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COVER SHEET C S 2 0 0 4 1 1 5 9 3 SEC Registration Number A N C H O R L A N D H O L D I N G S , I N C . (Company‟s Full Name) 1 1 t h F l o o r , L . V . L o c s i n B l d g . , 6 7 5 2 A y a l a A v e . c o r M a k a t i A v e . , M a k a t i C i t y (Business Address: No. Street City/Town/Province) Christine P. Base (632) 844-3906 (Contact Person) (Company Telephone Number) 1 2 3 1 1 7 - A Month Day (2010) Month Day (Calendar Year) (Form Type) (Annual Meeting) Registered and Listed (Secondary License Type, If Applicable) SEC Dept. Requiring this Doc. Amended Articles Number/Section Total Amount of Borrowings Total No. of Stockholders Domestic Foreign To be accomplished by SEC Personnel concerned File Number LCU Document ID Cashier S T A M P S Remarks: Please use BLACK ink for scanning purposes. 13. Aggregate market value of the voting stock held by non-affiliates of the registrant as of 31 December 2013: Assumptions: (a) Total number of shares held by non-affiliates as of December 31, 2013 149,035,956 (b) Closing price of the Registrant‟s share on the exchange as of December 31, 2013 Php _14.10 (c) Aggregate market price of (a) as of December 30, 2013 Php 2,101,406,979.60 APPLICABLE ONLY TO ISSUERS INVOLVED IN INSOLVENCY/SUSPENSION OF PAYMENTS PROCEEDINGS DURING THE PRECEDING FIVE YEARS: 14. Check whether the issuer has filed all documents and reports required to be filed by Section 17 of the Code subsequent to the distribution of securities under a plan confirmed by a court or the Commission. Yes [ ] No [x] Not Applicable DOCUMENTS INCORPORATED BY REFERENCE 15. If any of the following documents are incorporated by reference, briefly describe them and identify the part of SEC Form 17-A into which the document is incorporated: None Page 3 of 49 ALHI MANAGEMENT REPORT 2013 The year 2013 was another year of achievements for Anchor Land Holdings, Inc. drawing strength from the earlier successes that have placed Anchor Land among the Philippines’ foremost real estate developers, we sustained the gains we have made in previous years and translated these into growth anchors that enabled us to continue building not just outstanding structures, but landmarks of tomorrow. Serving as an affirmation of our 2012 accomplishments, our net income breached the billion-peso mark for the second year in a row. This is a testament to Anchor Land’s commitment to sustainable growth and a direct result of our deep understanding of our market. In 2013, Anchor Land realized a net income of P1.11 billion, an 8% increase over our 2012 net income. Significantly, revenues crossed the P5 billion mark for the first time. These unprecedented figures convey our solid performance, and ensure that 2013 will be remembered as the year that we positioned our company to take on the challenges of the future. Two developments that contributed substantially to our revenues in 2013 are our landmark projects: Anchor Skysuites in Binondo, where we have established a strong foothold, and Admiral Baysuites on Roxas Boulevard, one of Manila’s most premium addresses. It is clear that a strong interest in our projects has grown, not only in our Binondo stronghold, but also in other emergent growth areas. Monarch Parksuites, our second development in the burgeoning Bay City, broke ground in 2013 together with Manila Chinatown projects Oxford Parksuites, Princeview Parksuites, and commercial buildings One Logistics and One Soler. At the heart of our success as a developer is our strong connection with our market. 2013 saw us fortifying this relationship even further with the launch of Anchor 100, our leasing and property management group which provides after sales support activities for all of our customers. This enhances not only the income opportunities of our customers, but more importantly, the value of our properties. This is one of Anchor Land’s ways of ensuring that our customers stay delighted in having us as their lifestyle and investment partner. Page 4 of 49 PART I - BUSINESS AND GENERAL INFORMATION Item 1. Business BUSINESS OVERVIEW Anchor Land Holdings, Inc. (“ALHI” or the “Company”) was registered with the Securities and Exchange Commission (“SEC” or the “Commission”) on July 29, 2004 with an authorized capital stock of P10,000,000.00 divided into P100,000 common shares with a par value of P100.00. The Company is the holding company of the ALHI Group (the “Group”) with principal business interest in real estate organized to acquire by purchase, lease, donation, or otherwise, and to own, use, improve, develop, subdivide, sell, mortgage, exchange, lease, and hold for investment, real estate of all kinds, whether to improve, manage or otherwise dispose of buildings, houses, apartments, and other structures of whatever kind, together with their appurtenances. The Company traces its roots to Anchor Properties Corporation (“APC”). APC was incorporated in July 15, 2003. It commenced commercial operations on April 30, 2004, simultaneously with the start of the construction of its Lee Tower project. The Company was founded by a group of entrepreneurs led by Mr. Stephen Lee Keng and Mr. Steve Li. The Company was primarily organized to engage in real estate development and marketing focusing initially in high-end residential condominiums within the Manila area. It started business operations on November 25, 2005. On December 13, 2006, the board of directors and stockholders of the Company approved and authorized the plan of merger of APC, with the Company as the surviving entity. Simultaneously with the approval of the Company‟s merger with APC, the Company‟s board of directors and stockholders also approved amendments to Company‟s Articles as follows: (a) reduction of the par value from P100.00 to P1.00 resulting in stock split and increase in authorized capital stock from P10,000,000.00 to P1,000,000,000.00. Both companies are substantially under common control and the merger of the two companies was done to consolidate their real estate projects under one group. On July 7, 2011, the board of directors and stockholders of the Company approved the amendment of the Company‟s Articles of Incorporation as follows: a) increase in authorized capital stock of the Company from 1,000,000,000 shares of common stock with par value of ONE PESO (P1.00) per share to 2,300,000,000 shares of common stock with par value of ONE PESO (P1.00) per share; and b) increase in authorized capital stock of the Company by creating preferred shares of P1,300,000,000.00 8%, voting, preferred shares with par value of ONE PESO (P1.00) per share. BUSINESS PLAN After two consecutive years of record growth, wherein we breached the P1-billion mark in net income for two consecutive years in a row and went up to P5-billion mark in revenues for 2013, Anchor Land Holdings Inc. aims to extend its growth phase to 2014 by being on the lookout for emergent opportunities this year while remaining focused on its core strengths: luxury residential developments aimed at niche market segments. With the vision to build the landmarks of tomorrow, Anchor Land will continue to cater to the Filipino- Chinese market, its largest investor base and one that it understands very well. In line with this, our 2014 projects include the completion of developments specifically targeted to this market, such as the ultra luxurious Anchor Skysuites along Ongpin Street in Binondo. Anchor Land also plans to continue building iconic projects and the first on its list for 2014 is another landmark residential project in Binondo – this time, on a historical lot along Masangkay St. on which once stood a house that national hero Jose Rizal frequented and where the original Noli Me Tangere script was kept hidden. This new project, aside from featuring the usual Anchor Land signature lifestyle residential Page 6 of 49 components, promises to provide the perfect investment for families looking to purchase a residence replete with heritage and an ideal ancestral home for many generations. Also scheduled for completion in 2014 is the luxury condominium of the historical Admiral Baysuites project. Situated at the premiere side of Roxas Boulevard, the Admiral Baysuites is the redevelopment of the Admiral Hotel into a 53-storey luxury condominium and a 5-star boutique hotel that will open in 2016. The project‟s key selling points include its historical value, white glove services, premium club amenities, and an unobstructed view of the Manila Bay sunset. Similarly, we shall continue to search for opportunities in other areas just like what we did with our SoleMare Parksuites and Monarch Parksuites, where we are equally successful in establishing a niche in an entirely different market segment. At the same time, Anchor Land shall continue to develop marketing and sales programs that reach out to high net worth individuals and overseas investors who are looking for good investment opportunities in the Philippine real estate market, including the burgeoning entertainment enclave, the Bay City in Paranaque. Anchor Land was the first developer to see the potential of the Bay City. Following the success of Solemare Parksuites, Anchor Land has expanded its presence in the district with the launch of Monarch Parksuites, our second development in the area. Monarch Parksuites is Anchor Land‟s biggest residential project to date. Monarch Parksuites is an 18-storey residential luxury condominium on an 18,000 square meter-piece of properly situated right at the doorstep of the Bay City entertainment enclaves.

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