the applicable rates for similar types of loans. Discount rates used range from 2.96% to 6.48% and from 3.82% to 8.45 % as at December 31, 2019 and 2018, respectively.

Variable Rate Loans For variable rate loans that re-price every three months, the carrying value approximates the fair value because of recent and regular repricing based on current market rates. For variable rate loans that re-price every six months, the fair value is determined by discounting the principal amount plus the next interest payment amount using the prevailing market rate for the period up to the next repricing date. Discount rates used was 6.95% to 6.99% and 6.98% to 9.01% as at December 31, 2019 and 2018, resp ectively.

Tenants’ Deposits, Liability for Purchased Land and Other Noncurrent Liabilities . The estimated fair value is based on the discounted value of future cash flows using the applicable rates. The discount rates used range from 4.41% to 7.86% and 7.80% to 7.85% as at December 31, 2019 and 2018, respectively.

The Company assessed that the carrying values of cash and cash equivalents, receivables, cash in escrow, time deposits (included under “Other noncurrent assets”), bank loans and accounts payable and other current liabilities approximate their fair values due to the short-term nature and maturities of these financial instruments.

There were no financial instruments subject to an enforceable master netting arrangement that were not set-off in the consolidated balance sheets.

Fair Value Hierarchy The Company uses the following hierarchy for determining and disclosing the fair value of financial instruments by valuation technique:

Level 1: Quoted prices in active markets for identical assets or liabilities, except for related embedded derivatives which are either classified as Level 2 or 3;

Level 2: Those measured using inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly (as prices) or indirectly (derived from prices); and,

Level 3: Those with inputs for the asset or liability that are not based on observable market data (unobservable inputs).

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The following tables show the fair value hierarchy of Company’s financial instruments as at December 31:

2019 Level 1 Level 2 Level 3 (In Thousands) Financial Assets Financial assets at FVTPL : Derivative assets P=– P=826,315 P=– Financial assets at amortized cost : Time deposits (included under “Other noncurrent assets”) – 2,412,972 – Financial assets at FVOCI : Equity instruments 21,076,655 – 3,381 P=21,076,655 P=3,239,287 P=3,381 Financial Liabilities Financial liabilities at FVTPL: Derivative liabilities P=– P=711,617 P=– Other financial liabilities: Liability for purchased land - net of current portion – – 3,895,885 Long -term debt - net of current portion – – 210,364,038 Tenants’ deposits – – 20,598,862 Other noncurrent liabilities* – – 19,124,918 P=– P=711,617 P=253,983,703 *Excluding nonfinancial liabilities amounting to P=5,086 million as at December 31, 2019.

2018 Level 1 Level 2 Level 3 (In Thousands) Financial Assets Financial assets at FVTPL: Derivative assets P=– P=852,933 P=– Financial assets at amortized cost : Time deposits (included under “Other noncurrent assets”) – 2,3 39,327 – Financial assets at FVOCI : Equity instruments 23,508,022 – 24,231 P=23,508,022 P=3,192,260 P=24,231 Financial Liabilities Financial liabilities at FVTPL: Derivative liabilities P=– P=335,008 P=– Other financial liabilities: Liability for purchased land - net of current portion – – 6,011,668 Long -term debt - net of current portion – – 182,162,127 Tenants’ deposits – – 17,770,876 Other noncurrent liabilities* – – 6,978,719 P=– P=335,008 P=212,923,390 *Excluding nonfinancial liabilities amounting to P=3,433 million as at December 31, 2018.

During the years ended December 31, 2019 and 2018, there were no transfers between Level 1 and Level 2 fair value measurements and no transfers into and out of Level 3 fair value measurements.

*SGVFS038914* - 75 -

Financial Instruments Accounted for as Cash Flow Hedges

Cross Currency Swaps . In 2019, SM Land (China) Limited entered into cross-currency swap transactions to hedge both the foreign currency and interest rate exposures on its U.S. dollar- denominated five-year term loans (the hedged loans) obtained on April 15, 2019 (see Note 18).

Under the floating-to-fixed cross-currency swaps, it effectively converted the hedged US dollar- denominated loans into China renminbi-denominated loans. Details of the floating-to-fixed cross- currency swaps are as follows:

ƒ Swap the face amount of the loans at US$ for their agreed China renminbi equivalents (¥1,919 million for US$286 million) with the counterparty banks and to exchange, at maturity date, the principal amount originally swapped.

ƒ Pay fixed interest at the China renminbi notional amount and receives floating interest on the US$ notional amount, on a quarterly basis, simultaneous with the interest payments on the hedged loans at an interest rates ranging from 3.86% to 3.97%.

In June and July 2018, SMPH entered into cross-currency swap transactions to hedge both the foreign currency and interest rate exposures on its U.S. dollar-denominated five-year term syndicated loans (the hedged loans) obtained on July 30, 2018.

Details of the floating-to-fixed cross-currency swaps are as follows: x Swap the face amount of the loans at US$ for their agreed Philippine peso equivalents (P=3,199 million for US$60 million and P=2,667 million for US$50 million on June 14, 2023) with the counterparty banks and to exchange, at maturity date, the principal amount originally swapped.

ƒ Pay fixed interest at the Philippine peso notional amount and receives floating interest on the US$ notional amount, on a quarterly to semi-annual basis, simultaneous with the interest payments on the hedged loans ranging from 6.37% to 6.39%.

In 2017, SM Land (China) Limited entered into cross-currency swap transactions to hedge both the foreign currency and interest rate exposures on its U.S. dollar-denominated five-year term loans (the hedged loans) obtained on May 8, 2017 and October 16, 2017 (see Note 18).

Details of the floating-to-fixed cross-currency swaps are as follows: x Swap the face amount of the loans at US$ for their agreed China renminbi equivalents (¥672 million for US$100 million) with the counterparty banks and to exchange, at maturity date, the principal amount originally swapped. x Pay fixed interest at the China renminbi notional amount and receives floating interest on the US$ notional amount, on a quarterly basis, simultaneous with the interest payments on the hedged loans at an interest rates ranging from 4.95% to 5.43%.

The outstanding cross-currency swaps have a negative fair value of P=341 million as at December 31, 2019.

*SGVFS038914* - 76 -

Principal only Swaps . In 2016 and 2017, SM Land (China) Limited entered into principal only swap transactions to hedge the foreign currency exposures amounting to $420 million of five-year term syndicated loans and advances obtained on January 11, 2016 to March 22, 2016 and January 11-17, 2017 (see Note 18). Under the principal only swap, it effectively converted the hedged US dollar- denominated loans and advances into China renminbi-denominated loans.

As at December 31, 2019, SM Land (China) Limited’s outstanding principal only swaps have notional amounts totaling US$270 million which were fixed to US$:¥ exchange rates ranging from 6.458 to 6.889 and will mature on January 29, 2021. The outstanding principal swaps has a fair value of P=387 million as at December 31, 2019.

Interest Rate Swaps . In 2017 and 2016, SM Land (China) Limited entered into US$ interest rate swap agreement with notional amount of US$150 million and US$270 million, respectively. Under the agreement, SM Land (China) Limited effectively converts the floating rate U.S. dollar- denominated loan into fixed rate loan (see Note 18). Fair value of the outstanding interest rate swaps amounted to P=69 million.

As the terms of the swaps have been negotiated to match the terms of the hedged loans, the hedges were assessed to be effective. No ineffectiveness was recognized in the consolidated statement of income for the year ended December 31, 2019 and 2018.

Cumulative fair value changes recognized in equity under other comprehensive income from the matured interest rate swaps amounting to P=18 million gain and nil was recognized in the consolidated statements of income for the years ended December 31, 2019 and 2018, respectively.

Below is the maturity profile of derivative financial instruments accounted for as cash flow hedges as at December 31, 2019 and 2018:

2019 Hedge Instruments* Within 1 year 2 to 3 years 4 to 5 years Total (amounts in thousands ) Cross currency swaps USD ௅ USD110,000 USD386,000 USD496,000 Principal only swaps ௅ 270,000 ௅ 270,000 Interest rate swaps ௅ 270,000 ௅ 270,000 USD ௅ USD650,000 USD386,000 USD1,036,000

2018 Hedge Instruments* Within 1 year 2 to 3 years 4 to 5 years Total (amounts in thousands ) Cross currency swaps USD ௅ USD ௅ USD 210,000 USD 210,000 Principal only swaps ௅ 270,000 ௅ 270,000 Interest rate swaps 150,000 270,000 ௅ 420,000 USD 150,000 USD 540,000 USD 210,000 USD 900,000 *Notional amounts of hedge instruments are US dollar-denominated.

Assessment of Hedge Effectiveness There is an economic relationship between the hedged items and the hedging instruments as the terms of the cross-currency swaps, principal only swaps and interest rate swaps match the terms of the hedged items (i.e., notional amount and expected payment date). The Company has established a hedge ratio of 1:1 for the hedging relationships as the underlying risk of the cross-currency swaps, principal only swaps and interest rate swaps are identical to the hedged risk components. To test the hedge effectiveness, the Company uses the hypothetical derivative method and compares the changes *SGVFS038914* - 77 -

in the fair value of the hedging instruments against the changes in fair value of the hedged items attributable to the hedged risks.

The hedge ineffectiveness can arise from differences in the timing of the cash flows of the hedged items and the hedging instruments and the counterparties’ credit risk differently impacting the fair value movements of the hedging instruments.

Hedge Effectiveness Results The change in fair value of the outstanding cross-currency swaps, principal only swaps and interest rate swaps amounting to P=30 million and P=124 million as at December 31, 2019 and 2018, respectively, was taken to equity under other comprehensive income. For the years ended December 31, 2019 and 2018, no ineffectiveness was recognized in the consolidated statement of income. Foreign currency translation arising from the hedged loan amounting to P=477 million loss in 2019, P=2,247 million gain in 2018 and P=1,082 million gain in 2017 was recognized under other comprehensive income. Foreign exchange gain equivalent to the same amounts were recycled from equity to the consolidated statement of income during the same year.

Derivative Financial Instruments Accounted for as Not Designated as Hedges

Forward Swaps. In 2018, SM Land (China) Limited entered into forward swap transactions to cap the foreign currency exposures on its U.S. dollar-denominated three-year term syndicated loans (the hedged loans) obtained on March 14, 2018 to May 25, 2018 (see Note 18). Fair value changes from the matured forward swaps in 2019, amounting to P=22 million gain, and P=416 million gain was recognized in the consolidated statements of income for the years ended December 31, 2019 and 2018, respectively.

Fair Value Changes on Derivatives The net movements in fair value of all derivative instruments are as follows:

2019 2018 (In Thousands) Balance at beginning of year P=517,925 P=2,769,286 Net changes in fair value during the year (109,736) (2,199,029) Fair value of settled derivatives (293,491) (52,332) Balance at end of year P=114,698 P=517,925

29. EPS Computation

Basic/diluted EPS is computed as follows:

2019 2018 2017 (In Thousands, Except Per Share Data) Net income attributable to equity holders of the parent (a) P=38,085,601 P=32,172,886 P=27,573,866

Common shares issued 33,166,300 33,166,300 33,166,300 Less weighted average number treasury stock (see Note 19 ) 4,309,888 4,311,949 4,332,630 Weighted average number of common shares outstanding (b) 28,856,412 28,854,351 28,833,670

Earnings per share (a/b) P=1.320 P=1.115 P=0.956 *SGVFS038914* - 78 -

30. Change in Liabilities Arising from Financing Activities

Movements in loans payable, long-term debt and lease liabilities accounts are as follows (see Notes 16, 17 and 18):

2019 2018 Loans Long-term Lease Loans Long -term Payable Debt Liabilities Payable Debt (In Thousands) Balance at beginning of year P=39,400 P=222,771,886 P=– P=744,400 P=192,853,519 Effect of PFRS 16 adoption – – 11,293,984 –– Availments 580,000 41,813,638 – – 54,115,835 Payments (519,400) (25,466,777) (80,437) (475,000) (26,737,233) Cumulative translation adjustment – (1,823,229) – – (188,713) Unrealized f oreign exchange loss – 548,786 – – 2,677,665 Loan refinancing ––– (230,000) 230,000 Others – 10,119 – – (179,187) Balance at end of year P=100,000 P=237,854,423 P=11,213,547 P=39,400 P=222,771,886

There are no non-cash changes in accrued interest and dividends payable. Others include debt issue cost additions and amortization and interest on lease liabilities.

*SGVFS038914* SyCip Gorres Velayo & Co. Tel: (632) 891 0307 BOA/PRC Reg. No. 0001, 6760 Ayala Avenue Fax: (632) 819 0872 October 4, 2018, valid until August 24, 2021 1226 Makati City ey.com/ph SEC Accreditation No. 0012-FR-5 (Group A), Philippines November 6, 2018, valid until November 5, 2021

INDEPENDENT AUDITOR’S REPORT ON SUPPLEMENTARY SCHEDULES

The Stockholders and the Board of Directors SM Prime Holdings, Inc. 10th Floor Mall of Asia Arena Annex Building Coral Way cor. J.W. Diokno Blvd. Mall of Asia Complex Brgy. 76, Zone 10, CBP-1A, Pasay City, Philippines

We have audited in accordance with Philippine Standards on Auditing, the consolidated financial statements of SM Prime Holdings, Inc. and its Subsidiaries (the Company) as at December 31, 2019 and 2018 and for each of the three years in the period ended December 31, 2019, included in this Form 17-A, and have issued our report thereon dated February 24, 2020 . Our audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The schedules listed in the Index to the Consolidated Financial Statements and Supplementary Schedules are the responsibility of the Company’s management. These schedules are presented for purposes of complying with the Revised Securities Regulation Code Rule 68, and are not part of the basic financial statements. These schedules have been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, fairly state, in all material respects, the financial information required to be set forth therein in relation to the basic financial statements taken as a whole.

SYCIP GORRES VELAYO & CO.

Sherwin V. Yason Partner CPA Certificate No. 104921 SEC Accreditation No. 1514-AR-1 (Group A), August 6, 2018, valid until August 5, 2021 Tax Identification No. 217-740-478 BIR Accreditation No. 08-001998-112-2018, February 14, 2018, valid until February 13, 2021 PTR No. 8125324, January 7, 2020, Makati City

February 24, 2020

*SGVFS038914*

A member firm of Ernst & Young Global Limited SyCip Gorres Velayo & Co. Tel: (632) 891 0307 BOA/PRC Reg. No. 0001, 6760 Ayala Avenue Fax: (632) 819 0872 October 4, 2018, valid until August 24, 2021 1226 Makati City ey.com/ph SEC Accreditation No. 0012-FR-5 (Group A), Philippines November 6, 2018, valid until November 5, 2021

INDEPENDENT AUDITOR’S REPORT ON COMPONENTS OF FINANCIAL SOUNDNESS INDICATORS

The Stockholders and the Board of Directors SM Prime Holdings, Inc. 10th Floor Mall of Asia Arena Annex Building Coral Way cor. J.W. Diokno Blvd. Mall of Asia Complex Brgy. 76, Zone 10, CBP-1A, Pasay City, Philippines

We have audited in accordance with Philippine Standards on Auditing, the consolidated financial statements of SM Prime Holdings, Inc. and its Subsidiaries (the Company) as at December 31, 2019 and 2018 and for each of the three years in the period ended December 31, 2019, and have issued our report thereon dated February 24, 2020 . Our audits were made for the purpose of forming an opinion on the basic financial statements taken as a whole. The Supplementary Schedule on Financial Soundness Indicators, including their definitions, formulas, calculation, and their appropriateness or usefulness to the intended users, are the responsibility of the Company’s management. These financial soundness indicators are not measures of operating performance defined by Philippine Financial Reporting Standards (PFRS) and may not be comparable to similarly titled measures presented by other companies. This schedule is presented for the purpose of complying with the Revised Securities Regulation Code Rule 68 issued by the Securities and Exchange Commission, and is not a required part of the basic financial statements prepared in accordance with PFRS. The components of these financial soundness indicators have been traced to the Company’s consolidated financial statements as at December 31, 2019 and for each of the three years in the period ended December 31, 2019 and no material exceptions were noted.

SYCIP GORRES VELAYO & CO.

Sherwin V. Yason Partner CPA Certificate No. 104921 SEC Accreditation No. 1514-AR-1 (Group A), August 6, 2018, valid until August 5, 2021 Tax Identification No. 217-740-478 BIR Accreditation No. 08-001998-112-2018, February 14, 2018, valid until February 13, 2021 PTR No. 8125324, January 7, 2020, Makati City

February 24, 2020

*SGVFS038914*

A member firm of Ernst & Young Global Limited

Annex 68-D Schedule A

RECONCILIATION OF RETAINED EARNINGS AVAILABLE FOR DIVIDEND DECLARATION As of December 31, 2019

SM Prime Holdings, Inc. 10 th Floor Mall of Asia Arena Annex Building, Coral Way cor. J.W. Diokno Blvd. Mall of Asia Complex, Brgy. 76, Zone 10, CBP-1A, Pasay City, Philippines

Unappropriated retained earnings as at January 1, 2019 P=139,772,695,500 Adjustments for: Non-actual/unrealized income, net of applicable tax: Equity in net earnings of subsidiaries, associates and joint ventures (85,864,787,036) Unrealized foreign exchange gain in 2018 (62,242,229) Treasury stock (2,613,650,429 ) Unappropriated retained earnings as at January 1, 2019, available for dividend declaration 51,232,015,806

Net income closed to retained earnings in 2019 38,279,455,759 Adjustments for: Non -actual/unrealized income, net of applicable tax: Equity in net earnings of subsidiaries, associates and joint ventures (20,707,019,766) Transfer of unrealized gain on equity instruments at fair value through other comprehensive income 2,879,181,218 Realized foreign exchange gain in 2018 62,242,229 Net income actually earned in 2019 20,513,859,440

Less: Cash dividends in 2019 (10,107,731,072)

Retained earnings as at December 31, 2019 available for dividend declaration P=61,638,144,174

Annex 68-J

SM PRIME HOLDINGS, INC. AND SUBSIDIARIES Financial Assets As at December 31, 2019 (Amounts in Thousands except for Number of Shares)

Amount Shown in Number of Shares Income Name of Issuing Entity and Association of the Balance Sheet or Principal Amount Received and Each Issue as at December 31, of Bonds and Notes Accrued 2019 Financial Assets at Amortized Cost* Temporary investments: (BDO) PHP 18,432,797 PHP 18,432,797 China Construction Bank RMB 625,929 4,551,628 Bank of East Asia Ltd RMB 200,000 1,454,360 Bank of China RMB 170,000 1,236,206 China Industrial Bank RMB 156,000 1,134,401 China Citic Bank RMB 130,000 945,334 Industrial and Commercial Bank of China RMB 116,100 844,256 China Merchants Bank RMB 78,697 572,271 China Banking Corporation (CHIB) PHP 443,632 443,632 Others PHP 420,675 420,675 Time deposits on hold: BDO PHP 2,357,490 2,357,490 CHIB PHP 55,482 55,482 Cash in escrow: CHIB PHP 111,757 111,757 BDO PHP 6,228 6,228 PHP 32,566,517 PHP 1,331,623 Financial Assets at FVTPL Derivative assets PHP 826,315 PHP 826,315 Other current assets The Country Club at Tagaytay 29 shares 18,850 Tagaytay Midlands Golf Club, Inc. 7 shares 1,400 PHP 846,565 PHP 0

Financial Assets at FVOCI BDO Unibank, Inc. 90,024,395 shares PHP 14,223,854 Ayala Corporation 7,690,430 shares 6,040,833 Shang Properties, Inc. 189,550,548 shares 606,562 SM Investments Corporation 146,104 shares 152,386 Republic Glass Holding Corporation 14,230,000 shares 41,979 Picop Resources, Inc. 40,000,000 shares 8,200 Philippine Long Distance Telephone 253,270 shares 2,533 Company Export & Industry Bank 7,829,000 shares 2,036 Prime Media Holdings, Inc. 500,000 shares 600 Benguet Corporation 266,757 shares 301 Others 964 shares 752 PHP 21,080,036 PHP 314,146 PHP 54,493,118 PHP 1,645,769 *Excluding cash on hand and in banks. Annex 68-J Schedule C

SM PRIME HOLDINGS, INC. AND SUBSIDIARIES Amounts Receivable from Related Parties which are Eliminated during the Consolidation of Financial Statements As at December 31, 2019 (Amounts in Thousands) Balance at Balance at Beginning of Amounts Amounts End of Name and Designation of Debtor Period Additions Collected Written Off Current Not Current Period SM Land (China) Limited and Subsidiaries P=5,920,248 P=1,991,012 (P=1,785,716) P= – P= – P=6,125,544 P=6,125,544 San Lazaro Holdings Corporation 1,461,695 1,750 (101,748) – – 1,361,697 1,361,697 Costa del Hamilo, Inc. and Subsidiary 857,186 11,181 (17,617) – – 850,750 850,750 SM Development Corporation and Subsidiaries 647,693 414,522 (407,893) – – 654,322 654,322 SM Prime Holdings, Inc. (Parent) 878,591 5,755,655 (6,209,613) – – 424,633 424,633 Premier Central, Inc. 15,605 500,638 (143,856) – – 372,387 372,387 Associated Development Corporation 175,009 – (5,509) – – 169,500 169,500 Prime_Commercial Property Management Corporation 86,873 109,508 (40,323) – – 156,058 156,058 SM Hotels and Conventions Corp. and Subsidiaries 133,498 805,300 (871,325) – – 67,473 67,473 First Asia Realty Development Corporation – 287,258 (221,365) – – 65,893 65,893 Tagaytay Resort and Development Corporation 36,646 – (125) – – 36,521 36,521 Consolidated Prime Dev. Corp. – 99,733 (77,188) – – 22,545 22,545 SM Arena Complex Corporation 21,241 50,205 (51,664) – – 19,782 19,782 Premier Southern Corp. 13,335 149,869 (145,653) – – 17,551 17,551 Southernpoint Properties Corp. 554 91,194 (80,530) – – 11,218 11,218 Supermalls Transport Services, Inc. – 79,271 (72,290) – – 6,981 6,981 CHAS Realty and Development Corporation and Subsidiaries 1,262 28,389 (24,063) – – 5,588 5,588 First Leisure Ventures Group Inc. 133 36,752 (34,347) – – 2,538 2,538 MOA Esplanade Port, Inc. 16 4,394 (2,928) – – 1,482 1,482 Highlands Prime Inc. 69 2,374 (1,800) – – 643 643 Prime Metroestate, Inc. 647 – (115) – – 532 532 P=10,250,301 P=10,419,005 (P=10,295,668) P= – P= – P=10,373,638 P=10,373,638

Annex 68-J Schedule G

SM PRIME HOLDINGS, INC. Capital Stock As at December 31, 2019 (Shares in Thousand)

Number of Shares Number of Shares Issued as Outstanding as Number of Shown Under Shown Under Number of Shares Directors, Shares Related Balance Related Balance Held by Related Officers Title of Issue Authorized Sheet Caption Sheet Caption Parties and Employees Others

Common 40,000,000 33,166,300 28,879,232 16,202,238 3,349,622 9,327,372

SM PRIME HOLDINGS, INC. AND SUBSIDIARIES MAP OF RELATIONSHIPS OF THE COMPANIES WITHIN THE GROUP As of December 31, 2019 Annex I

SM INVESTMENTS CORPORATION

49.70%

SM PRIME HOLDINGS, INC.

MALLS RESIDENTIAL COMMERCIAL HOTELS AND CONVENTION CENTERS

First Leisure Ventures Southernpoint Properties Prime_Commercial Supermalls Transport SM Development Highlands Prime Inc. Costa del Hamilo, Inc. and Tagaytay Resort SM Hotels and Conventions Group Inc. (50%) Corp. (100%) Property Management Services, Inc. (100%) Corporation and (100%) Subsidiary (100%) Development Corporation Corp. and Subsidiaries Corporation and Subsidiaries (SMDC) (100%) (100%) Subsidiaries (100%)

First Asia Realty San Lazaro Holdings Shopping Center Pico de Loro Beach and MOA Esplanade Port, Inc. Hotel Specialist (Tagaytay), Willin Sales, Inc. Development Corporation Corporation (100%) Management Corporation Country Club (90.53%) (100%) Inc. (100%) (51%) (74.19%) (100%)

Summerhills Home Consolidated Prime Dev. Springfield Global SM Lifestyle, Inc. and Willimson, Inc. SM Synergy Properties Metro South Davao Hotel Specialist (Cebu), Inc. Development Corp.* (100%) Premier Clark Complex Inc. Corp. (100%) Enterprises Limited (100%) Subsidiaries (90%) (51%) Holdings Corporation Property Corp. (100%) (100%) (100%) (100%)

CHAS Realty and Affluent Capital Lascona Land Company, SMDC HK Limited (100%) Hotel Specialist (Manila), Mindpro Incorporated Waltermart SM_Residences Corp. Development Corporation Enterprises Limited and Inc. (100%) Inc. (100%) (70%) Ventures, Inc. (51%) (100%) and Subsidiaries (100%) Subsidiaries (100%)

Premier Central, Inc. Summerspring Mega Make Enterprises A. Canicosa Holdings, Inc. Winsome SM Property Management, Union-Madison Realty Hotel Specialist (Pico de (100%) Development Corporation Limited and Subsidiaries (100%) Development Corp. Inc. (100%) Company, Inc. (100%) Loro), Inc. (100%) (100%) (100%) (51%)

Magenta Legacy, Inc. Simply Prestige Limited AD Canicosa Properties, Vancouver Lands Springtown Development WM Development, Guadix Land Corporation Hotel Specialist (Davao), (100%) and Subsidiaries (100%) Inc. (100%) Incorporated (100%) Corporation (100%) Inc. (51%) (100%) Inc. (100%)

Associated Development SM Land (China) Limited Rushmore Holdings, Inc. WM Shopping Twenty Two Forty One 102 E. De Los Santos Realty Seafront Residences SMX Convention Specialist Corporation (100%) and Subsidiaries (100%) (100%) Center Management Properties, Inc. (100%) Co., Inc. (100%) Corporation (100%) Corp. (100%) Inc. (51%)

Feihua Real Estate OCLP Holdings, Prime Metroestate, Inc. Cherry Realty ST 6747 Resources Landfactors Incorporated Summerhills Estate and Subsidiary (PMI) (Chongqing) Development Corporation Inc. (39.96%) (100%) Holdings, Inc. (100%) Company Ltd. Corporation (100%) (100%) (50%) (50%)

Vantagem Ventures, Inc. SM Arena Complex Premier Southern Corp. Greenmist Property SMDC Singapore PTE. LTD. (100%) Corporation (100%) (100%) Management Corporation (100%) (91.67%)

Match Point Metro Rapid Transit International Service, Inc. (51%) Tennis Events Pte. Ltd. (25%)

Associate Subsidiary Joint Venture

* Summerhills Home Development Corp. is 79.6% owned by SMDC and 20.4% owned by SMPH Note: % Refers to Effective Ownership

Annex 68-E SM PRIME HOLDINGS, INC. AND SUBSIDIARIES SCHEDULE OF FINANCIAL SOUNDNESS INDICATORS AS OF DECEMBER 31, 2019

December 31, December 31, Ratio Formula 2019 2018

Current ratio Total current assets Total current liabilities 1.60 1.45

Acid - Test Ratio Total current assets less inventory and prepaid expenses Total current liabilities 0.93 0.85

Solvency Ratio Total assets Total liabilities 1.83 1.86

Debt-to-equity ratio Total interest-bearing liabilities Total equity attributable to equity holders of the parent 44:56 45:55

Asset to equity ratio Total assets Total equity attributable to equity holders of the parent 2.22 2.19

Interest rate coverage ratio Earnings before interest, income taxes depreciation and amortization (EBITDA) Interest expense 7.56 7.59

Return on equity Net income attributable to equity holders of the parent Total average equity attributable to equity holders of the parent 13% 12%

Return on assets Net income attributable to equity holders of the parent Total average investment properties and inventories 9% 9%

Net income margin Net income attributable to equity holders of the parent Total revenue 32 % 31 %

Debt to EBITDA Total interest-bearing liabilities EBITDA 3.56 3.89

Net debt-to-equity ratio Total interest-bearing liabilities less cash and cash equivalents and investment securities Total equity attributable to equity holders of the parent 40:60 40:60

Annex I

SCHEDULE FOR LISTED COMPANIES WITH A RECENT OFFERING OF SECURITIES TO THE PUBLIC

SM PRIME HOLDINGS, INC. AND SUBSIDIARIES Retail Bond – Series H and I As of December 31, 2019

(1) Gross and Net Proceeds as Disclosed in the Final Prospectus

P5.0 B Total Proceeds Over-Subscription (inclusive of Over- P15.0B Issue Size Option Subscription) Gross Proceeds P=15,000,000,000 P=5,000,000,000 P=20,000,000,000 Estimated Expenses 146,326,023 43 ,817,204 190,143,227 Net Proceeds P=14,853,673,977 P=4,956,182,796 P=19,809,856,773

(2) Actual Gross and Net Proceeds

Gross Proceeds P=20,000,000,000 Actual Expenses 236,566,215 Net Proceeds P=19,763,433,785

(3) Each Expenditure Item where the Proceeds were Used

The net proceeds was used to finance capital expenditures of the following:

Projects Amounts in million BCDA Taguig P=3,573 SM City Grand Central 1,859 SM Fairview Tower 5 (BPO) 1,780 SM Strata 1,644 SM Center Dagupan 1,546 Scandi Tower 1,524 SM North Edsa Towers 1 and 2 1,161 GGDC Clark 1,000 NU Tower 939 SM Mall of Asia Expansion 772 SM City Butuan 735 SM City Telabastagan 569 SM Ci ty Legazpi 515 SM City Baguio Expansion 477 SM City Daet 475 SM City Urdaneta Central 396 SM Retail Office Building 363 SM City Olongapo Central 123 SM Fairview Tower 1 (NU) 87 SM Dagupan 75 SM City Bataan 67 SM Mindpro Citimall 64 SM Urdaneta 1 19 TOTAL P=19,763

(4) As of December 31, 2019, P=19,763 million was used in financing capital expenditures. Annex I

SCHEDULE FOR LISTED COMPANIES WITH A RECENT OFFERING OF SECURITIES TO THE PUBLIC

SM PRIME HOLDINGS, INC. AND SUBSIDIARIES Retail Bond – Series J Bonds As of December 31, 2019

(1) Gross and Net Proceeds as Disclosed in the Final Prospectus

Gross Proceeds P=10,000,000,000 Estimated Expenses 116,784,678 Net Proceeds P=9,883,215,322

(2) Actual Gross and Net Proceeds

Gross Proceeds P=10,000,000,000 Actual Expenses 119,642,513 Net Proceeds P=9,880,357,487

(3) Each Expenditure Item where the Proceeds were Used

The net proceeds was used to finance capital expenditures of the following:

Projects Amounts in million SM City Olongapo Central P=2,376 SM Tanza 1,293 SM City Grand Central 1,272 SM City Baguio Expansion 1,112 SM Mindpro Citimall 858 SM Strata 849 SM City Tuguegarao 529 SM City Sorsogon 463 SM City Bataan 360 SM City Daet 339 SM City Butuan 273 SM City Roxas 116 SM City Sta. Rosa Expansion 28 SM City Calamba Expansion 12 TOTAL P=9,880

(4) As of December 31, 2019, P=9,880 million was used in financing capital expenditures for the expansion and construction of mall projects. SM PRIME HOLDINGS, INC. AND SUBSIDIARIES INDEX TO THE INTERIM CONDENSED CONSOLIDATED FINANCIAL STATEMENTS AND SUPPLEMENTARY SCHEDULES September 30, 2020

Interim Condensed Consolidated Financial Statements A. Statement of Management’s Responsibility for Financial Statements Attached B. Report on Review of Interim Condensed Consolidated Financial Statements Attached C. Interim Consolidated Balance Sheet as of September 30,2020 with Comparative Audited Figures as of December 31, 2019 Attached D. Interim Consolidated Statements of Income For the Periods ended September 30, 2020 and 2019 Attached E. Interim Consolidated Statements of Comprehensive Income For the Periods ended September 30, 2020 and 2019 Attached F. Interim Consolidated Statements of Changes in Equity For the Periods ended September 30, 2020 and 2019 Attached G. Interim Consolidated Statements of Cash Flows For the Periods ended September 30, 2020 and 2019 Attached H. Notes to Interim Consolidated Financial Statements Attached

Supplementary Schedules Independent Auditor’s Report on Supplementary Schedules Attached

Annex 68-J A. Financial Assets Attached B. Amounts Receivable from Directors, Officers, Employees, Related Parties and Principal Stockholder (Other Than Related Party) * C. Amounts Receivable from Related parties which are Eliminated During the Consolidation of Financial Statements Attached D. Long-Term Debt * E. Indebtedness to Related Parties * F. Guarantees of Securities of Other Issuers * G. Capital Stock Attached

Additional Components Annex I: Reconciliation of Retained Earnings Available for Dividend Declarations Attached Annex III: Map of Relationship of the Companies within the Group Attached Annex IV: Financial Ratios – Key Performance Indicators Attached Retail Bond – Series K and L Bonds Attached Aging of Accounts Receivable and Contract Assets Attached

*These schedules have been omitted because they are either not required, not applicable or the information required to be presented is included in the Company’s interim condensed consolidated financial statements or the notes to interim condensed consolidated financial statements.

SyCip Gorres Velayo & Co. Tel: (632) 8891 0307 BOA/PRC Reg. No. 0001, 6760 Ayala Avenue Fax: (632) 8819 0872 October 4, 2018, valid until August 24, 2021 1226 Makati City ey.com/ph SEC Accreditation No. 0012-FR-5 (Group A), Philippines November 6, 201 8, valid until November 5, 2021

REPORT ON REVIEW OF INTERIM CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

The Stockholders and the Board of Directors SM Prime Holdings, Inc. 10th Floor Mall of Asia Arena Annex Building Coral Way cor. J.W. Diokno Blvd. Mall of Asia Complex Brgy. 76, Zone 10, CBP-1A, Pasay City 1300

Introduction

We have reviewed the accompanying interim condensed consolidated financial statements of SM Prime Holdings, Inc. and its subsidiaries, which comprise the interim consolidated balance sheet as at September 30, 2020 and the related interim consolidated statements of income, comprehensive income, changes in equity and cash flows for the nine-month periods ended September 30, 2020 and 2019, and other explanatory information. Management is responsible for the preparation and presentation of these interim condensed consolidated financial statements in accordance with Philippine Accounting Standard (PAS) 34, Interim Financial Reporting . Our responsibility is to express a conclusion on these interim condensed consolidated financial statements based on our review.

Scope of Review

We conducted our review in accordance with Philippine Standard on Review Engagements 2410, Review of Interim Financial Information Performed by the Independent Auditor of the Entity . A review of interim financial information consists of making inquiries, primarily of persons responsible for financial and accounting matters, and applying analytical and other review procedures. A review is substantially less in scope than an audit conducted in accordance with Philippine Standards on Auditing. Consequently, it does not enable us to obtain assurance that we would become aware of all significant matters that might be identified in an audit. Accordingly, we do not express an audit opinion.

Conclusion

Based on our review, nothing has come to our attention that causes us to believe that the accompanying interim condensed consolidated financial statements are not prepared, in all material respects, in accordance with PAS 34, Interim Financial Reporting.

SYCIP GORRES VELAYO & CO.

Sherwin V. Yason Partner CPA Certificate No. 104921 SEC Accreditation No. 1514-AR-1 (Group A), August 6, 2018, valid until August 5, 2021 Tax Identification No. 217-740-478 BIR Accreditation No. 08-001998-112-2018, February 14, 2018, valid until February 13, 2021 PTR No. 8125324, January 7, 2020, Makati City

December 11, 2020 =1@0=7!!%&'#

A member firm of Ernst & Young Global Limited SM PRIME HOLDINGS, INC. AND SUBSIDIARIES INTERIM CONSOLIDATED BALANCE SHEET September 30, 2020 (With Comparative Audited Figures as at December 31, 2019) (Amounts in Thousands)

September 30, December 31, 2020 2019 (Unaudited) (Audited)

ASSETS

Current Assets Cash and cash equivalents (Notes 5, 17, 21 and 22) P=22,084,670 P= 34,599,959 Receivables and contract assets (Notes 6, 17, 21 and 22) 74,098,377 53,636,921 Real estate inventories (Note 7) 41,356,677 43,946,109 Equity instruments at fair value through other comprehensive income (Notes 8, 17, 21 and 22) 550,378 659,077 Derivative assets (Notes 21 and 22) 450,288 œ Prepaid expenses and other current assets (Notes 9 and 17) 21,441,338 19,485,542 Total Current Assets 159,981,728 152,327,608

Noncurrent Assets Equity instruments at fair value through other comprehensive income - net of current portion (Notes 8, 17, 21 and 22) 13,195,555 20,420,959 Investment properties - net (Note 10) 431,698,471 410,639,578 Investments in associates and joint ventures (Note 11) 27,688,445 27,214,398 Deferred tax assets - net 914,182 903,845 Derivative assets - net of current portion (Notes 21 and 22) 27,902 826,315 Other noncurrent assets - net (Notes 12, 17, 21 and 22) 59,273,779 54,946,971 Total Noncurrent Assets 532,798,334 514,952,066

P=692,780,062 P= 667,279,674

LIABILITIES AND EQUITY

Current Liabilities Loans payable (Notes 13, 17, 21 and 22) P=5,400,000 P= 100,000 Accounts payable and other current liabilities (Notes 14, 17, 21 and 22) 75,865,590 70,125,750 Current portion of long -term debt (Notes 15, 17, 21 and 22) 44,197,497 23,521,373 Derivative liabilities (Notes 21 and 22) 109,652 œ Income tax payable 853,718 1,509,657 Total Current Liabilities 126,426,457 95,256,780

Noncurrent Liabilities Long -term debt - net of current portion (Notes 15, 17, 21 and 22) 202,367,615 214,333,050 Tenants‘ and customers‘ deposits - net of current portion (Notes 14, 21 and 22) 21,372,186 21,646,217 Liability for purchased land - net of current portion (Notes 14, 21 and 22) 3,698,718 4,214,234 Deferred tax liabilities - net 6,437,182 4,179,154 Derivative liabilities - net of current portion (Notes 21 and 22) 1,286,243 711,617 Other noncurrent liabilities (Notes 14, 21 and 22) 27,440,897 24,422,348 Total Noncurrent Liabilities 262,602,841 269,506,620 Total Liabilities ( Carried Forward ) 389,029,298 364,763,400

(Forward) =1@0=7!!%&'# - 2-

September 30, December 31, 2020 2019 (Unaudited) (Audited) Total Liabilities (Brought Forward) P=389,029,298 P= 364,763,400

Equity Attributable to Equity Holders of the Parent Capital stock (Notes 16 and 23) 33,166,300 33,166,300 Additional paid -in capital - net 38,007,668 38,007,668 Cumulative translation adjustment 1,078,143 1,344,274 Net fair value changes of equity instruments at fair value through other comprehensive income (Note 8) 10,506,888 17,840,990 Net fair value changes on cash flow hedges (Note 22) (1,371,465) (1,328,167) Remeasurement loss on defined benefit obligation (913,390) (913,390) Retained earnings (Note 1 6): Appropriated 42,200,000 42,200,000 Unappropriated 182,615,277 173,583,191 Treasury stock (Notes 1 6 and 2 3) (2,984,695) (2,984,695) Total Equity Attributable to Equity Holders of the Parent 302,304,726 300,916,171

Non-controlling Interests 1,446,038 1,600,103 Total Equity 303,750,764 302,516,274

P=692,780,062 P= 667,279,674

See accompanying Notes to Interim Condensed Consolidated Financial Statements.

=1@0=7!!%&'# SM PRIME HOLDINGS, INC. AND SUBSIDIARIES INTERIM CONSOLIDATED STATEMENTS OF INCOME (Amounts in Thousands, Except Per Share Data)

Nine-Month Periods Ended September 30 2020 2019 (Unaudited)

REVENUE Rent (Note s 3 and 17) P=24,537,260 P= 44,910,701 Sales: Real estate 33,862,826 31,354,327 Cinema and event ticket 610,149 4,140,305 Others (Notes 17 and 18) 1,676,865 4,627,784 60,687,100 85,033,117

COSTS AND EXPENSES (Note 19) 38,121,701 44,032,584

INCOME FROM OPERATIONS 22,565,399 41,000,533

OTHER INCOME (CHARGES) Interest expense (Notes 13, 14, 15, 17 and 20) (5,844,352) (5,687,780) Interest and dividend income (Notes 5, 6, 8, 9, 1 1, 12, 17 and 20) 984,202 1,465,620 Others - net (Notes 11, 14 and 15) 360,310 (802,559) (4,499,840) (5,024,719)

INCOME BEFORE INCOME TAX 18,065,559 35,975,814

PROVISION FOR INCOME TAX Current 1,361,915 6,450,437 Deferred 2,229,087 1,408,819 3,591,002 7,859,256

NET INCOME P=14,474,557 P= 28,116,558

Attributable to Equity holders of the Parent (Notes 16 and 23) P=14,370,522 P= 27,595,045 Non -controlling interests (Note 16) 104,035 521,513 P=14,474,557 P= 28,116,558

Basic/Diluted earnings per share (Note 23) P=0.498 P= 0.956

See accompanying Notes to Interim Condensed Consolidated Financial Statements.

=1@0=7!!%&'# SM PRIME HOLDINGS, INC. AND SUBSIDIARIES INTERIM CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (Amounts in Thousands)

Nine-Month Periods Ended September 30 2020 2019 (Unaudited)

NET INCOME P=14,474,557 P= 28,116,558

OTHER COMPREHENSIVE INCOME (LOSS) Item that will not be reclassified to profit or loss in subsequent periods: Unrealized gain (loss) due to changes in fair value of financial assets at fair value through other comprehensive income (Note 8) (7,334,102) 1,046,339 Items that may be reclassified to profit or loss in subsequent periods: Net fair value changes on cash flow hedges (43,298) (702,396) Cumulative translation adjustment (266,131) (683,446) (7,643,531) (339,503)

TOTAL COMPREHENSIVE INCOME P=6,831,026 P= 27,777,055

Attributable to Equity holders of the Parent (Note 16) P=6,726,991 P= 27,255,542 Non -controlling interests (Note 16) 104,035 521,513

P=6,831,026 P= 27,777,055

See accompanying Notes to Interim Condensed Consolidated Financial Statements.

=1@0=7!!%&'# SM PRIME HOLDINGS, INC. AND SUBSIDIARIES INTERIM CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY FOR THE NINE-MONTH PERIODS ENDED SEPTEMBER 30, 2020 AND 2019 (Amounts in Thousands)

Equity Attributable to Equity Holders of the Parent (Notes 16 and 23) Net fair value changes of Net Fair Value equity Changes on Remeasurement Additional Cumulative instruments at Cash Flow Loss on Defined Treasury Capital Stock Paid-in Translation FVOCI Hedges Benefit Retained Earnings (Note 16) Stock Non-controlling Total (Notes 16 and 23) Capital - Net Adjustment (Note 8) (Note 22) Obligation Appropriated Unappropriated (Notes 16 and 23) Total Interests Equity At December 31, 2019 (Audited) P=33,166,300 P=38,007,668 P=1,344,274 P=17,840,990 (P=1,328,167) (P=913,390) P=42,200,000 P=173,583,191 (P=2,984,695) P=300,916,171 P=1,600,103 P=302,516,274 Net income for the period œ œ œ œ œ œ œ 14,370,522 œ 14,370,522 104,035 14,474,557 Other comprehensive loss œ œ (266,131) (7,334,102) (43,298) œ œ œ œ (7,643,531) œ (7,643,531) Total comprehensive income (loss) for the period œ œ (266,131) (7,334,102) (43,298) œ œ 14,370,522 œ 6,726,991 104,035 6,831,026 Cash dividends œ œ œ œ œ œ œ (5,342,658) œ (5,342,658) œ (5,342,658) Cash dividends received by a subsidiary œ œ œ œ œ œ œ 4,222 œ 4,222 œ 4,222 Cash dividends payable to non -controlling interests œ œ œ œ œ œ œ œ œ œ (258,100) (258,100) At September 30, 2020 (Unaudited) P=33,166,300 P=38,007,668 P=1,078,143 P=10,506,888 (P=1,371,465) (P=913,390) P=42,200,000 P=182,615,277 (P=2,984,695) P=302,304,726 P=1,446,038 P=303,750,764

At December 31, 2018 (Audited) P= 33,166,300 P= 39,953,218 P= 1,955,999 P= 19,084,597 (P= 842,098) (P= 348,480) P= 42,200,000 P= 143,118,153 (P= 2,984,695) P= 275,302,994 P= 3,774,968 P= 279,077,962 Net income for the period œ œ œ œ œ œ œ 27,595,045 œ 27,595,045 521,513 28,116,558 Transfer of unrealized gain on equity instruments at fair value through other comprehensive income œ œ œ (2,879,182) œ œ œ 2,879,182 œ œ œ œ Other comprehensive income (loss) œ œ (683,446) 1,046,339 (702,396) œ œ œ œ (339,503) œ (339,503) Total comprehensive income (loss) for the period œ œ (683,446) (1,832,843) (702,396) œ œ 30,474,227 œ 27,255,542 521,513 27,777,055 Cash dividends œ œ œ œ œ œ œ (10,507,731) œ (10,507,731) œ (10,507,731) Cash dividends received by a subsidiary œ œ œ œ œ œ œ 7,986 œ 7,986 œ 7,986 Cash dividends received by non -controlling interests œ œ œ œ œ œ œ œ œ œ (551,200) (551,200) Acquisition of non -controlling interest - net œ (1,945,550) œ œ œ œ œ œ œ (1,945,550) (2,241, 355 ) (4,18 6,905 ) Increase in non -controlling interest œ œ œ œ œ œ œ œ œ œ 139,151 139,151 At September 30, 2019 (Unaudited) P= 33,166,300 P= 38,007,668 P= 1,272,553 P= 17,251,754 (P= 1,544,494) (P= 348,480) P= 42,200,000 P= 163,092,635 (P= 2,984,695) P= 290,113,241 P= 1,643,077 P= 291,756,318

See accompanying Notes to Interim Condensed Consolidated Financial Statements.

=1@0=7!!%&'# SM PRIME HOLDINGS, INC. AND SUBSIDIARIES INTERIM CONSOLIDATED STATEMENTS OF CASH FLOWS (Amounts in Thousands)

Nine-Month Periods Ended September 30 2020 2019 (Unaudited)

CASH FLOWS FROM OPERATING ACTIVITIES Income before income tax P=18,065,559 P= 35,975,814 Adjustments for: Depreciation and amortization (Notes 10, 12 and 19) 7,656,312 8,013,116 Interest expense (Notes 13, 15 , 17 and 20 ) 5,844,352 5,687,780 Interest and dividend income (Notes 5, 6, 8, 9, 11, 12, 17 and 20 ) (984,202) (1,465,620) Equity in net earnings of associates and joint ventures (Note 11 ) (500,591) (902,355) Loss on unrealized foreign exchange and fair value changes on derivatives - net 183,771 220,439 Operating income before working capital changes 30,265,201 47,529,174 Decrease (increase) in: Receivables and contract assets (21,025,371) (14,540,350) Real estate inventories 3,211,740 (1,068,243) Prepaid expenses and other current assets (1,987,665) (3,440,279) Increase (decrease) in: Accounts payable and other current liabilities 10,464,396 19,100,984 Tenants‘ and customers‘ deposits (238,124) 2,225,391 Cash generated from operations 20,690,177 49,806,677 Income tax paid (2,011,947) (6,460,462) Cash provided by operating activities 18,678,230 43,346,215

CASH FLOWS FROM INVESTING ACTIVITIES Interest received 852,032 1,123,106 Dividends received 161,492 489,684 Proceeds from sale of equity instruments at fair value through other comprehensive income (Note 8) œ 4,107,135 Additions to investment properties - net (Note 10) (32,154,687) (33,906,146) Increase in other noncurrent assets (4,216,519) (3,796,12 4) Increase in investments in associates and joint ventures (Note 11) œ (26,418) Net cash used in investing activities (35,357,682) (32,008,763)

CASH FLOWS FROM FINANCING ACTIVITIES Availments of bank loans and long -term debt (Notes 13 and 15) 56,476,912 15,030,330 Payments of: Long -term debt (Note 15) (24,027,749) (2,476,847) Bank loans (Note 13) (16,700,000) (39,400) Interest (Notes 13, 15, 17 and 20) (6,164,604) (5,783,781) Dividends (Note 16) (5,338,436) (11,050,944) Lease liabilities (Note 14) (74,445) (57,142) Proceeds from maturity of derivatives œ 394,574 Acquisition of non -controlling interest œ (4,186,905) Net cash provided by (used in) financing activities 4,171,678 (8,170,115)

(Forward)

=1@0=7!!%&'# - 2 -

Nine-Month Periods Ended September 30 2020 2019 (Unaudited)

EFFECT OF EXCHANGE RATE CHANGES ON CASH AND CASH EQUIVALENTS (P=7,515) P= 36,461

NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS (12,515,289) 3,203,798

CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD 34,599,959 38,766,467

CASH AND CASH EQUIVALENTS AT END OF PERIOD P=22,084,670 P= 41,970,265

See accompanying Notes to Interim Condensed Consolidated Financial Statements.

=1@0=7!!%&'# SM PRIME HOLDINGS, INC. AND SUBSIDIARIES NOTES TO INTERIM CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

1. Corporate Information

SM Prime Holdings, Inc. (SMPH or the Parent Company) was incorporated in the Philippines and registered with the Securities and Exchange Commission (SEC) on January 6, 1994. SMPH and its subsidiaries (collectively known as —the Company“) are incorporated to acquire by purchase, exchange, assignment, gift or otherwise, and to own, use, improve, subdivide, operate, enjoy, sell, assign, transfer, exchange, lease, let, develop, mortgage, pledge, traffic, deal in and hold for investment or otherwise, including but not limited to real estate and the right to receive, collect and dispose of, any and all rentals, dividends, interest and income derived therefrom; the right to vote on any proprietary or other interest on any shares of stock, and upon any bonds, debentures, or other securities; and the right to develop, conduct, operate and maintain modernized commercial shopping centers and all the businesses appurtenant thereto, such as but not limited to the conduct, operation and maintenance of shopping center spaces for rent, amusement centers, movie or cinema theatres within the compound or premises of the shopping centers, to construct, erect, manage and administer buildings such as condominium, apartments, hotels, restaurants, stores or other structures for mixed use purposes.

SMPH‘s shares of stock are publicly traded in the Philippine Stock Exchange (PSE).

As at September 30, 2020, SMPH is 49.70% and 25.85% directly-owned by SM Investments Corporation (SMIC) and the Sy Family, respectively. SMIC, the ultimate parent company, is a Philippine corporation which listed its common shares with the PSE in 2005. SMIC and all its subsidiaries are herein referred to as the —SM Group“.

The registered office and principal place of business of the Parent Company is at 10 th Floor Mall of Asia Arena Annex Building, Coral Way cor. J.W. Diokno Blvd., Mall of Asia Complex, Brgy. 76, Zone 10, CBP-1A, Pasay City, Philippines.

The accompanying interim condensed consolidated financial statements were approved and authorized for issue by the the Board of Directors (BOD) on December 11, 2020.

2. Basis of Preparation

Basis of Preparation The accompanying interim condensed consolidated financial statements have been prepared on a historical cost basis, except for financial instruments at fair value through profit or loss (FVTPL) and equity instruments at fair value through other comprehensive income (FVOCI) which have been measured at fair value.

The interim condensed consolidated financial statements have been prepared under the going concern assumption. The Company believes that its business would remain relevant despite the challenges posed by the Coronavirus 2019 (COVID-19) pandemic. While the pandemic may adversely impact the short-term business results, long-term prospects remain attractive. The Company maintains a conservative balance sheet and is confident it would be able to navigate through these challenges and take opportunities as they arise (see Note 24).

=1@0=7!!%&'# - 2 -

The interim condensed consolidated financial statements do not include all the information and disclosures required in the annual consolidated financial statements, and should be read in conjunction with the Company‘s annual audited consolidated financial statements as at December 31, 2019. These interim condensed consolidated financial statements have been prepared for inclusion in the prospectus to be prepared by the Company for its planned offering of bonds.

Statement of Compliance The interim condensed consolidated financial statements have been prepared in accordance with Philippine Accounting Standard (PAS) 34, Interim Financial Reporting . The interim condensed consolidated financial statements are presented in Philippine peso, which is the Parent Company‘s functional and presentation currency under Philippine Financial Reporting Standards (PFRS). All values are rounded to the nearest thousand peso, except when otherwise indicated.

Basis of Consolidation The interim condensed consolidated financial statements include the accounts of the Parent Company and all of its subsidiaries. As at September 30, 2020, there were no significant changes in the composition of the Company and in the Parent Company‘s ownership interests in its subsidiaries.

Significant Accounting Judgments, Estimates and Assumptions The preparation of the interim condensed consolidated financial statements requires management to make judgments, estimates and assumptions that affect the reported amounts of revenue, expenses, assets and liabilities, and the disclosure of contingent liabilities, at the reporting date. However, uncertainty about these estimates and assumptions could result in outcomes that could require a material adjustment to the carrying amount of the affected asset or liability in the future. Details of judgments, estimates and assumptions are disclosed in relevant notes of the interim condensed consolidated financial statements.

There were no other significant changes in the significant accounting judgments, estimates and assumptions used by the Company for the nine-month period ended September 30, 2020.

3. Summary of Significant Accounting and Financial Reporting Policies

Changes in Accounting Policies and Disclosures The accounting policies and method of computation adopted in the preparation of the interim condensed consolidated financial statements are consistent with those followed in the preparation of the Company‘s annual consolidated financial statements for the year ended December 31, 2019, except for the following amendments which the Company has adopted starting January 1, 2020. Adoption of these pronouncements did not have any significant impact on the Company‘s financial position or performance unless otherwise indicated.

x Amendments to PFRS 3, Definition of a Business , clarify that to be considered a business, an integrated set of activities and assets must include, at a minimum, an input and a substantive process that together significantly contribute to the ability to create output. Furthermore, it clarifies that a business can exist without including all of the inputs and processes needed to create outputs.

These amendments will apply on future business combinations of the Company.

=1@0=7!!%&'# - 3 -

ƒ Amendments to PFRS 7, Financial Instruments: Disclosures and PFRS 9, Financial Instruments , Interest Rate Benchmark Reform, provide a number of reliefs, which apply to all hedging relationships that are directly affected by the interest rate benchmark reform. A hedging relationship is affected if the reform gives rise to uncertainties about the timing and or amount of benchmark-based cash flows of the hedged item or the hedging instrument.

The Company adopted these amendments to its floating rate loans linked to United States Dollar (USD) London Inter-Bank Offered Rate (LIBOR) and the adoption of these amendments did not have significant impact in the Company‘s interim condensed consolidated financial statements. x Amendments to PAS 1, Presentation of Financial Statements , and PAS 8, Accounting Policies, Changes in Accounting Estimates and Errors, Definition of Material , provide a new definition of material that states —information is material if omitting, misstating or obscuring it could reasonably be expected to influence decisions that the primary users of general purpose financial statements make on the basis of those financial statements, which provide financial information about a specific reporting entity.“

The amendments clarify that materiality will depend on the nature or magnitude of information, either individually or in combination with other information, in the context of the financial statements. A misstatement of information is material if it could reasonably be expected to influence decisions made by the primary users. x Conceptual Framework for Financial Reporting issued on March 29, 2018

The Conceptual Framework is not a standard, and none of the concepts contained therein override the concepts or requirements in any standard. The purpose of the Conceptual Framework is to assist the standard-setters in developing standards, to help preparers develop consistent accounting policies where there is no applicable standard in place and to assist all parties to understand and interpret the standards.

The revised Conceptual Framework includes new concepts, provides updated definitions and recognition criteria for assets and liabilities and clarifies some important concepts. x Amendments to PFRS 16, Leases, COVID-19-Related Rent Concessions , provide relief to the lessees for applying the PFRS 16 requirement on lease modifications to rent concessions arising as a direct consequence of the COVID-19 pandemic. A lessee may elect not to assess whether a rent concession from a lessor is a lease modification if it meets all of the following criteria:

ƒ The rent concession is a direct consequence of COVID-19; ƒ The change in lease payments results in a revised lease consideration that is substantially the same as, or less than, the lease consideration immediately preceeding the change; ƒ Any reduction in lease payments affects only payments originally on or before June 30, 2021; and ƒ There is no substantive change to other terms and conditions of the lease.

A lessee that applies this practical expedient will account for any change in lease payments resulting from the COVID-19 related rent concessions in the same way it would account for a change that is not a lease modification, i. e., as a variable lease payment.

The amendments are effective for annual reporting periods on or after June 1, 2020. Early adoption is permitted.

=1@0=7!!%&'# - 4 -

Company as Lessee. The Company adopted the amendments beginning January 1, 2020. Adoption of these amendments for rent concessions on certain land leases of the Company has no significant impact for the nine-month period ended September 30, 2020.

Company as Lessor. Throughout the government-imposed community quarantine, the Company waived rentals and other charges which significantly reduced rental income, and offered deferral of payments to certain tenants. Such rental waivers and deferrals are not accounted as a lease modification under PFRS 16 since COVID-19 is a force majeure under the general law.

4. Segment Information

For management purposes, the Company is organized into business units based on their products and services, and has four reportable operating segments as follows: mall, residential, commercial and hotels and convention centers.

Mall segment develops, conducts, operates and maintains the business of modern commercial shopping centers and all businesses related thereto such as the conduct, operation and maintenance of shopping center spaces for rent, amusement centers, or cinema theaters within the compound of the shopping centers.

Residential and commercial segments are involved in the development and transformation of major residential, commercial, entertainment and tourism districts through sustained capital investments in buildings and infrastructure.

Hotels and convention centers segment engages in and carry on the business of hotel and convention centers and operates and maintains any and all services and facilities incident thereto.

Management, through the Executive Committee, monitors the operating results of its business units separately for the purpose of making decisions about resource allocation and performance assessment. Segment performance is evaluated based on operating profit or loss and is measured consistently with the operating profit or loss in the interim condensed consolidated financial statements.

The amount of segment assets and liabilities and segment profit or loss are based on measurement principles that are similar to those used in measuring the assets and liabilities and profit or loss in the interim condensed consolidated financial statements, which is in accordance with PFRS.

Inter-segment Transactions Inter-segment transactions are eliminated in the interim condensed consolidated financial statements.

Business Segment Data Nine-month period ended September 30, 2020 (Unaudited) Hotels and Convention Eliminations/ Consolidated Mall Residential Commercial Centers Adjustments Balances (In Thousands) Revenue: External customers P=21,500,59 6 P=34,219,037 P=3,682,905 P=1,284,562 P=í P=60,687,100 Inter-segment 68,504 í 56,136 1,714 (126,354) í P=21,569,100 P=34,219,037 P=3,739,041 P=1,286,276 (P=126,354) P=60,687,100

Segment results: Income (loss) before income tax P=3,950,072 P=12,075,708 P=3,042,406 (P=741,759) (P=260,868) P=18,065,559 Provision for income tax (1,202,474) (2,241,012) (147,516) œ œ (3,591,002) Net income (loss) P=2,747,598 P=9,834,696 P=2,894,890 (P=741,759) (P=260,868) P=14,474,557

=1@0=7!!%&'# - 5 -

Nine-month period ended September 30, 2020 (Unaudited) Hotels and Convention Eliminations/ Consolidated Mall Residential Commercial Centers Adjustments Balances Net income (loss) attributable to: Equity holders of the Parent P=2,636,192 P=9,836,318 P=2,894,890 (P=736,010) (P=260,868) P=14,370,522 Non-controlling interests 105,657 (1,622) œ œ œ 104,035

Other information: Capital expenditures P=18,661,848 P=17,988,796 P=5,103,491 P=792,262 P=œ P=42,546,397 Depreciation and amortization 6,563,850 111,244 496,623 484,595 œ 7,656,312

Nine-month period ended September 30, 2019 (Unaudited) Hotels and Convention Eliminations/ Consolidated Mall Residential Commercial Centers Adjustments Balances (In Thousands) Revenue: External customers P=46,341,852 P=31,924,914 P=3,246,250 P=3,520,101 P= í P=85,033,117 Inter-segment 84,566 œ 53,607 9,859 (148,032) í P=46,426,418 P=31,924,914 P=3,299,857 P=3,529,960 (P=148,032) P=85,033,117

Segment results: Income before income tax P=22,717,753 P=10,898,597 P=2,613,472 P=615,139 (P=869,147) P=35,975,814 Provision for income tax (5,351,351) (1,849,233) (492,467) (166,205) œ (7,859,256) Net income P=17,366,402 P=9,049,364 P=2,121,005 P=448,934 (P=869,147) P=28,116,558

Net income attributable to: Equity holders of the Parent P=16,850,565 P=9,043,688 P=2,121,005 P=448,934 (P=869,147) P=27,595,045 Non-controlling interests 515,837 5,676 œ œ œ 521,513

Other information: Capital expenditures P=22,182,131 P=18,297,389 P=3,585,712 P=1,296,470 P=œ P=45,361,702 Depreciation and amortization 7,051,354 113,811 433,510 414,441 œ 8,013,116

September 30, 2020 (Unaudited) Hotels and Convention Consolidated Mall Residential Commercial Centers Eliminations Balances (In Thousands) Segment assets P=378,194,281 P=247,746,980 P=56,472,559 P=14,245,772 (P=3,879,530) P=692,780,062

Segment liabilities P=240,019,510 P=145,244,412 P=6,460,698 P=1,184,208 (P=3,879,530) P=389,029,298

December 31, 2019 (Audited) Hotels and Convention Consolidated Mall Residential Commercial Centers Eliminations Balances (In Thousands) Segment assets P=388,653,151 P=217,788,016 P=51,340,770 P=13,573,854 (P=4,076,117) P=667,279,674

Segment liabilities P=237,486,362 P=124,277,871 P=5,982,687 P=1,092,597 (P=4,076,117) P=364,763,400

For the nine-month periods ended September 30, 2020 and 2019, there were no revenue transactions with a single external customer which accounted for 10% or more of the consolidated revenue from external customers. The Company disaggregates its revenue information the same manner as it reports its segment information.

Seasonality Except for the significant impact of COVID-19 pandemic to the Company‘s operations starting March 2020, there were no other trends, events or uncertainties that have had or that are reasonably expected to have a material impact on net sales or revenues or income from continuing operations.

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5. Cash and Cash Equivalents

Cash and cash equivalents comprised the following:

September 30, December 31, September 30, 2020 2019 2019 (Unaudited) (Audited) (Unaudited) (In Thousands) Cash on hand and in banks (see Note 17) P=5,083,042 P=4,564,399 P=6,732,185 Temporary investments (see Note 17) 17,001,628 30,035,560 35,238,080 P=22,084,670 P=34,599,959 P=41,970,265

Interest income earned from cash in banks and temporary investments amounted to P=730 million and P=1,094 million for the nine-month periods ended September 30, 2020 and 2019, respectively (see Note 20).

6. Receivables and Contract Assets

This account consists of:

September 30 , December 31, 2020 2019 (Unaudited) (Audited) (In Thousands) Trade (billed and unbilled): Sale of real estate * P=90,742,404 P=66,604,837 Rent: Third parties 4,329,089 6,347,182 Related parties (see Note 17) 1,849,256 3,733,761 Others 1,847 40,754 Nontrade 297,317 241,413 Accrued interest (see Note 17) 91,081 128,743 Others (see Note 17) 3,051,370 2,474,556 100,362,364 79,571,246 Less allowance for ECLs 1,094,194 1,053,549 99,268,170 78,517,697 Less noncurrent portion of receivables from sale of real estate (see Note 12) 25,169,793 24,880,776 P=74,098,377 P=53,636,921 *Includes unbilled revenue from sale of real estate amounting to P=82,251 million and P=59,903 million as at September 30, 2020 and December 31, 2019, respectively.

Interest income earned from receivables amounted to P=47 million and P=68 million for the nine-month periods ended September 30, 2020 and 2019, respectively (see Note 20).

The Company assigned receivables from sale of real estate (billed and unbilled) on a without recourse basis to local banks amounting to P=5,911 million period ended September 30, 2020 (see Note 17).

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The movements in the allowance for ECLs related to receivables are as follows:

September 30 , December 31, 2020 2019 (Nine Months) (One Year) (Unaudited) (Audited) (In Thousands) At beginning of the period P=1,053,549 P=1,034,040 Provision - net 40,645 19,509 At end of the period P=1,094,194 P=1,053,549

Receivables, except for those that are impaired, are assessed by the Company‘s management as not impaired, good and collectible.

7. Real Estate Inventories

The movements in this account are as follows:

Residential Units Land and Condominium and Subdivision Development Units for Sale Lots Total (In Thousands) Balance as at December 31, 2018 P=29,486,964 P=7,939,941 P=148,198 P=37,575,103 Development cost incurred 22,263,906 œ œ 22,263,906 Cost of real estate sold (14,632,001) (6,006,765) (155,594) (20,794,360) Reclassifications from investment properties (see Note 10) 5,002,450 œ œ 5,002,450 Transfers (4,089,397) 3,947,179 142,218 œ Translation adjustment and others (100,990) œ œ (100,990) Balance as at December 31, 2019 (Carried Forward) 37,930,932 5,880,355 134,822 43,946,109 Balance as at December 31, 2019 (Brought Forward) P= 37,930,932 P= 5,880,355 P= 134,822 P= 43,946,109 Development cost incurred 12,093,733 œ œ 12,093,733 Cost of real estate sold (see Note 19) (13,803,382) (1,503,779) (25,985) (15,333,146) Reclassifications and transfers (see Note 10) 74,616 562,120 1,234 637,970 Translation adjustment and others (9,420) 21,431 œ 12,011 Balance as at September 30, 2020 P=36,286,479 P=4,960,127 P=110,071 P=41,356,677

Land and development pertain to the Company‘s on-going residential units and condominium projects.

Condominium and residential units for sale pertain to the completed projects and are stated at cost as at September 30, 2020 and December 31, 2019.

Contract fulfillment assets, included under land and development, mainly pertain to unamortized portion of land cost totaling P=1,458 million and =720P million as at September 30, 2020 and December 31, 2019, respectively.

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8. Equity Instruments at FVOCI This account consists of investments in:

September 30, December 31, 2020 2019 (Unaudited) (Audited) (In Thousands) Shares of stock: Listed (see Note 17) P=13,742,552 P=21,076,655 Unlisted 3,381 3,381 13,745,933 21,080,036 Less noncurrent portion 13,195,555 20,420,959 P=550,378 P=659,077

In August 2019, the Parent Company sold a portion of its listed shares to SMIC based on 30-day volume-weighted average price as of July 26, 2019 resulting in a realized gain amounting to P=2,879 million directly recognized in retained earnings.

Dividend income from investments at FVOCI amounted to P=170 million and P=273 million for the nine-month periods ended September 30, 2020 and 2019, respectively.

Unrealized loss on changes in fair value amounting to P=7,334 million for the nine-month period ended September 30, 2020 and unrealized gain amounting to P=1,046 million for the nine-month period ended September 30, 2019 were included under other comprehensive income.

9. Prepaid Expenses and Other Current Assets

This account consists of:

September 30, December 31, 2020 2019 (Unaudited) (Audited) (In Thousands) Advances and deposits P=9,164,462 P=8,261,828 Input and creditable withholding taxes 8,363,073 6,781,180 Prepaid taxes and other prepayments 3,308,413 3,905,472 Supplies and inventories 405,827 370,330 Cash in escrow and others (see Note 17) 199,563 166,732 P=21,441,338 P=19,485,542

Interest income earned from the cash in escrow amounted to P=2 million and P=4 million for the nine- month periods ended September 30, 2020 and 2019, respectively (see Note 20).

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10. Investment Properties

The movements in this account are as follows:

Building Land Held for Equipment, Future Land and Buildings and Furniture Construction Development Improvements Improvements and Others ROUA - Land in Progress Total (In Thousands) Cost Balance as at December 31, 2018 P= 49,844,246 P= 66,877,711 P= 224,775,90 2 P= 39,780,17 0 P= œ P= 38,740,171 P= 420,018,200 Effect of PFRS 16 adoption œ (145,995) œ œ 19,761,645 œ 19,615,650 Additions 22,801,889 6,760,551 2,156,348 1,863,980 3,000,000 29,076,123 65,658,891 Reclassifications (see Note 7) (1,803,370) (3,173,524) 12,679,149 1,261,397 œ (13,966,102) (5,002,450) Translation adjustment œ (67,417) (1,976,026) (157,843) (556,102) (69,322) (2,826,710) Disposals œ (4,012) (18,639) (159,680) (2,073) (1,153) (185,557) Balance as at December 31, 2019 70,842,765 70,247,314 237,616,734 42,588,024 22,203,470 53,779,717 497,278,024 Additions 5,846,182 85 2,83 0 820 ,269 803 ,00 7 3,168,108 18, 728 ,316 30,218,712 Reclassifications (see Note 7) (637,970) (948,050) 4,822,362 380,529 œ (4,254,841) (637,970) Translation adjustment œ (27,671) (830,249) (66,137) (197,506) (75,398) (1,196,961) Disposals œ (42,268) (77) (3 7,982 ) œ œ (80,327) Balance as at September 30, 2020 P= 76,050,977 P= 70,082,155 P= 242,429,039 P= 43,667,441 P= 25,174,072 P= 68,177,794 P= 525,581,478 Accumulated Depreciation and Amortization Balance as at December 31, 2018 P= œ P= 2,070,849 P= 50,214,470 P= 24,314,019 P= œ P= œ P= 76,599,338 Depreciation and amortization œ 229,686 6,807,228 3,055,683 549,840 œ 10,642,437 Reclassifications œ 7,563 (7,563) œ œ œ œ Translation adjustment œ (35,053) (355,546) (88,474) (4,416) œ (483,489) Disposals œ (2,883) (10,454) (105,893) (610) œ (119,840) Balance as at December 31, 2019 œ 2,270,162 56,648,135 27,175,335 544,814 œ 86,638,446 Depreciation and amortization (see Note 19) œ 168,863 5,223,688 1,722,358 404,563 œ 7,519,472 Translation adjustment œ (16,620) (158,297) (38,187) (3,553) œ (216,657) Disposals œ (25,070) (7) (33,177) œ œ (58,254) Balance as at September 30, 2020 P= œ P= 2,397,335 P= 61,713,519 P= 28,826,329 P= 945,824 P= œ P= 93,883,007 Net Book Value As at December 31, 2019 P= 70,842,765 P= 67,977,152 P= 180,968,599 P= 15,412,689 P= 21,658,656 P= 53,779,717 P= 410,639,578 As at September 30, 2020 P=76,050,977 P=67,684,820 P=180,715,520 P=14,841,112 P=24,228,248 P=68,177,794 P=431,698,471

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Portions of investment properties located in China with total carrying value of P=1,738 million as at December 31, 2019 are mortgaged as collaterals to secure domestic borrowings (see Note 15).

Consolidated rent income from investment properties amounted to P=24,537 million and P=44,911 million for the nine-month periods ended September 30, 2020 and 2019, respectively. Consolidated costs and expenses from investment properties amounted to P=18,122 million and P=24,636 million for the nine-month periods ended September 30, 2020 and 2019, respectively.

Construction in progress includes shopping mall complex under construction and landbanking and commercial building constructions amounting to P=68,178 million and P=53,780 million as at September 30, 2020 and December 31, 2019, respectively.

Construction contracts with various contractors related to the construction of the on-going projects amounted to P=64,848 million and P=55,155 million as at September 30, 2020 and December 31, 2019, respectively, inclusive of overhead, cost of labor and materials and all other costs necessary for the proper execution of the works. The outstanding contracts are valued at P=26,473 million and P=24,676 million as at September 30, 2020 and December 31, 2019, respectively.

Interest capitalized to the construction of investment properties amounted to P=3,381 million and P=3,143 million and capitalization rates used range from 2.35% to 4.56% and from 2.35% to 5.13%, for the periods ended September 30, 2020 and December 31, 2019, respectively.

The most recent fair value of investment properties amounted to P=1,305,810 million as determined by an independent appraiser who holds a recognized and relevant professional qualification. The valuation of investment properties was based on market values mainly using income approach. The fair value represents the amount at which the assets can be exchanged between a knowledgeable, willing seller and a knowledgeable, willing buyer in an arm‘s length transaction at the date of valuation, in accordance with International Valuation Standards as set out by the International Valuation Standards Committee. The significant assumptions used in the valuation are discount rates and capitalization rates of 4.00% to 6.00% with an average growth rate of 1.00% to 5.00%.

Investment properties are categorized under Level 3 fair value measurement.

The Company‘s management believes that there is no significant change in the fair value of the investment properties from that determined on September 30, 2018 and is continuously assessing the COVID-19 situation.

Management also believes that the carrying values of additions to investment properties subsequent to the most recent valuation date would approximate their fair values.

The Company has no restriction on the realizability of its investment properties and no obligation to either purchase, construct or develop or for repairs, maintenance and enhancements.

11. Investments in Associates and Joint Ventures

Investments in Associates This pertains mainly to investments in the following companies:

x OCLP Holdings, Inc. (OHI) x Feihua Real Estate (Chongqing) Company Ltd. (FHREC)

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On May 7, 2015, SMPH acquired 39.96% collective ownership interest in OHI, through acquisition of 100% interest in six (6) holding entities, for a total consideration of P=15,433 million, which approximates the proportionate share of SMPH in the fair values of the identifiable net assets of OHI based on the provisional amounts. OHI owns strategic residential, commercial and landbank areas in key cities in Metro Manila.

As at September 30, 2020, OHI‘s total assets, total liabilities and total equity amounted to P=44,955 million, P=34,995 million and P=9,960 million, respectively, and the carrying value of investment in OHI amounted to P=17,908 million, which consists of its proportionate share in the net assets of OHI amounting to P=4,136 million and fair value adjustments and others totaling P=13,772 million. The share in profit and total comprehensive income amounted to P=269 million and P=271 million for the nine-month periods ended September 30, 2020 and 2019, respectively.

The carrying value of investment in FHREC amounted to P=1,249 million and P=1,276 million as at September 30, 2020 and December 31, 2019, respectively, with cumulative equity in net earnings amounting to P=977 million and P=984 million as at September 30, 2020 and December 31, 2019, respectively. There were no share in profit or loss and other comprehensive income for the nine-month periods ended September 30, 2020 and 2019.

Investment in Joint Ventures This significantly pertains to the 51% ownership interest of the Company in Waltermart. Waltermart is involved in shopping mall operations and currently owns 31 malls across Metro Manila and Luzon.

The aggregate carrying values of investments in Waltermart amounted to P=6,756 million and P=6,675 million as at September 30, 2020 and December 31, 2019, respectively. These consist of the acquisition costs totaling P=5,145 million and cumulative equity in net earnings and dividend totaling P=1,611 million and P=1,530 million as at September 30, 2020 and December 31, 2019, respectively. The aggregate share in profit and total comprehensive income, net of dividend received, amounted to P=81 million and P=369 million for the nine-month periods ended September 30, 2020 and 2019, respectively.

In June 2016, SMDC entered into a shareholder‘s agreement through ST 6747 Resources Corporation (STRC) for the development of —The Estate“, a high-end luxury residential project along Ayala Avenue, Makati City. Under the provisions of the agreement, each party shall have 50% ownership interest and is required to maintain each party‘s equal equity interest in STRC. The carrying value of investment in STRC amounted to P=1,623 million and P=1,500 million as at September 30, 2020 and December 31, 2019, respectively. The aggregate share in profit and total comprehensive income amounted to P=123 million for the nine-month period ended September 30, 2020.

Investments in associates and joint ventures are accounted for using the equity method.

The Company has no outstanding contingent liabilities or capital commitments related to its investments in associates and joint ventures as at September 30, 2020 and December 31, 2019.

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12. Other Noncurrent Assets This account consists of:

September 30, December 31, 2020 2019 (Unaudited) (Audited) (In Thousands) Bonds and deposits P=28,137,169 P=23,659,284 Receivables from sale of real estate - net of current portion (see Note 6 )* 25,169,793 24,880,776 Time deposits (see Note s 17 and 22 ) 1,831,263 2,412,972 Deferred input tax 1,360,216 1,144,582 Property and equipment - net of accumulated depreciation of P=2,055 million and P=1,921 million, respectively (see Note 19) 1,307,234 1,383,320 Others 1,468,104 1,466,037 P=59,273,779 P=54,946,971 *Pertains to noncurrent portion of unbilled revenue from sale of real estate (see Note 6).

Interest income earned from time deposits amounted to P=35 million and P=26 million for the nine-month periods ended September 30, 2020 and 2019, respectively (see Note 20).

13. Loans Payable

This account consists of unsecured Philippine peso-denominated loans obtained from local banks amounting to P=5,400 million and P=100 million as at September 30, 2020 and December 31, 2019, with due dates of less than one year. These loans bear interest rates of 3.90% to 4.60% in 2020 and 4.30% in 2019.

Interest expense incurred from loans payable amounted to P=122 million and P=20 million for the nine-month periods ended September 30, 2020 and 2019, respectively (see Note 20).

14. Accounts Payable and Other Current Liabilities This account consists of:

September 30, December 31, 2020 2019 (Unaudited) (Audited) (In Thousands) Trade: Third parties P=34,794,118 P=33,593,152 Related parties (see Note 17) 202,506 98,765 Tenants‘ and customers‘ deposits * 38,225,757 34,514,623 Accrued operating expenses: Third parties 11,365,921 9,270,065 Related parties (see Note 1 7) 407,443 455,154

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September 30, December 31, 2020 2019 (Unaudited) (Audited) (In Thousands) Lease liabilities P=11,084,085 P=11,213,547 Deferred output VAT 7,328,365 4,797,328 Liability for purchased land 7,025,534 8,983,584 Accrued interest (see Note 17) 1,714,722 1,991,323 Payable to government agencies 1,272,531 1,216,212 Nontrade 400,526 360,582 Liability from assigned receivables and others 4,985,819 4,634,033 118,807,327 111,128,368 Less noncurrent portion 42,941,737 41,002,618 P=75,865,590 P=70,125,750 *Includes unearned revenue from sale of real estate amounting to P=8,413 million and P=6,023 million as at September 30, 2020 and December 31, 2019, respectively.

Lease liabilities included in —Other noncurrent liabilities“ amounted to P=11,019 million and P=11,151 million as at September 30, 2020 and December 31, 2019, respectively. Interest on lease liabilities included under —Others - net“ in the interim consolidated statement of income amounted to P=243 million and P=254 million for the nine-month periods ended September 30, 2020 and 2019, respectively.

The undiscounted payments of lease liabilities are scheduled as follows:

September 30, December 31, 2020 2019 (Unaudited) (Audited) (In Thousands) Within 1 year P=648,725 P=662,887 More than 1 year to 5 years 2,626,613 2,625,786 More than 5 years 22,277,290 22,943,876 P=25,552,628 P=26,232,549

Accrued operating expenses - third parties consist of:

September 30, December 31, 2020 2019 (Unaudited) (Audited) (In Thousands) Utilities P=4,100,096 P=2,888,920 Payable to contractors 4,001,494 3,381,980 Marketing and advertising and others 3,264,331 2,999,165 P=11,365,921 P=9,270,065

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15. Long-term Debt

This account consists of:

Availment Date Maturity Date Interest Rate Condition Outstanding Balance September 30, December 31, 2020 2019 (Unaudited) (Audited) (In Thousands) Parent Company Philippine peso-denominated loans Retail bonds September 1, 2014 - March 25, 2020 March 1, 2020 - March 25, 202 7 4.20% - 6.22% Unsecured P=99,964,260 P= 100,000,000 Other bank loans January 12, 2012 - July 13, 2020 January 12, 2022 - July 13, 2025 Floating BVAL + margin; Fixed 4.75% - 6.74% Unsecured 24,711,600 22,048,400 U.S. dollar -denominated loans* July 30, 2018 June 14, 2023 LIBOR + spread; quarterly Unsecured 5,334,450 5,569,850 Subsidiaries Philippine peso-denominated loans June 3, 2013 - September 18, 2020 June 3, 2020 - August 7, 2029 Floating BVAL + margin; Fixed - 3.61% - Unsecured 75,194,079 74,511,969 6.37% U.S. dollar -denominated loans** March 21, 2016 - September 23, 2020 January 29, 2021 - April 5, 2024 LIBOR + spread; semi -annual/quarterly Unsecured 40,049,780 34,179,449 Unsecured/ China yuan renminbi-denominated loans January 14, 2016 - October 16, 2017 June 1, 2020 - October 16, 2022 CBC rate less 10%; quarterly; Fixed - 5.85% 2,477,222 2,670,803 Secured*** 247,731,391 238,980,471 Less debt issue cost 1,166,279 1,126,048 246,565,112 237,854,423 Less current portion 44,197,497 23,521,373 P=202,367,615 P= 214,333,050 LIBOR œ London Interbank Offered Rate BVAL œ Bloomberg Valuation Service CBC œ Central Bank of China *Hedged against foreign exchange risks using cross-currency swaps (see Notes 3, 21 and 22) **Hedged against foreign exchange and interest rate risks using cross-currency swaps, principal-only swaps and interest rate swaps (see Notes 3, 21 and 22) ***Long-term debt secured by portions of investment properties located in China matured in June 2020 (see Note 10)

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Debt issue cost pertaining to the loan availments amounted to P=347 million. Amortization of debt issue cost (included under —Others - net“ in the interim consolidated statements of income) for the nine-month periods ended September 30, 2020 and 2019 amounted to P=303 million and P=288 million, respectively.

The loan agreements of the Company provide certain restrictions and requirements principally with respect to maintenance of required financial ratios (i.e., current ratio of not less than 1.00:1.00, debt to equity ratio of not more than 0.70:0.30 to 0.80:0.20 and interest coverage ratio of not less than 2.50:1.00) and material change in ownership or control. As at September 30, 2020 and December 31, 2019, the Company is in compliance with the terms of its loan covenants.

Repayment and Debt Issue Cost Schedule The repayments and the related debt issue costs of long-term debt are scheduled as follows:

Debt Issue Gross Loan Cost Net (In Thousands) Within 1 year P=44,197,497 (=P101,972) P=44,095,525 More than 1 year to 5 years 18 4,987,894 (1,0 44 ,475) 18 3,94 3, 419 More than 5 years 18,546,000 (19 ,832) 18,526,168 P=247,731,391 (=P1,166,279) P=246,565,112

Interest expense incurred from long-term debt amounted to P=5,596 million and P=5,643 million for the nine-month periods ended September 30, 2020 and 2019, respectively (see Note 20).

16. Equity

Capital Stock As at September 30, 2020 and December 31, 2019, the Company has an authorized capital stock of 40,000 million with a par value of P=1 a share, of which 33,166 million shares were issued.

As at September 30, 2020 and December 31, 2019, the Parent Company has 28,879 million outstanding shares including 23 million shares held by SMDC.

Retained Earnings In 2020, the BOD approved the declaration of cash dividend of P=0.185 per share or P=5,343 million to stockholders of record as of June 30, 2020, P=4 million of which was received by SMDC. This was paid on July 14, 2020.

In 2019, the BOD approved the declaration of cash dividend of P=0.35 per share or P=10,108 million to stockholders of record as of May 8, 2019, P=8 million of which was received by SMDC. This was paid on May 22, 2019.

As at September 30, 2020 and December 31, 2019, the amount of retained earnings appropriated for the continuous corporate and mall expansions amounted to P=42,200 million. This represents a continuing appropriation for land banking activities and planned construction projects. The appropriation is being fully utilized to cover part of the annual capital expenditure requirement of the Company.

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The retained earnings account is restricted for the payment of dividends to the extent of P=101,371 million and P=91,773 million as at September 30, 2020 and December 31, 2019, respectively, representing the cost of shares held in treasury amounting to P=2,985 million as at September 30, 2020 and December 31, 2019 and accumulated equity in net earnings of SMPH subsidiaries, associates and joint ventures totaling P=98,386 million and P=88,788 million as at September 30, 2020 and December 31, 2019, respectively. The accumulated equity in net earnings of subsidiaries, associates and joint ventures is not available for dividend distribution until such time that the Parent Company receives the dividends from its subsidiaries, associates and joint ventures. Treasury Stock As at September 30, 2020 and December 31, 2019, the Company has 4,310 million shares of treasury stock. This includes reacquired capital stock and shares held by a subsidiary, stated at acquisition cost of P=2,985 million as at September 30, 2020 and December 31, 2019.

17. Related Party Transactions

The significant related party transactions entered into by the Company with SMIC, bank and retail group and other related parties and the amounts included in the accompanying interim condensed consolidated financial statements with respect to these transactions follow:

Outstanding Amount Amount of Transactions [Asset (Liability)] September 30, September 30, September 30, December 31, 2020 2019 2020 2019 (Unaudited) (Unaudited) (Unaudited) (Audited) Terms Conditions (In Thousands) Ultimate Parent Rent income* P=40,999 P= 37,917 P= í P= í Rent receivable í í 4,945 4,846 Noninterest -bearing Unsecured; not impaired Management fee income 1,661 2,050 í í Service income 36,000 36,000 í í Service fee receivable í í 14,080 14, 08 0 Noninterest -bearing Unsecured; not impaired Rent expense 71,363 83,794 í í Accrued rent payable í í í (8) Noninterest -bearing Unsecured Trade payable í í (3,811) (24, 759 ) Noninterest -bearing Unsecured Equity instruments at FVOCI í í 128,572 152,386 Noninterest -bearing Unsecured; not impaired Dividend income 621 1,332 í í

Bank and Retail Group Interest bearing based on Cash and cash equivalents 90,911,635 128,761,151 9,455,520 21,375,689 prevailing rates Unsecured; not impaired Rent income * 7,430,233 12,112,612 í í Rent receivable í í 1,822,293 3,712,435 Noninterest -bearing Unsecured; not impaired Service income 21,435 19,253 í í Management fee income í 256 í í Management fee receivable í í 8,441 16,882 Noninterest -bearing Unsecured; not impaired Interest income 375,944 727,903 í í Accrued interest receivable í í 15,889 51, 668 Noninterest -bearing Unsecured; not impaired Receivable financed 5,910,578 í í í Without recourse Unsecured Time deposits í 158,344 1,831,263 2,412,972 Interest -bearing Unsecured Loans payable and long -term debt 1,500,412 1,000,330 (13,136,047) (12,277,815) Interest -bearing Unsecured Interest expense 514,663 509,268 í í Accrued interest payable í í (49,850) (57,229) Noninterest -bearing Unsecured Rent expense 38 346 í í Trade payable 31,103 í (94,239) (63,136) Noninterest -bearing Unsecured Management fee expense 815 3,321 í í Equity instruments at FVOCI í í 7,764,604 14,223,854 Noninterest -bearing Unsecured; not impaired Interest bearing based on Cash in escrow 25,952 í 144,015 117,985 prevailing rates Unsecured; not impaired Dividend income 81,022 186,098 í í

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Outstanding Amount Amount of Transactions [Asset (Liability)] September 30, September 30, September 30, December 31, 2020 2019 2020 2019 (Unaudited) (Unaudited) (Unaudited) (Audited) Terms Conditions (In Thousands) Other Related Parties Rent income * P=111,283 P= 131,554 P= í P= œ Rent receivable í í 22,018 16,480 Noninterest -bearing Unsecured; not impaired Service income 39,308 99,744 í í Service fee receivable í í 1,795 1,963 Noninterest -bearing Unsecured; not impaired Management fee income 2,398 7,745 í í Management fee receivable í í 6,862 6,862 Noninterest -bearing Unsecured; not impaired Rent expense 4,090 6,438 í í Accrued expenses í 10 (407,443) (455,146) Noninterest -bearing Unsecured Trade payable í í (104,456) (10,870) Noninterest -bearing Unsecured *The amount of rental income is net of rental discounts and/or rental waived (see Note 3). Due from and due to related parties amounted to nil as at September 30, 2020 and December 31, 2019. The amount of due from and due to related party transactions amounted to nil for the nine-month periods ended September 30, 2020 and 2019, respectively. Compensation of Key Management Personnel The aggregate compensation and benefits related to key management personnel for the nine-month periods ended September 30, 2020 and 2019 consist of short-term employee benefits amounting to P=874 million and P=802 million, respectively, and post-employment benefits (pension benefits) amounting to P=127 million and P=115 million, respectively.

18. Other Revenues This account consists of:

September 30, September 30, 2020 2019 (Unaudited) (Unaudited) (In Thousands) Food and beverages P=347,296 P=1,214,286 Net merchandise sales 175,085 709,749 Amusement income 155,617 628,539 Bowling and ice skating fees 54,188 215,985 Service income and others (see Note 17) 944,679 1,859,225 P=1,676,865 P=4,627,784

Others include advertising, parking terminal, sponsorships, commissions and membership revenue.

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19. Costs and Expenses This account consists of:

September 30, September 30, 2020 2019 (Unaudited) (Unaudited) (In Thousands) Cos t of real estate sold (see Note 7) P=15,333,146 P=14,639,969 Depreciation and amortization (see Notes 10 and 12) 7,656,312 8,013,116 Administrative 5,970,586 8,550,021 Business taxes and licenses 3,748,676 3,726,079 Marketing and selling expenses 3,337,854 4,233,797 Insurance 456,427 388,367 Rent (see Note s 3 and 17) 447,424 870,964 Film rentals 326,150 2,254,491 Others 845,126 1,355,780 P=38,121,701 P=44,032,584

Others include bank charges, donations, dues and subscriptions, service fees and transportation and travel.

20. Interest Income and Interest Expense

The details of the sources of interest income and interest expense follow:

September 30, September 30, 2020 2019 (Unaudited) (Unaudited) (In Thousands) Interest income on: Cash and cash equivalents (see Note 5) P=730,240 P=1,094,442 Time deposits (see Note 12) 34,899 26,243 Others (see Notes 6 and 9) 49,232 72,204 P=814,371 P=1,192,889

Interest expense on: Long -term debt (see Note 15) P=5,596,389 P=5,642,575 Loans payable (see Note 13) 122,237 20,121 Receivable financing and others 125,726 25,084 P=5,844,352 P=5,687,780

21. Financial Risk Management Objectives and Policies

The Company‘s principal financial instruments, other than derivatives, comprise of cash and cash equivalents, accrued interest and other receivables, equity instruments at FVOCI and bank loans. The main purpose of these financial instruments is to finance the Company‘s operations. The Company has other financial assets and liabilities such as trade receivables and trade payables, which arise directly from its operations. =1@0=7!!%&'# - 19 -

The Company also enters into derivative transactions, principally, cross currency swaps, principal only swaps, interest rate swaps and forward swaps. The purpose is to manage the interest rate and foreign currency risks arising from the Company‘s operations and its sources of finance (see Note 22).

The main risks arising from the Company‘s financial instruments are interest rate risk, foreign currency risk, liquidity risk, credit risk and equity price risk. The Company‘s BOD and management review and agree on the policies for managing each of these risks.

Interest Rate Risk The Company‘s policy is to manage its interest rate risk related to its financial instruments with floating interest and/or fixed interest rates by using a mix of fixed and floating rate debts. To manage this mix in a cost-efficient manner, it enters into interest rate swaps, in which the Company agrees to exchange, at specified intervals, the difference between fixed and floating rate interest amounts calculated by reference to an agreed-upon notional principal amount. These swaps are designated to economically hedge underlying debt obligations. As at September 30, 2020 and December 31, 2019, after taking into account the effect of interest rate swaps, approximately 82% and 81%, respectively, of its long-term borrowings are at a fixed rate of interest.

Foreign Currency Risk Foreign currency risk is the risk that the fair value or future cash flows of a financial instrument will fluctuate because of changes in foreign exchange rates.

The Company‘s policy is to manage its foreign currency risk mainly from U.S. dollar-denominated debt issuances by entering into foreign currency swap contracts, cross-currency swaps, foreign currency call options, non-deliverable forwards and foreign currency range options aimed at reducing and/or managing the adverse impact of changes in foreign exchange rates on financial performance and cash flow.

The Company‘s foreign currency-denominated monetary assets amounted to US$28 million (P=1,366 million) as at September 30, 2020 and US$33 million (P=1,655 million) as at December 31, 2019.

In translating the foreign currency-denominated monetary assets and liabilities to peso amounts, the exchange rates used were P=48.50 to US$1.00 and P=50.64 to US$1.00, the Philippine peso to U.S. dollar exchange rate as at September 30, 2020 and December 31, 2019, respectively.

Liquidity Risk Liquidity risk arises from the possibility that the Company may encounter difficulties in raising funds to meet commitments from financial instruments or that a market for derivatives may not exist in some circumstance.

The Company seeks to manage its liquidity profile to be able to finance capital expenditures and service maturing debts. To cover its financing requirements, the Company intends to use internally generated funds and proceeds from debt and equity issues.

As part of its liquidity risk management program, the Company regularly evaluates its projected and actual cash flow information and continuously assesses conditions in the financial markets for opportunities to pursue fund-raising initiatives. These initiatives may include bank loans, debt capital and equity market issues.

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Credit Risk Credit risk is the risk that a counterparty will not meet its obligations under a financial instruments or customer contract, leading to a financial loss. The Company is exposed to credit risk from its operating activities (primarily trade receivables) and from its financing activities, including deposits with banks and financial institutions, foreign exchange transactions and other financial instruments.

The changes in the gross carrying amount of receivables and unbilled revenue from sale of real estate during the periods and the impact of COVID-19 pandemic did not materially affect the allowance for ECLs.

Equity Price Risk Equity price risk arises from the changes in the levels of equity indices and the value of individual stocks traded in the stock exchange. As a policy, management monitors its equity price risk pertaining to its investments in quoted equity securities which are classified as equity instruments at FVOCI in the interim consolidated balance sheets based on market expectations. Material equity investments within the portfolio are managed on an individual basis and all buy and sell decisions are approved by management.

The effect on equity after income tax (as a result of change in fair value of equity instruments at FVOCI as at September 30, 2020 and December 31, 2019) due to a possible change in equity indices, based on historical trend of PSE index, with all other variables held constant is as follows:

September 30, 2020 Change in Equity Price Effect on Equity (In Millions) Equity instruments at FVOCI -5.77% (P=211) +5.77% 211

December 31, 2019 Change in Equity Price Effect on Equity (In Millions) Equity instruments at FVOCI +2.86% P=133 -2.86% (133) Capital Management Capital includes equity attributable to the owners of the Parent. The primary objective of the Company‘s capital management is to ensure that it maintains a strong credit rating and healthy capital ratios in order to support its business and maximize shareholder value. The Company manages its capital structure and makes adjustments to it, in the light of changes in economic conditions. To maintain or adjust the capital structure, the Company may adjust the dividend payment to shareholders, pay-off existing debts, return capital to shareholders or issue new shares.

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22. Financial Instruments

The following table sets forth the carrying values and estimated fair values of financial assets and liabilities, by category and by class, other than those whose carrying values are reasonable approximations of fair values, and its related fair value hierarchy:

September 30, 2020 Carrying Value Fair Value Level 1 Level 2 Level 3 (In Thousands) Financial Assets Financial assets at FVTPL: Derivative assets P=478,190 P=478,190 P=œ P=478,190 P=œ Financial assets at amortized cost: Time deposits (included under —Other noncurrent assets - net “) 1,831,263 1,831,263 œ 1,831,263 œ Financial assets at FVOCI: Equity instruments 13,745,933 13,745,933 13,742,552 œ 3,381 P=16,055,386 P=16,055,386 P=13,742,552 P=2,309,453 P=3,381 Financial Liabilities Financial liabilities at FVTPL: Derivative liabilities P=1,395,895 P=1,395,895 P=œ P=1,395,895 P=œ Loans and borrowings: Liability for purchased land - net of current portion 3,698,718 3,356,669 œ œ 3,356,669 Long-term debt - net of current portion 202,367,615 196,204,366 œ œ 196,204,366 Tenants‘ deposits - net of current portion 21,013,804 20,640,120 œ œ 20,640,120 Other noncurrent liabilities* 19,489,109 19,430,422 œ œ 19,430,422 P=247,965,141 P=241,027,472 P=œ P=1,395,895 P=239,631,577 *Excluding nonfinancial liabilities amounting to P=7,952 million as at September 30, 2020.

December 31, 2019 Carrying Value Fair Value Level 1 Level 2 Level 3 (In Thousands) Financial Assets Financial assets at FVTPL: Derivative assets P= 826,315 P= 826,315 P= œ P= 826,315 P= œ Financial assets at amortized cost: Time deposits (included under —Other noncurrent assets - net “) 2,412,972 2,412,972 œ 2,412,972 œ Financial assets at FVOCI: Equity instruments 21,080,036 21,080,036 21,076,655 œ 3,381 P= 24,319,323 P= 24,319,323 P= 21,076,655 P= 3,239,287 P= 3,381 Financial Liabilities Financial liabilities at FVTPL: Derivative liabilities P= 711,617 P= 711,617 P= œ P= 711,617 P= œ Loans and borrowings: Liability for purchased land - net of current portion 4,214,234 3,895,885 œ œ 3,895,885 Long -term debt - net of current portion 214,333,050 210,364,038 œ œ 210,364,038 Tenants‘ deposits - net of current portion 20,797,637 20,598,862 œ œ 20,598,862 Other noncurrent liabilities* 19,335,954 19,124,918 œ œ 19,124,918 P=259,392,492 P=254,695,320 P=œ P=711,617 P=253,983,703 *Excluding nonfinancial liabilities amounting to P=5,086 million as at December 31, 2019.

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Fair Value Hierarchy The Company uses the following hierarchy for determining and disclosing the fair value of financial instruments by valuation technique: Level 1: Quoted prices in active markets for identical assets or liabilities, except for related embedded derivatives which are either classified as Level 2 or 3; Level 2: Those measured using inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly (as prices) or indirectly (derived from prices); and, Level 3: Those with inputs for the asset or liability that are not based on observable market data (unobservable inputs).

During the periods ended September 30, 2020 and December 31, 2019, there were no transfers between Level 1 and Level 2 fair value measurements and no transfers into and out of Level 3 fair value measurements.

The following methods and assumptions were used to estimate the fair value of each class of financial instrument for which it is practicable to estimate such value:

Derivative Instruments. The fair values are based on quotes obtained from counterparties.

Financial assets at FVOCI . The fair value of investments that are actively traded in organized financial markets is determined by reference to quoted market bid prices at the close of business.

Long-term Debt. Fair value is based on the following:

Debt Type Fair Value Assumptions Fixed Rate Loans Estimated fair value is based on the discounted value of future cash flows using the applicable rates for similar types of loans. Discount rates used range from 2.22% to 4.85% and 2.96% to 6.48% as at September 30, 2020 and December 31, 2019, respectively.

Variable Rate Loans For variable rate loans that re-price every three months, the carrying value approximates the fair value because of recent and regular repricing based on current market rates. For variable rate loans that re-price every six months, the fair value is determined by discounting the principal amount plus the next interest payment amount using the prevailing market rate for the period up to the next repricing date. Discount rates used were 3.85% to 4.71% and 6.95% to 6.99% as at September 30, 2020 and December 31, 2019, respectively.

Tenants‘ Deposits, Liability for Purchased Land and Other Noncurrent Liabilities. The estimated fair value is based on the discounted value of future cash flows using the applicable rates. The discount rates used range from 2.85% to 5.47% and 4.41% to 7.86% as at September 30, 2020 and December 31, 2019, respectively.

The Company assessed that the carrying values of cash and cash equivalents, receivables, cash in escrow, bank loans and accounts payable and other current liabilities approximate their fair values due to the short-term nature and maturities of these financial instruments.

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There were no financial instruments subject to an enforceable master netting arrangement that were not offset in the interim consolidated balance sheets.

Derivative Financial Instruments Accounted for as Cash Flow Hedges

Cross Currency Swaps . In 2020, SMDC entered into cross-currency swap transactions to hedge both the foreign currency and interest rate exposures on its U.S. dollar-denominated four-year term loans (the hedged loans) obtained on September 1, 2020 and September 23, 2020 (see Note 15).

Details of the floating-to-fixed cross-currency swaps are as follows:

ƒ Swap the face amount of the loans at US$ for their agreed Philippine peso equivalents (P=3,639 million for US$75 million and P=3,638 million for US$75 million on April 5, 2024) with the counterparty banks and to exchange, at maturity date, the principal amount originally swapped.

ƒ Pay fixed interest at the Philippine peso notional amount and receives USD LIBOR-linked floating interest on the US$ notional amount, on a quarterly to semi-annual basis, simultaneous with the interest payments on the hedged loans at an interest rates ranging from 3.64% to 3.70%.

In 2019, SM Land (China) Limited entered into cross-currency swap transactions to hedge both the foreign currency and interest rate exposures on its U.S. dollar-denominated five-year term loans (the hedged loans) obtained on April 15, 2019 (see Note 15).

Under the floating-to-fixed cross-currency swaps, it effectively converted the hedged US dollar- denominated loans into China renminbi-denominated loans. Details of the floating-to-fixed cross- currency swaps are as follows:

ƒ Swap the face amount of the loans at US$ for their agreed China renminbi equivalents (¥1,919 million for US$286 million) with the counterparty banks and to exchange, at maturity date, the principal amount originally swapped.

ƒ Pay fixed interest at the China renminbi notional amount and receives USD LIBOR-linked floating interest on the US$ notional amount, on a quarterly basis, simultaneous with the interest payments on the hedged loans at an interest rates ranging from 3.86% to 3.97%.

In June and July2018, SMPH entered into cross-currency swap transactions to hedge both the foreign currency and interest rate exposures on its U.S. dollar-denominated five-year term syndicated loans (the hedged loans) obtained on July 30, 2018 (see Note 15).

Details of the floating-to-fixed cross-currency swaps are as follows:

ƒ Swap the face amount of the loans at US$ for their agreed Philippine peso equivalents (P=3,199 million for US$60 million and P=2,667 million for US$50 million on June 14, 2023) with the counterparty banks and to exchange, at maturity date, the principal amount originally swapped.

ƒ Pay fixed interest at the Philippine peso notional amount and receives USD LIBOR-linked floating interest on the US$ notional amount, on a quarterly to semi-annual basis, simultaneous with the interest payments on the hedged loans at an interest rates ranging from 6.37% to 6.39%.

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In 2017, SM Land (China) Limited entered into cross-currency swap transactions to hedge both the foreign currency and interest rate exposures on its U.S. dollar-denominated five-year term loans (the hedged loans) obtained on May 8, 2017 and October 16, 2017 (see Note 15).

Details of the floating-to-fixed cross-currency swaps are as follows:

ƒ Swap the face amount of the loans at US$ for their agreed China renminbi equivalents (¥672 million for US$100 million) with the counterparty banks and to exchange, at maturity date, the principal amount originally swapped.

ƒ Pay fixed interest at the China renminbi notional amount and receives USD LIBOR-linked floating interest on the US$ notional amount, on a quarterly basis, simultaneous with the interest payments on the hedged loans at an interest rates ranging from 4.95% to 5.43%.

The outstanding cross-currency swaps has a negative fair value of P=1,258 million and P=341 million as of September 30, 2020 and December 31, 2019, respectively.

Principal Only Swaps . In 2016 and 2017, SM Land (China) Limited entered into principal only swap transactions to hedge the foreign currency exposures amounting to $270 million of five-year term syndicated loan obtained on March 21, 2016 (see Note 15). Under the principal only swap, it effectively converted the hedged US dollar-denominated loans and advances into China renminbi- denominated loans.

As at September 30, 2020, SM Land (China) Limited‘s outstanding principal only swaps have notional amounts totaling US$270 million which were fixed to US$:¥ exchange rates ranging from 6.458 to 6.889 and will mature on January 29, 2021. Fair value of the outstanding principal swaps amounted to P=396 million and P=387 million as of September 30, 2020 and December 31, 2019, respectively.

Interest Rate Swaps . In 2016, SM Land (China) Limited entered into US$ interest rate swap agreement with notional amount of US$270. Under the agreement, SM Land (China) Limited effectively converts the USD LIBOR-linked floating rate U.S. dollar-denominated loan into fixed rate loan (see Note 15). Fair value of the outstanding interest rate swaps amounted to negative P=56 million and P=69 million as of September 30, 2020 and December 31, 2019, respectively.

As the terms of the swaps have been negotiated to match the terms of the hedged loans, the hedges were assessed to be effective. No ineffectiveness was recognized in the interim consolidated statements of income for the nine-month periods ended September 30, 2020 and2019.

Cumulative fair value changes recognized in equity under other comprehensive income from the matured interest rate swaps amounting to nil and P=18 million gain was recognized in the interim consolidated statements of income for the nine-month period ended September 30, 2020 and 2019, respectively.

Assessment of Hedge Effectiveness There is an economic relationship between the hedged items and the hedging instruments as the terms of the cross-currency swaps, principal only swaps and interest rate swaps match the terms of the hedged items (i.e., notional amount and expected payment date). The Company has established a hedge ratio of 1:1 for the hedging relationships as the underlying risk of the cross-currency swaps, principal only swaps and interest rate swaps are identical to the hedged risk components. To test the hedge effectiveness, the Company uses the hypothetical derivative method and compares the changes in the fair value of the hedging instruments against the changes in fair value of the hedged items attributable to the hedged risks. =1@0=7!!%&'# - 25 -

The hedge ineffectiveness can arise from differences in the timing of the cash flows of the hedged items and the hedging instruments and the counterparties‘ credit risk differently impacting the fair value movements of the hedging instruments.

Hedge Effectiveness Results The fair value of the outstanding cross-currency swaps, principal only swaps and interest rate swaps amounting to P=918 million loss and P=115 million gain as at September 30, 2020 and December 31, 2019, respectively, was taken to equity under other comprehensive income. No ineffectiveness was recognized in the interim consolidated statements of income for the nine-month periods ended September 30, 2020 and 2019. Foreign currency translation arising from the hedged loan recognized in the interim consolidated statements of income amounted to P=989 million gain and P=1,484 million loss for the nine-month periods ended September 30, 2020 and 2019, respectively. Foreign exchange loss equivalent to the same amounts were recycled from equity under other comprehensive income to the interim consolidated statements of income during the same period.

Other Derivative Instruments Not Designated as Hedges Forward Swaps. In 2018, SM Land (China) Limited entered into forward swap transactions to cap the foreign currency exposures on its U.S. dollar-denominated three-year term syndicated loans (the hedged loans) obtained on March 14, 2018 to May 25, 2018.

Fair value changes from the matured forward swaps in 2019 amounting P=22 million gain was recognized in the interim consolidated statement of income for the nine-month period ended September 30, 2019.

23. EPS Computation

Basic/diluted EPS is computed as follows:

September 30, 2020 September 30, 2019 (Unaudited) (Unaudited) (In Thousands, Except Per Share Data)

Net income attributable to equity holders of the parent (a) P=14,370,522 P= 27,595,045

Common shares issued 33,166,300 33,166,300 Less weighted average number of treasury stock 4,309,888 4,309,888 Weighted average number of common shares outstanding (b) 28,856,412 28,856,412

Earnings per share (a/b) P=0.498 P= 0.956

24. Other Matters

The declaration of COVID-19 by the World Health Organization (WHO) as a pandemic and declaration of nationwide state of calamity and implementation of community quarantine measures throughout the country starting March 16 have caused disruptions in the Company's business activities. While there are recent signs of increased market activity with the easing of quarantine measures in key areas in the Philippines, management believes that the impact of COVID-19 situation remains fluid.

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As of reporting date, all shopping malls have reopened at adjusted operating hours and construction works for new and latest malls, commercial and residential projects have resumed while following the safety protocols mandated by the national government. All of the convention centers remained non- operational while most hotels remained open throughout the community quarantine period, strictly catering only to business process outsourcing employees and returning overseas Filipino workers and seafarers.

=1@0=7!!%&'# SyCip Gorres Velayo & Co. Tel: (632) 8891 0307 BOA/PRC Reg. No. 0001, 6760 Ayala Avenue Fax: (632) 8819 0872 October 4, 2018, valid until August 24, 2021 1226 Makati City ey.com/ph SEC Accreditation No. 0012-FR-5 (Group A), Philippines November 6, 201 8, valid until November 5, 2021

INDEPENDENT AUDITOR‘S REPORT ON INTERIM SUPPLEMENTARY SCHEDULES

The Stockholders and the Board of Directors SM Prime Holdings, Inc. 10th Floor Mall of Asia Arena Annex Building Coral Way cor. J.W. Diokno Blvd. Mall of Asia Complex Brgy. 76, Zone 10, CBP-1A, Pasay City 1300

We have reviewed in accordance with Philippine Standard on Review Engagements 2410, Review of Interim Financial Information Performed by the Independent Auditor of the Entity , the interim condensed consolidated financial statements of SM Prime Holdings, Inc. and its subsidiaries (the —Company“) as at September 30, 2020 and for the nine-month periods ended September 30, 2020 and 2019 and have issued our report thereon dated December 11, 2020. Our review was made for the purpose of expressing a conclusion on the interim condensed consolidated financial statements taken as whole. The schedules listed in the Index to the Interim Condensed Consolidated Financial Statements and Supplementary Schedules are the responsibility of the Company‘s management. These schedules are presented for purposes of complying with the Revised Securities Regulation Code Rule 68, and are not part of the interim condensed consolidated financial statements. These schedules have been subjected to the procedures applied in the review of the interim condensed consolidated financial statements and, based on our review, nothing has come to our attention that causes us to believe that the information required to be set forth therein has not been prepared, in all material respects, in relation to the interim condensed consolidated financial statements taken as a whole.

SYCIP GORRES VELAYO & CO.

Sherwin V. Yason Partner CPA Certificate No. 104921 SEC Accreditation No. 1514-AR-1 (Group A), August 6, 2018, valid until August 5, 2021 Tax Identification No. 217-740-478 BIR Accreditation No. 08-001998-112-2018, February 14, 2018, valid until February 13, 2021 PTR No. 8125324, January 7, 2020, Makati City

December 11, 2020

=1@0=7!!%&'#

A member firm of Ernst & Young Global Limited SyCip Gorres Velayo & Co. Tel: (632) 8891 0307 BOA/PRC Reg. No. 0001, 6760 Ayala Avenue Fax: (632) 8819 0872 October 4, 2018, valid until August 24, 2021 1226 Makati City ey.com/ph SEC Accreditation No. 0012-FR-5 (Group A), Philippines November 6, 201 8, valid until November 5, 2021

INDEPENDENT AUDITOR‘S REPORT ON INTERIM COMPONENTS OF FINANCIAL SOUNDNESS INDICATORS

The Stockholders and the Board of Directors SM Prime Holdings, Inc. 10th Floor Mall of Asia Arena Annex Building Coral Way cor. J.W. Diokno Blvd. Mall of Asia Complex Brgy. 76, Zone 10, CBP-1A, Pasay City 1300

We have reviewed in accordance with Philippine Standard on Review Engagements 2410, Review of Interim Financial Information Performed by the Independent Auditor of the Entity , the interim condensed consolidated financial statements of SM Prime Holdings, Inc. and its subsidiaries (the —Company“) as at September 30, 2020 and for the nine-month periods ended September 30, 2020 and 2019 and have issued our report thereon dated December 11, 2020. Our review was made for the purpose of expressing a conclusion on the interim condensed consolidated financial statements taken as whole. The Supplementary Schedules of Financial Soundness Indicators, including their definitions, formulas, calculation, and their appropriate or usefulness to the indended users, is the responsibility of the Company‘s management. These financial soundness indicators are not measures of operating performance defined by Philippine Financial Reporting Standards (PFRS) and may not be comparable to similarly titled measures presented by other companies. This schedule is presented for purposes of complying with the Revised Securities Regulation Code Rule 68, and is not part of the basic interim condensed consolidated financial statements in accordance with PFRS. The components of these financial soundness indicators have been traced to the Company‘s interim condensed consolidated financial statements as at September 30, 2020 and for the nine-month perods ended September 30, 2020 and 2019 and no material exceptions were noted.

SYCIP GORRES VELAYO & CO.

Sherwin V. Yason Partner CPA Certificate No. 104921 SEC Accreditation No. 1514-AR-1 (Group A), August 6, 2018, valid until August 5, 2021 Tax Identification No. 217-740-478 BIR Accreditation No. 08-001998-112-2018, February 14, 2018, valid until February 13, 2021 PTR No. 8125324, January 7, 2020, Makati City

December 11, 2020

=1@0=7!!%&'#

A member firm of Ernst & Young Global Limited Schedule A

SM PRIME HOLDINGS, INC. AND SUBSIDIARIES Financial Assets As at September 30, 2020 (Amounts in Thousands except for Number of Shares)

Number of Shares or Amount Shown in the Name of Issuing Entity and Association of Each Income Received Principal Amount of Balance Sheet as at Issue and Accrued Bonds and Notes September 30, 2020 Financial Assets at Amortized Cost* Temporary investments: Banco de Oro (BDO) PHP 6,431,758 PHP 6,431,758 China Banking Corporation (CHIB) PHP 316,099 316,099 China Construction Bank RMB 200,000 1,424,100 Bank of East Asia Ltd RMB 20,000 142,410 China Industrial Bank RMB 53,000 377,386 Industrial and Commercial Bank of China RMB 954,400 6,795,805 China Citic Bank RMB 46,412 330,477 China Merchants Bank RMB 150,000 1,068,075 Others PHP 115,518 115,518 Time deposits on hold: BDO PHP 1,775,009 1,775,009 CHIB PHP 56,254 56,254 Cash in escrow: BDO PHP 6,306 6,306 CHIB PHP 137,709 137,709 PHP 18,976,906 PHP 754,145 Financial Assets at FVPL Derivative assets PHP 478,190 PHP 478,190 The Country Club at Tagaytay Highlands 29 shares 22,706 Tagaytay Midlands Golf Club, Inc. 7 shares 1,400 PHP 502,296 PHP 0

Financial Assets at FVOCI BDO Unibank, Inc. 90,024,395 shares PHP 7,764,604 Ayala Corporation 7,690,430 shares 5,298,706 Shang Properties, Inc. 189,550,548 shares 502,309 SM Investments Corporation 146,104 shares 128,572 Republic Glass Holdings Corporation 14,230,000 shares 37,140 Picop Resources, Inc. 40,000,000 shares 8,200 Philippine Long Distance Telephone Company 253,270 shares 2,533 Export & Industry Bank 7,829,000 shares 2,036 Prime Media Holdings, Inc. 500,000 shares 390 Benguet Corporation 266,757 shares 694 Others 964 shares 749 PHP 13,745,933 PHP 169,832 PHP 33,225,135 PHP 923,977 *Excluding cash on hand and in banks. Schedule C

SM PRIME HOLDINGS, INC. AND SUBSIDIARIES Amounts Receivable from Related Parties which are Eliminated during the Consolidation of Financial Statements As at September 30, 2020 (Amounts in Thousands) Balance at Balance at Beginning of Amounts Amounts End of Name and Designation of Debtor Period Additions Collected Written Off Current Not Current Period SM Land (China) Limited and Subsidiaries P=6,125,544 P= 1,670,924 (P=500,381) P= – P= – P= 7,296,087 P=7,296,087 SM Prime Holdings, Inc. (Parent) 424,633 5,495,252 (2,228,399) – – 3,691,486 3,691,486 San Lazaro Holdings Corporation 1,361,697 1,746,028 (1,021) – – 3,106,704 3,106,704 Costa del Hamilo, Inc. and Subsidiary 850,750 7,820 (13,438) – – 845,132 845,132 SM Development Corporation and Subsidiaries 654,322 151,404 (167,052) – – 638,674 638,674 Prime_Commercial Property Management Corporation and Subsidiaries 156,058 736,182 (401,581) – – 490,659 490,659 Premier Central, Inc. 372,387 545,720 (546,448) – – 371,659 371,659 Associated Development Corporation 169,500 – – – – 169,500 169,500 SM Hotels and Conventions Corp. and Subsidiaries 67,473 390,038 (395,656) – – 61,855 61,855 Tagaytay Resort and Development Corporation 36,521 80 – – – 36,601 36,601 First Asia Realty Development Corporation 65,893 117,409 (170,910) – – 12,392 12,392 Southernpoint Properties Corp. 11,218 45,329 (47,671) – – 8,876 8,876 Premier Southern Corp. 17,551 72,020 (80,951) – – 8,620 8,620 Consolidated Prime Dev. Corp. 22,545 44,133 (61,086) – – 5,592 5,592 SM Arena Complex Corporation 19,782 24,051 (40,501) – – 3,332 3,332 CHAS Realty and Development Corporation and Subsidiaries 5,588 16,860 (21,231) – – 1,217 1,217 MOA Esplanade Port, Inc. 1,482 664 (1,503) – – 643 643 Prime Metroestate, Inc. and Subsidiary 532 5,983 (6,185) – – 330 330 First Leisure Ventures Group Inc. 2,538 12,725 (15,164) – – 99 99 Supermalls Transport Services, Inc. 6,981 21,411 (28,392) – – – – Highlands Prime Inc. 643 – (643) – – – – P=10,373,638 P= 11,104,033 (P=4,728,213) P= – P= – P= 16,749,458 P= 16,749,458

Schedule G

SM PRIME HOLDINGS, INC. Capital Stock As at September 30, 2020 (Shares in Thousand)

Number of Shares Number of Shares Issued as Outstanding as Number of Shown Under Shown Under Number of Shares Directors, Shares Related Balance Related Balance Held by Related Officers Title of Issue Authorized Sheet Caption Sheet Caption Parties and Employees Others

Common 40,000,000 33,166,300 28,879,232 16,202,238 3,349,738 9,327,256

Annex I

SM Prime Holdings, Inc. 10 th Floor Mall of Asia Arena Annex Building, Coral Way cor. J.W. Diokno Blvd. Mall of Asia Complex, Brgy. 76 Zone 10, CBP-1A, Pasay City 1300

Reconciliation of Retained Earnings Available for Dividend Declaration September 30, 2020

Unappropriated retained earnings as at January 1, 2020 P=170,367,434,940 Adjustments for: Non-actual/unrealized income, net of applicable tax: Equity in net earnings of subsidiaries, associates and joint ventures (104,710,606,269) Treasury stock (2,613,650,429) (107,324,256,698) Unappropriated retained earnings as at January 1, 2020, available for dividend declaration 63,043,178,242

Net income closed to retained earnings in 2020 13,733,127,706 Adjustments for: Non -actual/unrealized income, net of applicable tax: Equity in net earnings of subsidiaries, associates and joint ventures (11,043,171,124) Net income actually earned in 2020 2,689,956,582

Less: Cash dividends in 2020 (5,342,657,852)

Retained earnings as at September 30, 2020 available for dividend declaration P=60,390,476,972

SM PRIME HOLDINGS, INC. AND SUBSIDIARIES MAP OF RELATIONSHIPS OF THE COMPANIES WITHIN THE GROUP As of September 30, 2020 Annex III

SM INVESTMENTS CORPORATION

49.70%

SM PRIME HOLDINGS, INC.

MALLS RESIDENTIAL COMMERCIAL HOTELS AND CONVENTION CENTERS

First Leisure Ventures Southernpoint Properties Prime_Commercial Supermalls Transport SM Development Highlands Prime Inc. Costa del Hamilo, Inc. and Tagaytay Resort SM Hotels and Conventions Group Inc. (50%) Corp. (100%) Property Management Services, Inc. (100%) Corporation and (100%) Subsidiary (COSTA) (100%) Development Corporation Corp. and Subsidiaries Corporation and Subsidiaries (SMDC) (100%) (100%) (SMHCC) (100%) Subsidiaries (100%)

First Asia Realty San Lazaro Holdings Shopping Center Pico de Loro Beach and MOA Esplanade Port, Inc. Hotel Specialist (Tagaytay), Willin Sales, Inc. Development Corporation Corporation (100%) Management Corporation Country Club (90.53%) (100%) Inc. (100%) (51%) (74.19%) (100%)

Summerhills Home Consolidated Prime Dev. Springfield Global SM Lifestyle, Inc. and Willimson, Inc. SM Synergy Properties Metro South Davao Hotel Specialist (Cebu), Inc. Development Corp.* (100%) Premier Clark Complex, Corp. (100%) Enterprises Limited (100%) Subsidiaries (90%) (51%) Holdings Corporation Property Corp. (100%) (100%) (100%) Inc. (100%)

CHAS Realty and Affluent Capital Lascona Land Company, SMDC HK Limited (100%) Hotel Specialist (Manila), Mindpro Incorporated Waltermart SM_Residences Corp. Development Corporation Enterprises Limited and Inc. (100%) Inc. (100%) (70%) Ventures, Inc. (51%) (100%) and Subsidiaries (100%) Subsidiaries (100%)

Premier Central, Inc. Summerspring Mega Make Enterprises A. Canicosa Holdings, Inc. Winsome SM Property Management, Union-Madison Realty Hotel Specialist (Pico de (100%) Development Corporation Limited and Subsidiaries (100%) Development Corp. Inc. (100%) Company, Inc. (100%) Loro), Inc. (100%) (100%) (100%) (51%)

Magenta Legacy, Inc. Simply Prestige Limited AD Canicosa Properties, Vancouver Lands Springtown Development WM Development, Guadix Land Corporation Hotel Specialist (Davao), (100%) and Subsidiaries (100%) Inc. (100%) Incorporated (100%) Corporation (100%) Inc. (51%) (100%) Inc. (100%)

Associated Development SM Land (China) Limited Rushmore Holdings, Inc. WM Shopping Twenty Two Forty One 102 E. De Los Santos Realty Seafront Residences SMX Convention Specialist Corporation (100%) and Subsidiaries (100%) (100%) Center Management Properties, Inc. (100%) Co., Inc. (100%) Corporation (100%) Corp. (100%) Inc. (51%)

Feihua Real Estate Prime Metroestate, Inc. Cherry Realty OCLP Holdings, ST 6747 Resources Landfactors Incorporated Summerhills Estate and Subsidiary (PMI) (Chongqing) Development Corporation Inc. (39.96%) (100%) Holdings, Inc. (100%) Company Ltd. Corporation (100%) (100%) (50%) (50%)

Vantagem Ventures, Inc. SM Arena Complex Premier Southern Corp. Greenmist Property SMDC Singapore PTE. LTD. (100%) Corporation (100%) (100%) Management Corporation (100%) (91.67%)

Match Point Metro Rapid Transit International Service, Inc. (51%) Tennis Events Pte. Ltd. (25%)

Associate Subsidiary Joint Venture

* Summerhills Home Development Corp. is 79.6% owned by SMDC and 20.4% owned by SMPH Note: % Refers to Effective Ownership Annex IV

SM PRIME HOLDINGS, INC. AND SUBSIDIARIES FINANCIAL RATIOS - KEY PERFORMANCE INDICATORS AS OF SEPTEMBER 30, 2020 and 2019

September 30, December 31, 2020 2019 i. Current Ratio Total current assets Total current liabilities 1.27 1.60

Acid-Test Ratio Total current assets less inventory and prepaid expenses Total current liabilities 0.77 0.93

ii. Debt-to-equity Ratio Total interest-bearing liabilities Total equity attributable to equity holders of the parent 45:55 44:56

Net debt-to-equity ratio Total interest-bearing liabilities less cash and cash equivalents and investment securities Total equity attributable to equity holders of the parent 43:57 40:60

Solvency Ratio Total assets Total liabilities 1. 78 1. 83

iii. Asset to equity ratio Total assets Total equity attributable to equity holders of the parent 2.29 2.22

(Annualized) September September 30, 2020 30, 2019 iv. Interest Service Coverage Earnings before interest, income taxes, depreciation and amortization (EBITDA) Interest expense 5.15 8. 53

Debt to EBITDA Total interest-bearing liabilities EBITDA 6.27 3.63

v. Return on Equity Net income attributable to equity holders of the parent Total average equity attributable to equity holders of the parent 6% 13%

Return on Investment Properties Net income attributable to equity holders of the parent Total average investment properties (excluding shopping mall complex under construction) 5% 12%

SM PRIME HOLDINGS, INC. AND SUBSIDIARIES Retail Bond – Series K and L Bonds As of September 30, 2020

(1) Gross and Net Proceeds as Disclosed in the Final Prospectus

Gross Proceeds P=15,000,000,000 Estimated Expenses (242,098,391) Net Proceeds P=14,757,901,609

(2) Actual Gross and Net Proceeds

Gross Proceeds P=15,000,000,000 Actual Expenses (180,615,165 ) Net Proceeds P=14,819,384,835

(3) Each Expenditure Item where the Proceeds were Used

The net proceeds was used to finance capital expenditures of the following:

Projects Amounts in million SM City Tuguegarao P=2,455 SM City Grand Central 1,672 SM City Roxas 1,527 SM City Sta. Rosa Expansion 1,481 SM City Tanza 1,187 SM City Sto. Tomas 1,123 SM City Bataan 1,095 SM City Sorsogon 992 SM City Daet 784 SM Sta. Rosa Yulo 608 SM City Urdaneta Central 3L Expansion 479 SM San Jose Nueva Ecija 432 SM Bagumbong, North Caloocan 260 SM City Masinag Carpark Building 204 SM Center San Pedro 155 SM City Butuan 150 Sucat Building B Redevelopment 122 SM City Masinag Exp Bridgelink Redevelopment 55 NU Baliwag 35 SM Zamboanga 3 TOTAL P=14,819

(4) As of September 30, 2020, P=14,819 million was used in financing capital expenditures for the expansion and construction of mall projects.

SM Prime Holdings, Inc. and Subsidiaries Aging of Accounts Receivable and Contract Assets As at September 30, 2020 (Amounts in Thousands)

Trade (billed and unbilled) : Sale of real estate P=90,742,404 Rent: Third parties 4,329,089 Related parties 1,849,256 Others 1,847 Nontrade 297,317 Accrued interest 91,081 Others 3,051,370 100,362,364 Less allowance for ECLs 1,094,194 99,268,170 Less noncurrent portion of receivables from sale of real estate 25,169,793 P=74,098,377

The aging analysis of receivables and unbilled revenue from sale of real estate are as follows:

Neither past due nor impaired P=87,548,715 Past due but not impaired: Less than 30 days 1,902,313 31–90 days 1,925,481 91–120 days 1,701,349 Over 120 days 6,190,312 Impaired 1,094,194 P=100,362,364

Receivables, except for those that are impaired, are assessed by the Company’s management as not impaired, good and collectible.