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The Properties and Business THIS DOCUMENT IS IN DRAFT FORM, INCOMPLETE AND SUBJECT TO CHANGE AND THAT THE INFORMATION MUST BE READ IN CONJUNCTION WITH THE SECTION HEADED “WARNING” ON THE COVER OF THIS DOCUMENT. THE PROPERTIES AND BUSINESS OVERVIEW OF SF REIT SF REIT’s initial portfolio at [REDACTED] shall comprise three Properties located in Hong Kong, Foshan and Wuhu, all of which are modern logistics properties with an aggregate Gross Lettable Area of 307,990.8 sq.m. as at 30 September 2020 and comprise distribution centres equipped with automatic sorting and supply chain support facilities, is strategically located within the key logistics hubs and near major airports, seaports, railways, express highways and transportation hubs in Hong Kong and the PRC. The following map sets out the location of the Properties: Wuhu Property Gross Lettable Area: 62,777.8 sq.m. (approximately 20.4% of the aggregate Gross Lettable Area of the Properties) Appraised value as at HK$261.6 million 31 December 2020: (approximately 4.3% of the Appraised Value) Foshan Property Gross Lettable Area: 84,890.8 sq.m. (approximately 27.6% of the aggregate Gross Lettable Area of the Properties) Hong Kong Property Appraised value as at HK$552.0 million Gross Lettable Area: 160,322.2 sq.m. 31 December 2020: (approximately 9.1%of (approximately 52.1% of the Appraised Value) the aggregate Gross Lettable Area of the Properties) Appraised value as at HK$5,280.0 million 31 December 2020: (approximately 86.6% of the Appraised Value) The REIT Manager believes that the Properties have the following competitive strengths, with further details set out in the section headed “Key Investment Highlights of SF REIT” in this Document: • Prime property portfolio strategically located in Hong Kong and the PRC • Able to capitalise on the growth of the Hong Kong and PRC logistics and e-commerce markets • High-quality and stable tenant base – 126 – THIS DOCUMENT IS IN DRAFT FORM, INCOMPLETE AND SUBJECT TO CHANGE AND THAT THE INFORMATION MUST BE READ IN CONJUNCTION WITH THE SECTION HEADED “WARNING” ON THE COVER OF THIS DOCUMENT. THE PROPERTIES AND BUSINESS The table below provides an overview of the Properties in SF REIT’s portfolio, with further details set out in the subsection headed “The Properties” of this section in this Document: Property Nature Location Accessibility 1. Hong Kong Modern Tsing Yi, Adjacent to Kwai Tsing Container Property logistics Hong Kong Terminal No. 9 (approximately property 100 metres across the street) and Stonecutters Bridge; approximately 19 kilometres away from Hong Kong International Airport 2. Foshan Modern Nanhai District, Proximity to Foshan First Ring Road; Property logistics Foshan City, approximately (i) 15 kilometres away property the PRC from Foshan Shadi Airport; (ii) 17 kilometres away from Foshan West Railway Station; (iii) 23 kilometres away from Guangzhou Railway Station which is the largest high- speed railway station in the Southern China; and (iv) 28 kilometres from Guangzhou Baiyun Airport which is one of the biggest aviation transportation hubs in the PRC 3. Wuhu Property Modern Jiujiang Approximately (i) six kilometres logistics Economic from Wuhu East High Speed Railway property Development Station; (ii) ten kilometres from Area, Wuhu City, Wuhu International Cargo Port; and the PRC (iii) two kilometres from Ningwu Highway which connects the north and south parts of the Yangtze River Delta Economic Region The Properties had an aggregate Gross Lettable Area of approximately 307,990.8 sq.m. with an Appraised Value of HK$6,093.6 million as at 31 December 2020. The average Occupancy Rate of the Properties as at the Latest Practicable Date was approximately 94.9%. For further details of the portfolio’s operating data, please refer to the subsection headed “Portfolio of SF REIT’s Properties” of this section in this Document. As at 30 September 2020, the Properties housed a total of 32 tenants, with the top five tenants in terms of total Gross Rental Income (three of whom are connected persons of SF REIT) contributing to approximately 83.3% of the total Gross Rental Income for the month ended 30 September 2020, and SF Connected Tenants contributing to approximately 81.8% of the total Gross Rental Income for the same period. Approximately 81.9% of the tenants (in – 127 – THIS DOCUMENT IS IN DRAFT FORM, INCOMPLETE AND SUBJECT TO CHANGE AND THAT THE INFORMATION MUST BE READ IN CONJUNCTION WITH THE SECTION HEADED “WARNING” ON THE COVER OF THIS DOCUMENT. THE PROPERTIES AND BUSINESS terms of Gross Lettable Area) are from the logistics sector and the remaining tenants include those from the pharmaceutical, technology and other sectors. For further details of the tenant profile of SF REIT, please refer to the subsection headed “Tenant Profile of SF REIT” of this section in this Document. PORTFOLIO OF SF REIT’S PROPERTIES The table below sets forth certain details regarding the Properties as at 30 September 2020 unless otherwise noted: Expiry of land Gross use right/ Number of Gross Lettable Year of government Appraised Number of Number of carparking Property Nature Floor Area Area Completion(1) lease Value tenants(2) leases(3) spaces (HK$’ (sq.m.) (sq.m.) million) Hong Kong Modern 97,181.3 160,322.2 2014 13 January 5,280.0 10 20 266 Property logistics 2061 property Foshan Modern 74,926.6 84,890.8 2021 20 July 2049 552.0 1 1 0 Property logistics property Wuhu Modern 62,304.2 62,777.8 2018 20 January 261.6 21 29 0 Property logistics 2066 property Total 234,412.1 307,990.8 Notes: (1) Year of completion refers to the year in which the (i) the Occupation Permit in respect of the Hong Kong Property was issued; or (ii) the inspection and acceptance procedures of the PRC Properties were completed. (2) As at the Latest Practicable Date, the total number of tenants of the Properties remained the same. (3) As at the Latest Practicable Date, the number of leases of the Hong Kong Property, Foshan Property, Wuhu Property were 19, 1, 31, respectively. – 128 – THIS DOCUMENT IS IN DRAFT FORM, INCOMPLETE AND SUBJECT TO CHANGE AND THAT THE INFORMATION MUST BE READ IN CONJUNCTION WITH THE SECTION HEADED “WARNING” ON THE COVER OF THIS DOCUMENT. THE PROPERTIES AND BUSINESS The table below sets out the Gross Rental Income and Net Property Income of the Properties during the Track Record Period: Gross Rental Income Net Property Income For the For the For the For the nine months For the For the nine months year ended year ended ended year ended year ended ended 31 December 31 December 30 September 31 December 31 December 30 September Property 2018 2019 2020 2018 2019 2020 (HK$’000) (HK$’000) (HK$’000) (HK$’000) (HK$’000) (HK$’000) Hong Kong Property 207,035 207,888 152,560 194,409 200,967 149,076 Foshan Property – – 2,915 (101) (7) 3,143 Wuhu Property 1,336 10,730 9,954 (283) 6,382 6,768 Total 208,371 218,618 165,429 194,025 207,342 158,987 The table below sets out the Occupancy Rate of each Property, the average Occupancy Rate of the Properties, and the Average Monthly Rental per Leased Square Metre during the Track Record Period as at 31 December 2018, 31 December 2019, 30 September 2020 and as at the Latest Practicable Date: Average Monthly Rent Per Occupancy Rate Leased Square Metre As at For the For the For the nine As at As at As at Latest year ended year ended months ended 31 December 31 December 30 September Practicable 31 December 31 December 30 September Property 2018 2019 2020 Date 2018 2019 2020 (%) (%) (%) (%) (HK$) (HK$) (HK$) Hong Kong Property 94.4 97.2 93.7 91.5 113.3 108.3 107.4 Foshan Property N/A N/A 100 100 N/A N/A 35.2 Wuhu Property 49.7 80.3 46.9 96.6 20.5 22.0 26.1 Average 81.8 92.4 85.9 94.9 – 129 – THIS DOCUMENT IS IN DRAFT FORM, INCOMPLETE AND SUBJECT TO CHANGE AND THAT THE INFORMATION MUST BE READ IN CONJUNCTION WITH THE SECTION HEADED “WARNING” ON THE COVER OF THIS DOCUMENT. THE PROPERTIES AND BUSINESS TENANT PROFILE OF THE PROPERTIES The Properties housed a total of 32 tenants as at 30 September 2020, with the top five tenants in terms of total Gross Rental Income (three of whom are connected persons of SF REIT) contributing to approximately 83.3% of the total Gross Rental Income for the month ended 30 September 2020, and SF Connected Tenants contributing to approximately 81.8% of the total Gross Rental Income for the same period. Tenants’ Industry Sectors The following table sets out details of the Properties’ tenants by reference to industry sectors, their Gross Lettable Area as a percentage of the total Gross Lettable Area as at 30 September 2020, and the percentages of their respective contributions to the Gross Rental Income for the month ended 30 September 2020: Gross Rental Income as Gross Lettable Area as a percentage of the total a percentage of the total Gross Rental Income Gross Lettable Area as for the month ended Tenants’ Industry Sectors(1) at 30 September 2020 30 September 2020 (%) (%) Logistics 81.9 94.5 Pharmaceutical 1.9 4.3 Technology 0.3 0.7 Others 1.7 0.5 Vacant 14.1 – Total 100.0 100.0 Note: (1) The tenants’ industry sectors are based on the classification of the REIT Manager and the active leases as at 30 September 2020. – 130 – THIS DOCUMENT IS IN DRAFT FORM, INCOMPLETE AND SUBJECT TO CHANGE AND THAT THE INFORMATION MUST BE READ IN CONJUNCTION WITH THE SECTION HEADED “WARNING” ON THE COVER OF THIS DOCUMENT.
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