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Sec 17-A Fy 2011

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Sec 17-A Fy 2011 CENTURY rn Y IioIJF. 1t.I 1 F.5 C; l-io 1; P, 1 KC";. 16 April 20 12 THE PHILIPPINE STOCK EXCHANGE, INC. PSE Center, Exchange Road: Ortigas Center lasig City Attention: MS. JANET A. ENCARNACION Head: Disclosure Grozp Gentlemen: ,4ttached please find the Amended SEC Form 17-A amending the notes to financials inhcating subsequent event of the Dividend declaration of Century Properties Group Inc. Thank yoc. Very truly yor/rs, 0 LYREE USON -CRUZ COVER SHEET [6 0 15 16 16 S.E.C. Registration Number (FORMERLY EAST ASIA POWER RESOURCES CORPORATION) (Company's Full Name) 21st FLOOR, PACIFIC STAR BUZLDING, SEN. GIL PUYAT CORNER MAKATI AVE., MAKATI CITY (Business Address: No. Street City / Town / Province) I Neko lyree Uson -Cruz (632) 7935520 1 Contact Person Company Telephone Number SEC FORM -17 A - Amended Annual Report with Audited 2011 Consolidated F/S 0 6 2 7 Month Day FORM TYPE Month Day Fiscal Year Annual Meeting I Secondary License Type, IfApplicable [777 Dept. Requiring this Doc. Amended Articles Number/Section Total Amount of Borrowings 7I To be accomplished by SEC Personnel concerned File Number LCU Document I.D. Cashier STAMPS Remarks = pls. use black ink for scanning purposes. SECURITIES AND EXCHANGE COMMISSION SEC FORM 17-A ANNUAL REPORT PURSUANT TO SECTION 17 OF THE SECURITIES REGULATION CODE AND SECTION 141 OF THE CORPORATION CODE OF THE PHILIPPINES 1. For the fiscal year ended: December 31, 2011 2. SEC Identification Number: 60566 3. BIR Tax Identification No.: 004-504-281-000 4. Exact name of issuer as specified in its charter: CENTURY PROPERTIES GROUP INC. 5. Province, Country or other jurisdiction of incorporation or organization: Philippines 6. Industry Classification Code: (SEC Use Only) 7. Address of principal office/Postal Code: 21ST Floor, Pacific Star Building, Sen Gil Puyat Avenue corner Makati Avenue, Makati City 8. Issuer's telephone number, including area code: (632) 7935500 9. Former name, former address, and former fiscal year, if changed since last report: Ground Floor, Philippine Fisheries Development Authority, PFDA Building, Navotas Fishport Comple, Navotas City 10. Securities registered pursuant to Sections 8 and 12 of the SRC, or Sec. 4 and 8 of the RSA: f Each Class eNo of Shares of Common Stock Outstanding as Issued of December 31, 2011 mCOMMON (12/31/2011) , 7,566,391,027 shares of stock 11. Are any or all of these securities listed on a Stock Exchange. Yes [ X ] 3,554,720,004 common shares No [ ] If yes, state the name of such stock exchange and the classes of securities listed therein: Philippine Stock Exchange, Inc. Common Shares 12. Check whether the issuer: (a) has filed all reports required to be filed by Section 17 of the SRC and SRC Rule 17 thereunder or Section 11 of the RSA and RSA Rule 11(a)-1 thereunder, and Sections 26 and 141 of The Corporation Code of the Philippines during the preceding twelve (12) months (or for such shorter period that the registrant was required to file such reports); Yes [ X ] No [ ] (b) has been subject to such filing requirements for the past ninety (90) days. Yes [ X ] No [ ] 13. State the aggregate market value of the voting stock held by non-affiliates of the registrant. P442,533,308.8 million as of December 2011; P3,839,019,212 billion as of March 31, 2012 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 [x ] No [ ] 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: Consolidated Financial Statements as of and for year ended December 31, 2011 ( incorporated as reference for Item 7 to 12 of SEC Form 17-A) ___________________________________________________________________________ CENTURY PROPERTIES GROUP INC. Page 2 of 50 SEC Form 17-A TABLE OF CONTENTS PART I. BUSINESS AND GENERAL INFORMATION…………………………………………………. 4 Item 1 Business……………………………………………………………………………………………... 4 Item 1.1 Overview………………………………………………………………………….. 5 Item 1.2 Recent Transactions…………………………………………………………….. 5 Item 1.3 Subsidiaries………………………………………………………………………. 6 Item 1.4 Operations………………………………………………………………………... 6 Item 1.5 Regulations………………………………………………………………………. 10 Item 1.6 Risks………………………………………………………………………………. 12 Item 1.7 Corporate Social Responsibility………………………………………………... 21 Item 2. Properties……………………………………………………………………………………………. 22 Item 2.1 Overview………………………………………………………………………….. 22 Item 2.2 Completed Projects as of December 31, 2011………………………………. 23 Item 2.3 Properties under Management as of December 31, 2011………………….. 24 Item 2.4 Project Updates as of December 31, 2011…………………………………… 25 Item 2.5 Company Owned Properties…………………………………………………… 27 Item 3. Legal Proceedings………………………………………………………………………………….. 27 Item 4. Submission of Matters to a Vote of Security Holders…………………………………………… 27 PART II. OPERATIONAL AND FINANCIAL INFORMATION…………………………………………. 28 Item 5. Company’s Common Equity and Related Stockholders Matters……………………………… 28 Item 5.1 Market Information………………………………………………………………. 28 Item 5.2 Stockholders……………………………………………………………………... 28 Item 5.3 Dividends…………………………………………………………………………. 29 Item 5.4 Recent Sales of Unregistered or Exempt Securities, including Recent Issuance of Securities Constituting an Exempt Transaction………………... 29 Item 6. Management Discussion and Analysis or Plan of Operation…………………………………... 30 Item 7. Financial Statements……………………………………………………………………………….. 40 Item 8. Information on Independent Accountants and Other Related Matters………………………... 40 PART III. CONTROL AND COMPENSATION INFORMATION……………………………………...... 41 Item 9. Directors and Executive Officers of the Company……………………………………………… 41 Item 10. Executive Compensation………………………………………………………………………….. 45 Item 11. Security Ownership of Certain Beneficial Owners and Management………………………... 46 Item 11.1 Security Ownership of Certain Persons and Beneficial Owners…………… 46 Item 11.2 Security Ownership of Management……………………………………….….. 46 Item 11.3 Voting Trust Holders of 5% or More…………………………………………… 47 Item 11.4 Changes in Control……………………………………………………………… 47 Item 12 Certain Relationships and Related Transactions……………………………………………….. 47 PART IV. CORPORATE GOVERNANCE………………………………………………………………... 48 PART V. EXHIBITS AND SCHEDULES………………………………………………………………….. 48 SIGNATURES………………………………………………………………………………………………... 50 INDEX TO FINANCIAL STATEMENTS AND SUPPLEMENTARY SCHEDULES ___________________________________________________________________________ CENTURY PROPERTIES GROUP INC. Page 3 of 50 SEC Form 17-A PART I. BUSINESS AND GENERAL INFORMATION ITEM 1. BUSINESS 1.1 OVERVIEW Century Properties Group, Incorporated, formerly East Asia Power Resources Corporation (“EAPRC”), (“CPGI” or the “Company” or “Century”) was originally incorporated on March 23, 1975 as Northwest Holdings and Resources Corporation. In September 26, 2011, the Board of Directors of CPGI approved the change in the Company’s corporate name to its present name, as well as the change in its primary business purpose from power generation to that of a holding company and real estate business. Between May and November 2011, Century Properties Inc (“CPI” or “Parent Company”) entered into a series of transactions with EAPRC, a corporation organized under the laws of the Philippines and listed on the Philippine Stock Exchange, whereby, among other things, CPI acquired 96.99% of EAPRC’s Common Shares and EAPRC acquired all of the subsidiaries of CPI. Century is one of the leading real estate companies in the Philippines with over 26 years of experience. Currently, the Company has four subsidiaries namely Century City Development Corporation, Century Limitless Corporation, Century Communities Corporation, and Century Properties Management (collectively known as the “Subsidiaries”). Through its Subsidiaries, Century develops, markets and sells residential, office, medical and retail properties in the Philippines, as well as manages residential and commercial properties in the Philippines. As of December 31, 2011, the Company completed 20 condominium and commercial buildings (4,128 units) with a total GFA of 548,262 sq.m. The roster of noteworthy developments include the award-winning Essensa East Forbes (“Essensa”) in Fort Bonifacio, South of Market (“SOMA”) in Fort Bonifacio, SOHO Central in the Greenfield District of Mandaluyong City, Pacific Place in Ortigas and a collection of French-inspired condominiums in Makati City called Le Triomphe, Le Domaine and Le Metropole. Currently, the Company is developing four master-planned communities that is expected to have 23 condominium and commercial buildings with approximately 14,748 condominium and commercial units and 955 single detached homes, with a total expected GFA of 1,185,024 sq.m. The Company’s land bank for future development consists of properties in Quezon City and Batangas that cover a site area of 1,966,865 sq.m. The Company, through Century Properties Management, Inc. (“CPMI”) also engages in a wide range of property management services, from facilities management and auction services, to lease and secondary sales. Through CPMI, the Company endeavors to ensure the properties it manages maintain and improve their asset value, and are safe and secure. CPMI currently manages 51 projects with total GFA
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