!NNUAL2EPORT !NNUAL2EPORT 1. Real Estate Investment Trust (“REIT” or “Trust”) 16 2. Trustee 18 3. Structure of the Trust 20 4. REIT Manager 21 5. Details of Investment Assets 45 6. Detail of the Assets Invested or Sold in the Accounting Period 53 7. Investment Policy of the Trust 55 8. Key Events Related to the Operation of the Trust 59 CONTENTS 9. Loan Policy and Details of the Loan as of the Ending Date of 62 Accounting Year 10. Market Overview of Thailand Industrial Property Market 71 11. Information about the Income Guarantee and the Person Giving Guarantee 76 12. Limitation on Allocation of the Trust Units 77 13. Policy and Limitation of Benefit Distribution 78 14. Expense Collected from the Trust 81 15. Opinion of the Trustee 90 16. Transaction Information between the Trust and the REIT Manager or 91 Related Persons of the REIT Manager and Opinion of the REIT Manager Appendix Financial Statements for 2018 99 Investors may obtain additional information about WHART from its annual filing (Form 56-1) found in www.sec.or.th or on the website of the REIT Manager (if available). Message from the Board of Directors WHA Real Estate Management Co., Ltd., in its capacity of REIT Manager This has been another year when WHART has operated its business in accordance with the objectives to create stability for the trust unitholders. Although a few numbers of lease agreements expired during 2017 - 2018, WHART was still able to maintain most of the existing tenants and procure more tenants for the businesses which allowed WHART to remain at an occupancy rate of 90%. The Committee of the REIT Manager reiterated the principles of diversified investment in respect of tenant, area, Built-to-Suit type and general warehouse and expanded the size of WHART to create opportunities, diversify risks, and improve liquidity of buy-sale transactions for the trust unitholders. Moreover, WHART has gradually decreased interest expenses incurred due to the loans and the issuance of Debentures which resulted in the reduction of the average interest rate from approximately 4.4% since the establishment of WHART to 2.96% at the end of 2018. WHART’s business operation which is strongly guided by such principles has brought about a steady and continuous stream of revenue and returns to which WHART distributed the dividend and the returns of capital from the capital reduction, which is a total of Baht 2.9378 per unit since the establishment of WHART (on 8 December 2014 - 31 December 2018). The Management team and Board of Directors of WHART sincerely hope to efficiently operate your capital and assets and would like to express the upmost gratitude to all its unitholders for investing with us and allowing us to serve you. Kamthorn Tatiyakavee Piyapong Pinthuprapa Chairman of Board of Director Director and Chief Executive Officer Annual2 0 Report 1 8 WHA Premium Growth Real Estate Investment Trust Annual2 0 Report 1 8 WHA Premium Growth Freehold and Leasehold Real Estate Investment Trust Financial Overview Particulars 018 017 016 Statement of Income (million baht) Warehouse rental and service income 1,902.99 1,001.94 648.47 Other rental and service income 24.18 19.04 2.64 Undertaking income 51.01 58.39 57.83 Interest income 1.75 0.84 0.82 Total income 1,979.93 1,080.21 709.75 Total expenses (335.82) (176.24) (113.76) Profit before financial costs and net gain (loss) from investment 1,644.11 903.97 595.99 Financial costs (334.42) (176.31) (120.81) Net investment income (Profit before net gain (loss) from investment) 1,309.69 727.66 475.18 Total net gain (loss) from investment 163.32 (49.15) (95.38) Increase net assets from operations during the year (Net profit) 1,473.01 678.51 379.80 Balance Sheet (million baht) Investment in properties at fair value 30,593.97 25,948.85 13,082.76 Investment in securities at fair value 1,130.71 346.61 181.69 Cash and cash equivalents 139.66 787.13 285.65 Other assets 786.98 731.87 372.45 Total assets 32,651.32 27,814.46 13,922.55 Borrowing from financial institutions 5,266.70 7,714.40 3,970.00 Debentures 4,200.00 - - Other liabilities 1,201.29 1,000.74 411.56 Total liabilities 10,667.99 8,715.14 4,381.56 Net assets 21,983.33 19,099.32 9,540.99 Financial Ratio Unit outstanding at the end of period units 2,248,454,220 1,963,977,172 972,142,000 Net assets value per unit baht/unit 9.777 9.7248 9.8144 Increase in net assets from operations period per unit (net profit per unit) baht/unit 0.6551 0.3455 0.3907 Current ratio1/ times 4.86 4.81 3.74 Total liabilities to total assets % 32.67 31.33 31.47 Total liabilities to net assets value ratio times 0.49 0.46 0.46 Interest bearing debt to total assets ratio % 28.99 27.74 28.51 Net debt to EBITDA ratio2/ times 5.39 7.83 6.14 Interest coverage ratio : ICR times 4.92 5.13 4.93 Interest Bearing Debt matured in 1 year to total interest bearing Debt % 0.03 0.03 0.07 Notes : 1/ Current ratio = Current assets / Current liabilities 2/ Net debt to EBITDA ratio = Debt - (Cash and cash equivalents + Investment in securities at fair value) / Earnings Before Interest Tax Depreciation and Amortization Summary of WHART Tenor Profile Weighted Average Lease Expiry (WALE) = 3.58 years and Weighted Average Lease Expiry (WALE) Include option to renew = 5.20 ปี (data based on 31 December 2018) 30% 25% 25% Lease Expiry 23% Lease Expiry (Include Option to Renew) 20% 18% 16% 15% 15%15 % 11%11 % 10% 8% 8% 6% 6% 5% 5% 5% 4% 3% 3% 3% 3% 3% 2% 2% 2% 2% 1% 1% 1% 0% 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 2042 WHA Premium Growth Real Estate Investment Trust Tenant’s Nationality Tenant’s Business 1.2% 0.9% Asia USA 10.6% E-commerce 14.3% 10.0% Data Center 12.9% Home Supplies 31.8% Thai 42.7% Japan 21.2% Manufacturer Fast-Moving Consumer Goods 32.2% 22.1% Third Party Logistics Europe Building Type Total Assets 38.4% (Million Baht) 35,000 ,61. +17.% 30,000 7,81.6 4,836.86 25,000 +99.8% 61.6% 20,000 13,891.91 Ready-Built Built to Suit 15,000 +.1% 1,9. 10,000 9,9. 4,327.20 +108.0% 4,982.05 Properties Type 5,000 4,613.30 4,613.30 9,595.35 13,922.55 27,814.46 0 89.17% 2014 2015 2016 2017 2018 10.83% Existing Assets Assets Increased Warehouse Area and Occupancy Rate (Sq.m.) 100% 1,400,000 100.0% 99.8% 99.7% 96.3% 93.7% 90% 97.4% 90.7% 1,200,000 96.6% 93.4% 92.0% 3rd Capital Warehouse Factory WHAPF Conversion+ increase 80% 3rd Asset Acquisition 1,128,113 70% 1,000,000 971,579 156,535 84,935 60% 800,000 Freehold-Leasehold 50% 2nd Capital 387,385 600,000 increase 40% 69% 1st Capital 499,258 increase 971,579 30% 400,000 157,215 IPO 342,043 20% 200,000 167,107 174,936 499,258 25% 342,043 10% 167,107 167,107 0% 6% 0 2014 2015 2016 2017 2018 Existing Leasable Area End of Year Occupancy Rate Before Undertake Leasable Area Increased Existing Leasable Area Freehold Leasehold Leasehold (30+30 Yrs) (<30Yrs) 6 Annual2 0 Report 1 8 Roof Area 3rd Capital Increase Number of Buildings (sq.m.) WHAPF Conversion+ 350,000 3rd Asset Acquisition ,119 Roof Area Increased 2nd Capital 35,212 Roof Area Increase 16,907 300,000 79,60 37,305 100 250,000 110,128 81 1st Capital 80 76 200,000 Increase 169,7 60 150,000 94,857 IPO 40 100,000 7 7,617 50,000 74,617 74,617 169,474 279,602 316,907 20 11 0 0 2014 2015 2016 2017 2018 2014 2015 2016 2017 2018 Number of Sites Number of Tenants 0 25 50 8 0 20 40 15 30 10 8 20 6 11 5 10 0 0 2014 2015 2016 2017 2018 2014 2015 2016 2017 2018 Number of Contracts Average Area per Contract 75 20,000 6 66 17,09 60 1, 15,000 1,87 45 7 11,80 10,000 10,6 30 9 5,000 15 1 0 0 2014 2015 2016 2017 2018 2014 2015 2016 2017 2018 Top 10 Tenants by Area No. Tenants Area (sq.m.) (%) 1 DKSH (Thailand) Limited 187,582.63 18.52% 2 CRC Thai Watsadu Co.,Ltd. 86,223.61 8.51% 3 DSG International (Thailand) Pcl 77,369.40 7.64% 4 Sino-Pacific Trading (Thailand) Co., Ltd. 45,569.25 4.50% 5 LF Logistics (Thailand) Limited 39,284.97 3.88% 6 Central Department Store Limited 38,826.00 3.83% 7 Kao Commercial (Thailand) Co.,Ltd. 36,522.44 3.61% 8 Thai Beverage Logistics Co., Ltd. 33,450.00 3.30% 9 Logitem (Thailand) Co., Ltd. 29,145.00 2.88% 10 XPO Logistics Worldwide (Thailand) Ltd 28,353.00 2.80% 11 Other Tenants 410,576.99 40.53% WHA Premium Growth Real Estate Investment Trust 7 Loan Repayment Loan-to-Aalue 28.99% Total Interest-bearing debt THB 9,466.7 million* Bond 9,66.7 Loan 44.4% THB Mn 55.6% Average Remaining Maturity 3.77 years Stable Outlook by TRIS Rating A Issue Bond to Reduce Cost of Dept Well Managed LTV% % 14 4.44% Issue bonds to refinance 5.0 Million Baht % 4.19% 12 12,000 9.7% 0.0% 8.% 9.0% 30 3.75% 4.0 7.7% 10 11.9 3.46% 10,000 9,6.7 25 10.8 2.96% 3.0 8 8,000 7,79.