RealEstate Mac

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Please refer to the important disclosures and analyst certification on inside back cover of this document, or on ourwebsite www.macquarie.com.au/disclosures .

INDIA

Vacancy rates in Bangalore commercial

Source: JLL, Macquarie Research, August 2013

Residential inventory is ~8 qtrs of salesin Bangalore


Bangalore companies valuation

CMP TP Up- P/E P/BNet debt:

equity

Companyname

Rs/sh

Rs/sh

side%

FY14E

FY15E

FY14E

FY15E

FY14E

FY15E

Prestige 111 175 57% 10.6x 9.6x 1.3x 1.1x 0.7x 0.7xSobha 245 378 54% 7.2x 5.7x 1.0x 0.9x 0.6x 0.6x

Note: Share prices are based on close of August 28Source: Bloomberg, Macquarie Research, August 2013

Analyst(s)Abhishek Bhandari , CFA+91 22 6720 [email protected]

29 August 2013Macquarie Capital Securities India (Pvt)Ltd

India real estateSight on site BangaloreEvent

We spent the last two days in Bangalore visiting construction sites, meeting

property companies, brokers and private equity players. Consumer sentiment

remains buoyant driven by strength in commercial leasing driving job

creations. However, there are some signs of investment activity increasing in

the residential segment.

We visited eight construction sites (Sobha, Prestige and Phoenix) across the

city and returned happy with the execution pace. Availability of funding andstrong customer collection is helping the companies maintain construction

pace.

Impact

Commercial outlook remains extremely strong: Most companies and

brokers (including JLL) noted that the strength in the commercial sector in

Bangalore is likely to continue in CY13/14. JLL expects ~25% growth in

leasing to ~6.5-7msf in CY13 and a similar number in CY14. More importantly,

incremental supply is only matching the demand, which would keep the

vacancies well below 10%. Strength in commercial sector can also be

evidenced by the increased PE activity in the Bangalore market.

Residential sector so far so good, investment activity building up at

the margin:Residential segment continues to witness healthy demand driven

by job-security of buyers, and availability of products at all price points ranging

from Rs3000-20,000/sq ft. North Bangalore (read stretch from ORR to Airport)

is seeing huge buying activity in expectations of price appreciation and

creation of commercial facilities over a medium term. At the margin,

investment activity seems to be building up in high value products like

Rs15mn/unit+. Launches at all-time high, inventory increasing: JLL and other brokers

noted that the launches have touched an all-time high now given strong

demand. JLL notes that Bangalore market has ~8 quarters of unsold inventory

(assuming no new launches). We think the current pace of launches are

unsustainable and will come down in a quarter or two.

Availability of credit not an issue:Bank credit availability is not a worry. Infact, many property companies and banks highlighted an easing of interest

rates (but this is only until June end) when the impact of short-term interest

rate hike's impact was not known. There could be some increase in interest

rates going forward depending on the hikes taken by commercial banks.

Real question ishow much downside exists to sales volume for

companies? We have built in flattish volumes for Sobha and Prestige in our

model in FY14 and FY15 despite their guidance of 10% growth in FY14.

Outlook

Bangalore relatively better off than NCR and Mumbai: Consumer

sentiment remains better in Bangalore compared to other cities driven by the

citys high exposure to the IT sector. Even in terms of execution, Bangalore

developers appear to be scoring over other cities. A strong leasing outlook

augurs well for companies with commercial exposure.

Both Sobha and Prestige are trading at attractive valuation of 1x and 1.3x

2014E P/B respectively with 2014 RoEs of 14.8% and 13% respectively.

0.02.04.06.08.0

10.012.014.0

CY0

6

CY0

7

CY0

8

CY0

9

CY1

0

CY1

1

CY1

2

CY1

3E

CY1

4E

0.0%2.0%4.0%6.0%8.0%10.0%12.0%14.0%16.0%

Supply Demand vacancy (%)

msf

0.0

2.0

4.0

6.0

8.0

10.0

12.0

14.0

1Q08

3Q08

1Q09

3Q09

1Q10

3Q10

1Q11

3Q11

1Q12

3Q12

1Q13

Inventory

as qtrs of

sales

Bangalore


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Macquarie Research India real estate

29 August 2013 2

Fig 1 JLL expects strong absorption in Bangalore commercial driving low vacancy


Fig 2 Unsold inventory in residential segment stands at ~8 quarters of sales


0.0

2.0

4.0

6.0

8.0

10.0

12.0

14.0

CY06 CY07 CY08 CY09 CY10 CY11 CY12 CY13E CY14E

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%

Supply Demand vacancy (%)mn sq ft

0.0

2.0

4.0

6.0

8.0

10.0

12.0

14.0

1Q08

2Q08

3Q08

4Q08

1Q09

2Q09

3Q09

4Q09

1Q10

2Q10

3Q10

4Q10

1Q11

2Q11

3Q11

4Q11

1Q12

2Q12

3Q12

4Q12

1Q13

2Q13

Inventory as qtrs of

sales

Bangalore


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29 August 2013 3

Site visit photos

1. Sobha City 4msf development

This development is coming on Thanisandra road. Total development potential in this project is 4m

sq ft with delivery of projects starting in phase from CY14 end.

Fig 3 Sobha City - construction going at rapid pace

Source: Company data, Macquarie Research, August 2013

Fig 4 Sobha City - construction going at rapid pace



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29 August 2013 4

Fig 5 Sobha City master plan


2. Sobhas APMC project

This project is located on NH7 north of Hebbal junction towards the airport. The company has to

develop 0.7msf of row shops for APMC in-lieu of getting rights to monetise 2m sq ft of commercial

space.

Fig 6 Sobha City APMC project site

Source: Company data, Macquarie rResearch, August 2013


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29 August 2013 5

Fig 7 Sobha City APMC project sites main gate


3. Sobha Indraprastha project

This project is located on Magadi road, near Yeshwantpur. The company had launched this project in

4Q FY13. This project involves development of 0.7m sq ft of retail mall for the landlord. In lieu of this,

Sobha gets the rights to sell 0.8m sq ft of residential space.

Fig 8 Sobha CityIndraprasthas master plan



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29 August 2013 6

Fig 9 Sobha CityIndraprasthas construction site


4. Prestige Cessna B8 commercial block

This is a commercial development coming in Prestiges existing Cessna business park with a total

space of 0.5m sq ft.

Fig 10 Prestige Cessna B8 commercial block construction site



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29 August 2013 7

5. Prestige Sunnyside

This is a residential development coming behind Prestiges existing Cessna business park with a

total space of 0.7m sq ft.

Fig 11 Prestige Sunnyside construction site


6. Prestige Kingfisher towers

This is a residential development coming at CBD next to UB city with a total space of 0.77m sq ft.

Fig 12 Prestige Kingfisher towers construction site



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29 August 2013 8

7. Phoenix One West construction site

This is a residential development coming at Rajajinagar (near Malleswaram) just opposite Orion mall

with a total space of 3m sq ft. In the first phase, the company has launched ~1m sq ft and is

subsequently looking to launch ~2m sq ft.

Fig 13 Phoenix One West construction site

Source: Company data, Macquarie research, August 2013


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29 August 2013 9

Valuation both Sobha and Prestige are trading at attractive valuations

Fig 14 Sobha is trading at ~55% discount to NAV Fig 15 and 1x FY14E P/B

Source: Bloomberg, Macquarie Research, August 2013 Source: Bloomberg, Macquarie Research, August 2013

Fig 16 Prestige is trading at ~55% discount to NAV Fig 17 and 1.2x FY14E P/B

Source: Bloomberg, Macquarie Research, August 2013 Source: Bloomberg, Macquarie Research, August 2013

-70%

-60%

-50%

-40%

-30%

-20%

-10%

0%

Feb-10 Aug-10 Feb-11 Aug-11 Feb-12 Aug-12 Feb-13 Aug-13

Sobha Discount to NAV

0.0

0.5

1.0

1.5

2.0

2.5

Feb-10 Aug-10 Feb-11 Aug-11 Feb-12 Aug-12 Feb-13 Aug-13

x (times) Sobha P/B

-90%

-80%

-70%

-60%

-50%

-40%

-30%

-20%

-10%

0%

Feb-11 Aug-11 Feb-12 Aug-12 Feb-13 Aug-13

Prestige Discount to NAV

0.0

0.5

1.0

1.5

2.0

2.5

3.0

Feb-11 Aug-11 Feb-12 Aug-12 Feb-13 Aug-13

x (times) Prestige P/B


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29 August 2013 10

Important disclosures:

Recommendation definitions

Macquarie - Australia/New ZealandOutperform return >3% in excess of benchmark returnNeutral return within 3% of benchmark returnUnderperform return >3% below benchmark return

Benchmark return is determined by long term nominalGDP growth plus 12 month forward market dividendyield

Macquarie Asia/EuropeOutperform expected return >+10%

Neutral expected return from -10% to +10%Underperform expected return +10%Neutral expected return from -10% to +10%Underperform expected return 5% in excess of benchmark returnNeutral return within 5% of benchmark returnUnderperform return >5% below benchmark return

Macquarie - USAOutperform (Buy) return >5% in excess of Russell3000 index returnNeutral (Hold) return within 5% of Russell 3000 indexreturnUnderperform (Sell) return >5% below Russell 3000index return

Volatility index definition*

This is calculated from the volatility of historicalprice movements.

Very highhighest risk Stock should beexpected to move up or down 60100% in a year

investors should be aware this stock is highlyspeculative.

High stock should be expected to move up ordown at least 4060% in a year investors shouldbe aware this stock could be speculative.

Medium stock should be expected to move upor down at least 3040% in a year.

Lowmedium stock should be expected tomove up or down at least 2530% in a year.

Low stock should be expected to move up ordown at least 1525% in a year.* Applicable to Asia/Australian/NZ/Canada stocksonly

Recommendations 12 monthsNote: Quant recommendations may differ fromFundamental Analyst recommendations

Financial definitions

All "Adjusted" data items have had the followingadjustments made:

Added back: goodwill amortisation, provision forcatastrophe reserves, IFRS derivatives & hedging,IFRS impairments & IFRS interest expenseExcluded: non recurring items, asset revals, propertyrevals, appraisal value uplift, preference dividends &minority interests

EPS = adjusted net profit / efpowa*ROA = adjusted ebit / average total assetsROA Banks/Insurance = adjusted net profit /averagetotal assetsROE = adjusted net profit / average shareholders fundsGross cashflow = adjusted net profit + depreciation*equivalent fully paid ordinary weighted averagenumber of shares

All Reported numbers for Australian/NZ listed stocksare modelled under IFRS (International FinancialReporting Standards).

Recommendation proportionsFor quarter ending 30 June 2013

AU/NZ Asia RSA USA CA EUROutperform 49.80% 57.68% 48.05% 41.13% 61.75% 47.10% (for US coverage by MCUSA, 8.12% of stocks followed are investment banking clients)Neutral 39.85% 24.45% 42.86% 54.70% 34.42% 30.89% (for US coverage by MCUSA, 6.60% of stocks followed are investment banking clients)Underperform 10.35% 17.87% 9.09% 4.17% 3.83% 22.01% (for US coverage by MCUSA, 0.00% of stocks followed are investment banking clients)

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Nathan Ramler (Asia, Japan) (813) 3512 7875Danny Chu (China, Hong Kong) (852) 3922 4762Riaz Hyder (Indonesia) (6221) 2598 8486Prem Jearajasingam(Malaysia, Singapore) (603) 2059 8989

Aaron Salvador (Philippines) (632) 857 0895Joseph Quinn (Taiwan) (8862) 2734 7519

Transport & Infrastructure

Janet Lewis (Asia, Japan) (852) 3922 5417Bonnie Chan (Hong Kong) (852) 3922 3898Nicholas Cunningham (Japan) (813) 3512 6044Sunaina Dhanuka (Malaysia) (603) 2059 8993Corinne Jian (Taiwan) (8862) 2734 7522

Utilities & Renewables

Gary Chiu (Asia) (852) 3922 1435Inderjeetsingh Bhatia (India) (9122) 6720 4087Prem Jearajasingam (Malaysia) (603) 2059 8989

Aaron Salvador (Philippines) (632) 857 0895

Commodities

Colin Hamilton (Global) (4420) 3037 4061Jim Lennon (4420) 3037 4271Duncan Hobbs (4420) 3037 4497Graeme Train (8621) 2412 9035Rakesh Arora (9122) 6720 4093

Economics

Peter Eadon-Clarke (Asia, Japan) (813) 3512 7850Aimee Kaye (ASEAN) (65) 6601 0574Richard Gibbs (Australia) (612) 8232 3935Tanvee Gupta (India) (9122) 6720 4355

Quantitative / CPG

Gurvinder Brar (Global) (4420) 3037 4036Josh Holcroft (Asia). (852) 3922 1279Burke Lau (Asia) (852) 3922 5494Simon Rigney (Asia, Japan) (852) 3922 4719Eric Yeung (Asia) (852) 3922 4077Suni Kim (Japan) (813) 3512 7569

Strategy/Country

Viktor Shvets (Asia) (852) 3922 3883Chetan Seth (Asia) (852) 3922 4769Joshua van Lin (Asia Micro) (852) 3922 1425Peter Eadon-Clarke (Japan) (813) 3512 7850David Ng (China, Hong Kong) (852) 3922 1291Jiong Shao (China) (852) 3922 3566Rakesh Arora (India) (9122) 6720 4093

Nicolaos Oentung (Indonesia) (6121) 2598 8366Chan Hwang (Korea) (822) 3705 8643Yeonzon Yeow (Malaysia) (603) 2059 8982

Alex Pomento (Philippines) (632) 857 0899Conrad Werner (Singapore) (65) 6601 0182Daniel Chang (Taiwan) (8862) 2734 7516David Gambrill (Thailand) (662) 694 7753

Find our research atMacquarie: www.macquarie.com.au/researchThomson: www.thomson.com/financialReuters: www.knowledge.reuters.comBloomberg: MAC GOFactset: http://www.factset.com/home.aspxCapitalIQ www.capitaliq.comEmail [email protected] for access

Asia SalesRegional Heads of Sales

Robin Black (Asia) (852) 3922 2074Chris Gray (ASEAN) (65) 6601 0288Peter Slater (Boston) (1 617) 598 2502Jeffrey Shiu (China & Hong Kong) (852) 3922 2061Thomas Renz (Geneva) (41) 22 818 7712Bharat Rawla (India) (9122) 6720 4100Chris Gould (Indonesia) (6221) 515 1555Miki Edelman (Japan) (813) 3512 7857

John Jay Lee (Korea) (822) 3705 9988Ruben Boopalan (Malaysia) (603) 2059 8888Gino C Rojas (Philippines) (632) 857 0861Eric Roles (New York) (1 212) 231 2559Paul Colaco (New York) (1 212) 231 2496

Regional Heads of Sales con td

Sheila Schroeder (San Francisco) (1 415) 762 5001Erica Wang (Taiwan) (8862) 2734 7586

Angus Kent (Thailand) (662) 694 7601Julien Roux (UK/Europe) (44) 20 3037 4867Sean Alexander (Generalist ) (852) 3922 2101

Regional Head of Distribution

Justin Crawford (Asia) (852) 3922 2065

Sales TradingAdam Zaki (Asia) (852) 3922 2002Phil Sellaroli (Japan) (813) 3512 7837Kenneth Cheung (Singapore) (65) 6601 0288

Sales Trading contd

Mike Keen (UK/Europe) (44) 20 3037 4905Chris Reale (New York) (1 212) 231 2555Marc Rosa (New York) (1 212) 231 2555Stanley Dunda (Indonesia) (6221) 515 1555Suhaida Samsudin (Malaysia) (603) 2059 8888Michael Santos (Philippines) (632) 857 0813Isaac Huang (Taiwan) (8862) 2734 7582Dominic Shore (Thailand) (662) 694 7707

RealEstate Mac

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